1. Definition of the area and data structure
Actual location: according to DLD records, the building THE BRIDGE is located in Al Hebiah Fourth and is part of the Dubai Sports City master project. For 1-bedroom apartments, the main dynamics were analysed using exactly these filters.
2. Transaction volume and structure for THE BRIDGE (1-bedroom apartments)
Transaction volume over recent years has been stable:
– 2024: 12 transactions
– 2023: 10 transactions
– 2022: 20 transactions
– 2021: 8 transactions
– 2020: 6 transactions
Over the last 12 months, 9 sales of 1-bedroom apartments have been registered.
3. Average price per square metre dynamics (THE BRIDGE vs area)
For THE BRIDGE (1-bedroom apartments), the average price per m² according to DLD over the last 12 months was about 10,091 AED/m². The quarterly fluctuation range over recent years has been significant, with lows around 5,300–8,000 AED/m² and highs above 15,000 AED/m². The volatility is explained by the heterogeneity of listings and seasonal spikes.
In Al Hebiah Fourth (analysis across all apartments), the average price per m² over the last 12 months is 12,616 AED/m², meaning THE BRIDGE is trading 20% below the area average. Over the last 3 years, the area has seen a strong price increase from ~6,500 to 12,600+ AED/m².
4. Rental statistics and trends
For THE BRIDGE (1-bedroom apartments), there are no confirmed lease contracts in the open DLD data for the last 12 months. There are also no rental contracts for 1-bedroom apartments in the Dubai Sports City master project for this period.
When widening the filter to the entire Al Hebiah Fourth area, the average annual rent per m² (for all apartments) over the last 12 months is 910 AED/m²/year. This figure is based on almost 8,500 contracts, so it can be considered the market benchmark for the area in the absence of building-specific data.
Rental rate dynamics in the area over the last 3–5 years:
– 2021: about 470–500 AED/m²/year
– 2022: 520–580 AED/m²/year
– 2023: 620–730 AED/m²/year
– 2024: 740–820 AED/m²/year
– 2025: 850–910 AED/m²/year
Rental rates increased by more than 1.8x between 2021 and 2025.
5. ROI assessment, fair price and investor conclusions
Since there is no valid rental data for THE BRIDGE for the last 12 months, it is not possible to calculate yield for the building itself. For Al Hebiah Fourth (benchmark), based on the average purchase price (12,616 AED/m²) and average rent (910 AED/m²/year):
Indicative gross ROI for the area: 910 / 12,616 ≈ 7.2% per annum (excluding entry costs).
Adjusting ROI to net (taking into account all typical costs of ~7% for purchase and leasing):
– Net ROI for the area ≈ 6.7–6.8% per annum.
Fair price range for an investor in the area for a target yield of 7–8% per annum:
910 / 0.08 = 11,375 AED/m² (key to an 8% yield),
910 / 0.07 = 13,000 AED/m² (key to a 7% yield).
The current average price in THE BRIDGE is 10,091 AED/m², meaning the building is trading roughly 10–20% below the fair range for the given target yields in the area. This may indicate either a discount to the area (linked to age, condition, perception of the project) or a potential “yield arbitrage” opportunity for an investor, if it is possible to secure a tenant at the area’s average rental rate.
6. Liquidity of the asset and the area
Transaction activity in THE BRIDGE is stable, liquidity is good. The area shows high turnover in both sales (hundreds of transactions per quarter) and rentals (more than 2,000 new contracts per quarter in 2024–2025), which indicates steady demand and the ability to sell or lease an apartment within a reasonable timeframe.
7. Comparison and outlook
At the moment, THE BRIDGE is selling noticeably below the average prices in the area, potentially providing an above-market ROI. The realised yield will depend on the specific rental rate achieved. Over the past 3–5 years, both purchase prices and rental rates in the area have grown strongly; if the trend continues, an investor can expect capital appreciation and sustained market interest.
Conclusion:
THE BRIDGE is a liquid, fast-moving building in the “affordable investment” segment of Dubai Sports City (Al Hebiah Fourth). When buying below the area average, yields above 7–8% per annum are achievable, provided rental income is not lower than the area average. In the absence of rental data for the building itself, it is reasonable to rely on the area’s general market benchmarks.
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