1. Definition of the area and data structure
Actual location: according to the DLD transaction registry, ROYALE RESIDENCE 1 belongs to the Al Hebiah Fourth area and the Dubai Sports City master project. All area-related conclusions and benchmarks are based specifically on data for these territories.
For 1-bedroom apartments in ROYALE RESIDENCE 1, 64 sale transactions have been recorded over the entire observation period, which provides a sufficiently robust statistical base for analysing price dynamics. For rentals in the tower itself, there is no relevant data in DLD either for the last 12 months or for the full archive — similarly, there are no recent contracts for 1-bedroom apartments across the entire Dubai Sports City master project. Therefore, to assess yield, we use the average rent for all apartments (Residential Flats) in the Al Hebiah Fourth area.
2. Transaction dynamics and volume — a market outperformer
In ROYALE RESIDENCE 1, 1-bedroom transactions were recorded in almost every quarter from 2020 to 2024, with a particularly active increase in sales starting from 2023. Over the last 12 months (July 2023 – June 2024), a significant number of deals have been recorded, with a gradual increase in the average price.
Across the wider area and the master project, the trends are similar: a notable market revival, especially in the second half of 2023 and in 2024.
3. Price analysis — tower vs area
Average price per square metre over the last 12 months:
– In ROYALE RESIDENCE 1 (1-bedroom): 8,645 AED/m².
– In Al Hebiah Fourth and Dubai Sports City (1-bedroom): 11,502 AED/m².
Thus, the price per square metre in ROYALE RESIDENCE 1 is roughly 25% below the average market level in the area for a comparable unit type. This gap may indicate either slightly lower demand/reputation for the building, or a genuine opportunity for buyers to obtain a discount compared with more expensive residential projects in Sports City.
4. Price dynamics by year/quarter
In ROYALE RESIDENCE 1, earlier price peaks were tied to individual transactions, but a sustained upward trend has been observed since mid-2022, when the average price rose from 5,600–7,000 to 8,000–8,400 AED/m² by 2024.
Across the area, average prices continued to grow steadily and exceeded 11,000 AED/m² by 2024.
5. Rental and yield (ROI) analysis
For ROYALE RESIDENCE 1 and the entire Dubai Sports City project, there are no recent rental contracts for 1-bedroom apartments in the DLD database, including for the last 12 months. At the Al Hebiah Fourth area level, the average annual rental rate (for all apartments) over the last 12 months amounted to 896 AED/m².
Estimated yield (ROI):
– For ROYALE RESIDENCE 1, it is not possible to calculate an accurate yield — DLD has no recent confirmed rental contracts for 1-bedroom units.
– For Al Hebiah Fourth, typical ROI_brutto: 896 / 11,502 ≈ 7.8% per annum (gross), based on average prices over the last 12 months.
– ROI_net, taking into account transaction costs (≈ 8% commissions/expenses): around 7.2% per annum.
6. Fair price range for an investor (based on 7–8% annual yield)
Using the area’s market rent as a reference, the fair price range for an investor targeting a 7–8% yield would be 896 / 0.08 = 11,200 AED/m² (for 8%) and 896 / 0.07 = 12,800 AED/m² (for 7%). This is noticeably higher than the current average price per square metre in ROYALE RESIDENCE 1, so purchasing an apartment in this tower at current levels (<8,650 AED/m²) appears potentially attractive from an income perspective (provided that the same average rental rate can be achieved).
7. Conclusions on liquidity, strategy and outlook
– Liquidity in ROYALE RESIDENCE 1 can be assessed as above the area average: regular transactions and stable demand, although prices have not yet reached the area ceiling.
– Price dynamics have been clearly upward since 2022, indicating potential for further growth.
– Al Hebiah Fourth and Dubai Sports City continue to develop and generate tenant demand — but for ROYALE RESIDENCE 1 itself, rental demand needs to be checked separately (there are currently no new 1-bedroom rental contracts in DLD for this tower).
– Buying in this building can be viewed as a discounted investment in a developing area, provided that tenant selection is handled carefully and actual rental yields are confirmed at average area levels.
Limitation: it is not possible to confirm the current rental level and ROI for the tower itself based on recent DLD contracts. All yield estimates are based solely on the average rental level for the wider area.
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