ROI analysis of apartment in Sobha Creek Vistas Heights: DLD data and real deals — 11.01.2026

1. Definition of the area and data structure
Actual location: according to DLD, Sobha Creek Vistas Heights is located in the Al Merkadh area, within the SOBHA HARTLAND master project. In the transaction table for this building there are three main layouts: 1BR, 2BR, 3BR, and part of the transactions are recorded with an empty “rooms” field (empty or null), which is likely related to the registration specifics of some smaller units (for example, studios or apartments with an undefined type).

2. Transaction activity and volumes
For Sobha Creek Vistas Heights, 1,512 sale transactions are recorded in the DLD, of which only 14 entries relate to apartments with an unspecified room type, and only a negligible share falls within the last 12 months (1 transaction for 0BR). Across the entire SOBHA HARTLAND master project, turnover amounted to around 2,100 transactions over the past year, and in Al Merkadh — more than 4,800 transactions over the same period, indicating high liquidity and sustained demand.

3. Price dynamics for the building and the area
For apartments without a specified number of rooms (0BR) in Sobha Creek Vistas Heights itself, the number of transactions is extremely low: in the current interval (last 12 months) — only one, at a price of 48,438 AED/sq m (dated November 2025 — likely an off-plan completion with delayed registration; based on regular data for previous quarters the range was 25,400–27,000 AED/sq m). These figures are above both the area and master-project averages.

By quarter, the average price per sq m for 0BR (and unspecified rooms) in Sobha Creek Vistas Heights was:
– Q4 2023: 26,800 AED/sq m (6 transactions)
– Q1 2024: 26,900 AED/sq m (4 transactions)
– Q3 2024: 25,400 AED/sq m (3 transactions)

In SOBHA HARTLAND over the last 12 months, the average price per sq m was about 20,300 AED/sq m, and in Al Merkadh — about 22,400 AED/sq m. There is a visible increase in the average price across the entire area over the past year and a half, especially noticeable in 2024 (breaking above 22,000–22,300 AED/sq m, rising to 24,000 AED/sq m by 2025).

Transactions in Sobha Creek Vistas Heights for 0BR/unspecified types are concluded mainly at a premium to the area: the difference is around 18–25%. Overall, the master project itself also shows a premium of about 10% versus the wider area.

4. Rental market analysis
In DLD_rent_contracts there are no signed rental contracts for studios/0BR in Sobha Creek Vistas Heights (not a single row with this building_name). This is typical for new or recently handed-over off-plan properties where a sufficient pool of registered rental contracts has not yet accumulated.

Due to the absence of rental data for the building and the master project, it is not possible to calculate the average market rent, rental rate dynamics, and, accordingly, a reliable indicative yield (ROI) based on DLD. Similarly, it is not possible to determine a fair investment price range for these units with a target yield of 7–8% per annum.

5. Comparison with the area
The current price per sq m for small apartments and studios in Sobha Creek Vistas Heights is noticeably higher than in the wider area and the master project, which is typical for new premium assets in the Sobha segment. Contracted deals (even those with unspecified room counts) demonstrate clear price leadership compared to Al Merkadh and, more broadly, the entire SOBHA HARTLAND.

6. Conclusions on liquidity and investment potential
The building demonstrates extremely high sales liquidity, especially for smaller apartments and studios, but there is still no confirmed DLD data on market rents. This does not allow for a formal calculation of current yield or a fair price based on a target yield. For an investor this means:
– resale liquidity is substantial (transaction volume and turnover in the area are high);
– there has been steady price growth over the past year;
– the lack of rental data implies a high level of uncertainty regarding future cash flow and ROI assessment;
– the asset currently looks more like a speculative play (capitalising on price growth) than an income-generating investment.

7. 3–5 year outlook
Given the market dynamics in SOBHA HARTLAND and Al Merkadh, expectations for capital appreciation are positive; however, for a classic buy-to-let strategy or for calculating a fair investment entry price, it is essential to have registered and accumulated rental contracts in the DLD. Until such statistics appear, one can rely only on quarterly/annual changes in resale prices — which are clearly outpacing the average growth across the area.

Summary:
Sobha Creek Vistas Heights is a highly liquid premium building with a significant premium to the average market price for small apartments, but currently without confirmed DLD rental benchmarks. It is not possible to calculate market yield (ROI) due to the lack of rental data. An investor should be prepared for the fact that, for now, this asset is more suitable for speculative resale strategies than for generating stable passive rental income.