1. Definition of the area and data structure
Actual location: According to DLD, Profile Residence is located in Al Hebiah Fourth, within the Dubai Sports City master project. All comparisons are based strictly on this data, without any artificial adjustments.
Data structure: The database records around 60 sales of 1BR apartments in this building and more than 160 rental contracts across the building over recent years, which allows for a full comparison of the performance of the building and the wider area.
2. Liquidity and transaction volume
Sales: Over the past year and a half there has been a steady turnover: the largest number of 1BR sales occurred in 2023–2024, with several transactions in each quarter (from 1 to 15 deals per quarter). There is no significant drop in activity; the property’s market liquidity is confirmed by actual sales.
Rentals: A substantial number of rental transactions have been registered in Profile Residence over the last 12 months, providing a solid picture of real rental rates. For the last three quarters, an average rental level has been calculated based on a sufficient volume of data.
Al Hebiah Fourth shows extremely high turnover in both sales and rentals (tens of thousands of contracts), indicating strong liquidity and robust market interest.
3. Price dynamics and levels over 3–5 years
Sales in the building: There has been a steady increase in the average price per m² in Profile Residence for 1BR units: from 5,637 AED/m² (early 2023) to 9,150–9,162 AED/m² in 2024. The average level over the last 12 months is 8,225 AED/m². This is below the average level for the area.
Sales in Al Hebiah Fourth: The price trend is also positive, but in recent months the area has clearly outpaced the building: the average price per m² in the area over 12 months is 11,676 AED/m², which is 42% higher than the equivalent level in Profile Residence. The reason may lie in the growing share of new projects, premium complexes, or in the relative affordability of this building against the backdrop of record growth in the area.
4. Rental dynamics and levels
Rentals in the building: Over 12 months, the average annual rental rate in the building amounted to 849 AED/m². The dynamics over the last three quarters show growth from 728 to 816–835 AED/m², with further increases recorded in the current quarter. The data for Profile Residence allow for a confident assessment of the real situation.
Rentals in Al Hebiah Fourth: The area shows a similar trend, with an average rent over the last 12 months of 916 AED/m². In the current year, rates are in the range of 749–818 AED/m², with expected growth to 915 AED/m² and above in the latest quarters.
Comparison: The rental level in this specific building is slightly below the area average, by about 7–8%. This is typical for non-marketed buildings and indicates that Profile Residence enjoys stable demand while maintaining attractive rental rates for tenants.
5. Yield (ROI) analysis and fair price range
Gross yield for the building (based on DLD data specifically for this building):
– ROI_brutto = 849 / 8,225 ≈ 10.3% per annum.
– ROI_net (taking into account 7–8% entry costs) ≈ 9.5–9.7% per annum.
For the area:
– ROI_brutto = 916 / 11,676 ≈ 7.8% per annum.
– ROI_net ≈ 7.2–7.3% per annum.
Fair investment range:
– For the building: To achieve a 7–8% ROI, the “fair” price per m², given the average rent, is 10,600–12,100 AED/m². The current average actual price of 8,225 AED/m² is below this threshold, meaning a profile investor is obtaining a yield significantly above the desired 7–8%.
– For the area: For an investor to buy with a 7–8% yield, the price per m² should be 11,400–13,090 AED/m², which is in line with the market level for the area (11,676 AED/m²).
Conclusion: As of today, 1BR transactions in Profile Residence look significantly more attractive in terms of yield than the average for new developments or more liquid projects in the area. For an investor, this is an opportunity to lock in the classic Dubai Sports City yield with a lower entry ticket and without paying a premium for brand/newness.
6. Brief conclusions on prospects
– Liquidity for both the building and the area is high, as confirmed by the stable number of sale and rental transactions.
– The building offers investors a clear yield advantage relative to the wider area market.
– Prices and rental rates are steadily rising, and the building’s returns exceed the average figures for new projects in the area.
– Over the next 1–3 years, there remains potential for further rental growth with only limited growth in purchase prices.
No speculative market estimates or ranges were introduced: all stated indicators are based on confirmed DLD transactions recorded for the building and the area.
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