1. Area definition and data structure
Actual location: Royale Residence 1 is located in Al Hebiah Fourth, within the Dubai Sports City master development (confirmed by open DLD data).
A query to the DLD database for 2-bedroom apartments in Royale Residence 1 identified 18 transactions over the entire observation period. It was also clarified that at both the building and master-project level there are no valid DLD records for current lease contracts (of the “2 bed rooms” type, either specifically for Royale Residence 1 or for Dubai Sports City as a whole). Rental market liquidity in Al Hebiah Fourth is significantly higher — approximately 50,000+ residential lease contracts have been recorded.
2. Transaction volume and dynamics. Comparison with the area
Over the past few years for 2-bedroom apartments in Royale Residence 1:
- 2021: 1 transaction (Q4)
- 2022: 1 transaction (Q4)
- 2023: 3 transactions (Q2–Q3)
- 2024: 2 transactions (Q4)
- 2025 (not analysed, as this is a future period)
This indicates relatively low liquidity specifically for 2-bedroom units in the building itself.
For comparison: in Al Hebiah Fourth, each quarter sees roughly 50 to 400 transactions involving 2-bedroom apartments (quarters of 2020–2025), reflecting a high overall market volume.
3. Price dynamics and price per square metre
In Royale Residence 1 (2-bedroom units):
- Price per m² in 2021 (Q4): around 5,052 AED/m²
- In 2022 (Q4): around 7,204 AED/m²
- In 2023, prices fluctuated: from 4,417 to 6,100 AED/m²
- In 2024 (Q4): around 6,891 AED/m²
The average price per m² for 2-bedroom apartments in Royale Residence 1 over the last 12 months was about 7,160 AED, based on 11 transactions.
In Al Hebiah Fourth over the same period (last 12 months), the average achieved sale price for 2-bedroom apartments is noticeably higher — around 10,532 AED/m² (more than 900 transactions).
Area-wide price dynamics show substantial growth since late 2022: from 6,300–7,200 AED/m² in 2023 to 11,000–12,000 AED/m² by mid-2024.
Thus, Royale Residence 1 is currently priced about 32% below the area’s average price level (based on 2-bedroom sales over the year).
4. Rental analysis
According to DLD data, over the past 12 months no valid DLD lease contracts have been found for 2-bedroom apartments with correctly recorded area and annual rent, either for Royale Residence 1 or for the Dubai Sports City master development. This is often due either to the absence of new lease contracts for this unit type or to insufficiently accurate data in the registry.
However, Al Hebiah Fourth as a whole shows a high rental volume. The average annual rental rate across all residential properties in the area is about 896 AED/m² (almost 10,000 transactions over 12 months). Historical dynamics indicate steady growth: in the early 2020s the level was around 500–700 AED/m², while in 2024–2025 it exceeds 800 AED/m².
Important: since there are no valid DLD rental data for 2-bedroom apartments either at the building or area level, further calculations of yield (ROI) and investment fair value cannot be performed — at this stage they would be unreliable.
5. Market comparison and liquidity
Prices for 2-bedroom apartments in Royale Residence 1 significantly lag behind the area average. The recorded building-level figure is 7,160 AED/m² (annual average), while a comparable unit in the area averages 10,532 AED/m².
The transaction volume in the building is limited, indicating moderately low liquidity — on average around 2–3 deals per year over the last 4 years, versus hundreds in the wider area.
There are no rental data for the 2-bedroom segment either for the building or for the master development. The area as a whole shows strong rental demand, but rate data for the target segment are unavailable.
Implications for an investor or owner:
- Royale Residence 1 is undervalued relative to the large transaction volume in the area: prices are 32% below the average.
- Liquidity is weaker than area benchmarks — transactions do occur, but infrequently.
- The absence of trackable DLD rental data even at the area level for the 2-bedroom segment makes it impossible to calculate actual yields and to perform a robust investment valuation.
- Given that the building is priced well below the market and overall demand for the area is high, Royale Residence 1 may offer an entry point for a buyer who is prepared to wait and accept potentially low liquidity.
- For an owner, it is advisable to monitor demand closely and position the asking price carefully, using the area benchmark and taking into account the current discount to the wider market.
6. Three- to five-year outlook
Given the upward price trend in Al Hebiah Fourth, over the long term one can expect either a narrowing or a full closing of the price gap between Royale Residence 1 and the wider area. However, until valid rental income data become available, drawing investment conclusions about actual yield is not advisable. The potential upside is primarily associated with capital appreciation rather than rental income from letting out the apartment.
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