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1. Definition of the area and data structure
Actual location: according to DLD data, the building Sobha Creek Vista Heights – Tower A is located in the Al Merkadh area, within the SOBHA HARTLAND master project. The DLD database for this building contains confirmed data on apartment sales; however, there are no transactions for studio (0BR) sales and not a single rental transaction specifically for this building, which is typical for new projects (especially if the building has only recently been handed over or is still in the key-handover phase). For comparison and benchmarking, we use the levels of the SOBHA HARTLAND master project and the Al Merkadh area.
2. Overall activity and liquidity
Over the past 12–15 months, more than 700 transactions have been registered for Sobha Creek Vista Heights – Tower A. The main volume of deals was concentrated in H2 2023 (sales launch) and H1 2024 (as units entered the market and potentially moved to final contract signing). Liquidity is high for a primary-market asset, with a stable flow of transaction registrations in DLD.
3. Sales price dynamics and levels
The transaction data reflects only sales of 1BR, 2BR and 3BR apartments. No studio (0BR) sales have been recorded — most likely, such units are not part of this building.
Dynamics of the average price per square metre over the last 4 quarters for the building:
– 2023 Q3: ~22,510 AED/m²
– 2023 Q4: ~22,460 AED/m²
– 2024 Q1: ~22,790 AED/m²
– 2024 Q2: ~22,080 AED/m²
The average level over the last 12 months is 22,758 AED/m².
For comparison:
– Across the SOBHA HARTLAND master project, the average price per m² fluctuates in the range of 19,200–20,600 AED/m² (2023–2024).
– In the Al Merkadh area, average prices have caught up with the premium segment and reached 22,300 AED/m² over 12 months (growth compared to 2022).
– Thus, Sobha Creek Vista Heights – Tower A is trading at a premium to the master-project average (by 10–15%), but now almost at the same level as the area overall (for new buildings).
4. Rental analysis
The DLD database has no confirmed rental transactions either for Sobha Creek Vista Heights – Tower A or for this project as a whole. Across the SOBHA HARTLAND master project there are about 11,000 rental contracts, and across the Al Merkadh area — about 27,000. These data allow us to assess yields only at the area level.
5. ROI calculation and assessment of a “fair price for an investor”
Due to the absence of rental data per m² for the building, we analyse yields at the Al Merkadh area level.
– Current market price per m² in Al Merkadh (last 12 months): 22,300 AED/m².
– No data on the average annual rental rate per m² in Al Merkadh / SOBHA HARTLAND over the last 12 months was obtained (the relevant aggregate returned no non-zero result), therefore it is not possible to correctly calculate ROI and yields for this building or even for the area under the conditions of this analysis.
6. Conclusions: outlook, advantages and risks for an investor
– Liquidity for the asset is very high — a large number of transactions, rapid sell-out at launch, and sustained interest in the location.
– At current price-per-square-metre levels, the building trades at a premium to the SOBHA HARTLAND average and in line with the best new developments in Al Merkadh.
– It is not possible to assess investment yield, “fair price” and expected ROI without validating average rents from DLD data: for the new building and for studios there is not a single rental transaction. This is typical for new projects at the key-handover stage.
– Avoid relying on marketing claims about yields — focus on actual DLD data and periodically monitor the rental market as it fills with this product.
– Over a 3–5 year horizon, the area and location remain attractive in terms of liquidity and growth potential; however, for a sound assessment of yield-focused investments, it is important to track the emergence of the first real rental contracts specifically for your apartment format.
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