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1. Definition of the area and data structure
Actual location: According to the DLD database, the Sobha Creek Vistas Heights project consists of two towers (Tower A and B) and is located in Al Merkadh, within the SOBHA HARTLAND master project. All further comparisons by area and master project are based strictly on this data. For the report on 2-bedroom apartments (2BR), a filter was applied for the Sobha Creek Vistas Heights project with type 2 b/r, property class — Residential Flat.
2. Transactions and liquidity
Over the last 12 months for Sobha Creek Vistas Heights (2-bedroom apartments):
– Number of recorded DLD transactions — around 499 for this project alone (both towers), which indicates very strong primary market activity and liquidity in a new building.
– Sales data covers the period from Q3 2023 to Q4 2025. Extreme values in terms of size or price were filtered out (only valid market transactions were taken into account).
3. Sales price dynamics
Average price per m² for 2BR apartments in Sobha Creek Vistas Heights by quarter:
– Over the last 4–5 quarters, the average level has remained around 21,300–22,000 AED/m².
– Over the last 12 months, the average price was 21,331 AED/m².
– For comparison: the average price per m² for 2-bedroom apartments across the entire SOBHA HARTLAND master project over the last year is 19,971 AED/m², meaning Sobha Creek Vistas Heights trades at a premium of about 7% to the master project average.
Trend: Over 2023–2025, prices in the building have been stable, with moderate growth compared to the lower levels seen in 2020–2022 across SOBHA HARTLAND. This reflects the advantage of a new product and strong current demand.
4. Rental data
– For Sobha Creek Vistas Heights itself and for SOBHA HARTLAND as a whole (separately for 2BR units), there is still no meaningful data on registered rental contracts, or the sample is extremely small — which is logical, as the building is new and is being sold mainly in the off-plan segment.
– At the Al Merkadh area level, the sample of rental contracts is large (more than 25,000 contracts in recent years), which allows for a valid market benchmark.
For Al Merkadh (all residential apartments):
– Average rent per m² over the last 12 months — 1,540 AED/m²/year.
– Dynamics for 2019–2025: from 600–900 AED/m²/year in 2020–2021, rates have been steadily increasing, with acceleration in 2022–2024; growth rates have been especially strong over the last two years (the peak level is around 1,550 AED/m²/year).
5. Comparative analysis: ROI and fair price range
– For Sobha Creek Vistas Heights (2BR), rental data is not yet available, so ROI and a fair investment price range for this specific building are not formally calculated.
– For Al Merkadh (secondary rental market):
– It is reasonable to rely on the latest average rental rate (1,540 AED/m²/year) and the average purchase price per m² for the SOBHA HARTLAND master project (19,971 AED/m²).
– Gross yield (ROI) for the area: 1,540 / 19,971 ≈ 7.7% per annum.
– Taking into account all initial costs (around 7% for DLD fee, commissions, and related expenses), the net yield for a typical investor will be lower: about 7.2–7.3% per annum.
– For a fair investment price at a target yield of 7–8% per annum, the area’s market rental rate implies a price range of 19,250 to 22,000 AED/m². The market price for the building is within this range or slightly below its upper bound.
6. Liquidity and outlook
The Sobha Creek Vistas Heights market is one of the most liquid primary segments in Al Merkadh and SOBHA HARTLAND, with a very strong transaction structure and a stable average price level above the area benchmark. The large volume of primary sales leads to a temporary lack of rental data, but strong demand, active move-ins and rising rental rates in the area suggest that a liquid rental market will form over the next 1–2 years.
Conclusion: For an investor, Sobha Creek Vistas Heights is currently a branded asset among the new projects in the area, trading at a market premium and already having reached a stable price plateau. Yields in Al Merkadh show solid ROI levels (7–7.7% per annum gross), and once rental rates in this specific project stabilise, similar or slightly lower figures can be expected. A conservative investor can target a price range of 19,200–22,000 AED/m² to achieve the desired yield.
Limitation: At this stage it is not possible to provide a confirmed DLD-based rental and ROI assessment specifically for 2-bedroom apartments in Sobha Creek Vistas Heights — the area-level figures used here serve only as a benchmark. Once there is a sizeable pool of registered rental contracts for the building, the yield and “investment fairness” assessment can be revised.
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