1. Definition of the area and data structure
Actual location: according to DLD data, the SUNCITY HOMES building belongs to the Warsan Fourth district and the International City Phase 3 master project.
For this building there are both sales data (45 registered transactions for two-bedroom apartments — 2BR) and rental data based on a significant array of valid contracts across the entire building.
2. Sales statistics: dynamics and current level
Transaction frequency and liquidity:
From 2020 to the present, transactions for SUNCITY HOMES (2BR) have been recorded almost every quarter, confirming the liquidity of the asset. The total number of transactions is 45 for two-bedroom apartments over just the last few years. The relatively high level of activity in the building indicates stable buyer interest.
Price per square metre dynamics for the building:
Average sale price per square metre over the last 12 months: 9,096 AED/m² for SUNCITY HOMES (2BR).
For comparison, the average price per m² for similar apartments (2BR) across the entire Warsan Fourth district over the last 12 months is 10,137 AED/m². Thus, SUNCITY HOMES apartments are trading at roughly 10% below the district median.
The dynamics over the last 4 years show relative price stability in the building after the peak in 2020–2021 (8,900–8,900 AED/m²), a slight decline in the first half of 2023 (~7,820 AED/m²), and subsequent growth to current levels, consolidating in the 8,500–8,900 AED/m² range since the beginning of 2024.
Comparison with the district: across Warsan Fourth the dynamics have been more volatile, but recent quarters have seen rapid growth from the 5,800–7,800 AED/m² range in 2022–2024 to current levels above 10,100 AED/m², driven by the overall growth of the International City market.
Size characteristics:
The typical area of two-bedroom apartments in the building is 76–77 m². The transaction range: sale price of 535,000–860,000 AED per apartment, equivalent to 7,000–11,100 AED/m² (outliers filtered out).
3. Rental statistics: level and trends
There is no specific DLD_rent_contracts data for two-bedroom apartments in SUNCITY HOMES; however, across the entire building (all apartment types) the total number of active contracts exceeds 280, which allows us to use the building-wide average to estimate current rental rates.
Average annual rent per square metre over the last 12 months for the building: 787 AED/m².
For the Warsan Fourth district, the average value for the same period: 753 AED/m².
Dynamics for the building: the rental rate remained for a long time at 630–650 AED/m² (2020–2023). Starting from 2024, there has been a noticeable increase — by early 2024 it reached 726 AED/m², and by Q3 2024 it was in the 770–755 AED/m² range. The latest values are the highest over the entire observation period.
4. Yield (ROI) and “investment fair price”
Gross (brutto) yield calculation:
– For SUNCITY HOMES (all apartments): rent_psm/price_psm = 787 / 9,096 ≈ 8.6% brutto ROI.
– For Warsan Fourth: 753 / 10,137 ≈ 7.4% brutto ROI.
Taking into account initial transaction costs (DLD fee, broker, other expenses ~7%), the net yield for the building adjusts to around 8% / 1.07 ≈ 8.0%, and for the district to around 6.9%.
“Fair price range” for a target yield of 7–8% per annum by analogy:
– At a rental rate of 787 AED/m², an investor targeting 8% per annum will consider it fair to buy at a price not exceeding 9,838 AED/m²; for 7% — not exceeding 11,243 AED/m².
For SUNCITY HOMES the market price of 9,096 AED/m² fully fits within this range, making the asset attractive for income-focused investment.
– For the district, the analogous range is 9,417–10,761 AED/m²; the current level of 10,137 AED/m² is also close to the investment-based fair value, but the yield is lower than for the building under review.
5. Size and price distributions, liquidity
In SUNCITY HOMES almost all two-bedroom apartments have an area of 76–77 m²; the historical transaction price range is from 535,000 AED to 860,000 AED, with the maximums recorded in recent quarters.
The asset’s liquidity is high — transactions occur steadily, and the rental data show that tenant demand is resilient, with all contracts in the building concluded at market terms.
6. Final assessment of investment attractiveness
SUNCITY HOMES, Warsan Fourth, is currently a liquid asset for income-generating investment. Apartment prices are below the district average while offering comparable or higher rental yields — this creates additional demand from rational investors.
Price and rental dynamics over the last 3–4 years have been relatively stable, with a noticeable increase during the past year. The probability of sustained rental demand and stable liquidity is high, given the active turnover in both the sales and rental markets.
We recommend considering transactions in this building among the first-tier income lots in International City, while paying particular attention to tenant quality and asset management to minimise vacancy.
Related Articles
- Fujairah Real Estate and Infrastructure: Strategic Outlook for UAE and Dubai-Focused Investors
- How to sell a property in Dubai in The Aldea – analysis 2026
- ROI analysis of apartment in PLATINUM RESIDENCE 1: DLD data and real deals
- ROI analysis of apartment in Boulevard Point: DLD data and real deals
- How to sell a property in Dubai in Springs 8 – analysis 2026
