1. Definition of the area and data structure
Actual location: According to DLD data, the Sobha Creek Vistas Grande building is unequivocally classified as being in the Al Merkadh area and forms part of the SOBHA HARTLAND master project. All subsequent comparative market assessments are based specifically on this area and master project.
2. Liquidity and transaction volume
For Sobha Creek Vistas Grande (filtered by 1-bedroom apartments), a significant number of sales has been recorded: from late 2022 to the present, there have been over 200 registered transactions for this unit type alone. The distribution of deals by quarter and year highlights sustained interest in the project, especially in Q1 2023 and summer 2023. Rental data is also available: over the past 12 months more than 200 contracts have been registered, and the analysis is based on a robust DLD dataset.
3. Dynamics of the average price per square meter
For 1-bedroom apartments in Sobha Creek Vistas Grande, the dynamics of the average price per m² over the past 2 years are as follows:
– Over the last 12 months, the average price level has been around AED 19,450/m².
– Across the entire Al Merkadh area over the same period, the average level for comparable units is around AED 20,350/m².
The highest prices were observed in certain quarters of 2024 (above AED 20,000/m²). Overall, the building competes with the wider area, while slightly lagging behind it in terms of average price level.
4. Rental dynamics and levels
– For Sobha Creek Vistas Grande, the average rental rate over the past 12 months is AED 1,432/m² per year (across all residential apartments, as a separate breakdown for 1-bedroom units is not identified in DLD contracts).
– For the Al Merkadh area, this figure is slightly higher at AED 1,525/m².
Area-wide dynamics show a steady increase in rental rates over the past two years, which significantly enhances the attractiveness of the location for investors.
5. Comparison of yields and prices
Gross yield (ROI):
– For the building: 1,432 / 19,446 ≈ 7.4% per annum.
– For the area: 1,525 / 20,356 ≈ 7.5% per annum.
Taking into account typical acquisition-related overheads (around 7–8% of the transaction amount, including taxes, commissions and fees), the actual net yield (net ROI) for a buyer in Sobha Creek Vistas Grande is estimated at around 6.8–6.9% per annum. For the area as a whole, net yield will be slightly higher at 6.9–7.0%.
6. Range of investment fair value
If an investor targets a yield of 7–8% per annum:
– The investment fair value range for a 1-bedroom apartment in this building is AED 17,900–20,500/m².
– The actual average market price over the last 12 months is AED 19,450/m², which matches the expected average level for a 7–8% ROI and does not require either a discount or a premium relative to the current market.
7. Conclusions and outlook for investors
Among 1-bedroom apartments, Sobha Creek Vistas Grande offers a liquid product (over 200 registered sales in 2 years for 1-bedroom units alone) and strong tenant demand. Market price and rental levels justify investment from a yield perspective and are in line with the wider area, while upside potential is constrained by the gradual saturation of the district and a move towards a demand plateau.
For an investor, this is a balanced choice: yields are within market expectations for new projects, and liquidity is supported by the scale of development and transaction dynamics. Over the next 3–5 years, the asset is likely to deliver stable income with a slowdown in capital appreciation. The property is characterized by the absence of a market premium and the availability of transparent rental statistics.
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