ROI analysis of apartment in THE MEDALIST: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, the building THE MEDALIST belongs to the Al Hebiah Fourth area and the Dubai Sports City master project. The analysis is based on studios (0BR), since in both sales and rentals this category is recorded in DLD as “studio”.

Sample structure: Over the entire period there have been 97 sales in THE MEDALIST, of which only 3 relate to studios (“studio”). On the rental side, 34 valid studio contracts were identified within the building. Accordingly, the main volume of comparative data for studios is available at the level of the Dubai Sports City master project and the Al Hebiah Fourth area.

2. Sales analysis and price dynamics per m²

The transaction frequency for studios in THE MEDALIST is extremely low. In recent years only 3 sales have been recorded — one per quarter in Q1 2023, Q4 2024 and Q1 2025 (DLD sales data may be published with a delay, but the future filter is disabled).

Weighted average price dynamics per m² for studios within the building:
– Q1 2023: 7,599 AED/m²
– Q4 2024: 8,485 AED/m²
– Q1 2025: 8,501 AED/m²

Price dynamics for studios across the entire Dubai Sports City master project are much “denser”; the average price per m² in recent quarters is significantly higher and shows growth:
– Q1 2023: 7,724 AED/m²
– Q4 2024: 11,712 AED/m²
– Q1 2025: 13,251 AED/m²
– Q4 2025: 15,688 AED/m²

Over the last 12 months, the average sale price of a studio in THE MEDALIST cannot be determined from DLD (no transactions), while at the master-project level it averages 14,413 AED/m².

3. Rental rate analysis and dynamics

The volume of concluded rental contracts allows for a confident rental analysis both at the building and master-project level. Over the last 12 months, the average rent for studios in THE MEDALIST amounted to 911 AED/m²/year. For the Dubai Sports City master project this figure is higher — 995 AED/m²/year.

Dynamics of average annual studio rents in THE MEDALIST by years and quarters:
– Rental rates increased from 550–650 AED/m²/year (2021–2022) to 900–910 AED/m²/year (Q4 2025).
– At the master-project level, the rates were higher: by the end of 2025 they reached ~990 AED/m²/year, with steady growth in recent quarters.

4. Current yield levels and fair price range

– Actual averages over the last 12 months:
– Price per m² in THE MEDALIST (studios): no transactions; benchmark at master-project level — 14,413 AED/m².
– Rent per m² in THE MEDALIST (studios): 911 AED/m².

– Indicative gross ROI for the building (based on the master-project price benchmark and THE MEDALIST rents):
– Gross ROI = 911 / 14,413 ≈ 6.3% per annum.

For the master project (price and rent both at master-project level):
– Gross ROI = 995 / 14,413 ≈ 6.9% per annum.

– Net ROI (after standard acquisition and operating costs — DLD fee, brokerage, other, 7–8%):
– For the building: Net ROI ≈ 6.3% / 1.07 ≈ 5.9%
– For the master project: Net ROI ≈ 6.9% / 1.07 ≈ 6.4%

– Fair “investment” value range for an investor targeting 7–8% per annum:
– For rentals in THE MEDALIST: fair price range 911 / 0.08 = 11,388 AED/m² (8% ROI) and 911 / 0.07 = 13,014 AED/m² (7% ROI).
– For the master project: 995 / 0.08 = 12,438 AED/m² (8% ROI) and 995 / 0.07 = 14,215 AED/m² (7% ROI).
– In practice, the average transaction price for the master project over the last 12 months is at the upper boundary of the fair range for an investor aiming for a 7% annual return.

5. Conclusions on liquidity and investment outlook

The volume of actual studio sales in THE MEDALIST over the past 1–2 years is minimal, which raises questions about immediate resale liquidity. Nevertheless, the rental market in the building is stable, rental demand is high, and since 2021 rental rates have shown a steady increase of almost twofold. Against the backdrop of a sharp price surge across the master project and the area (especially for studios), investment yields have fallen to 6–7% (compared with previous periods) and are close to the average market levels for Dubai Sports City.

To achieve a 7–8% annual return, a potential investor would need to buy close to the lower end of the current market (11–13k AED/m²) or rely on further rental growth.

Outlook: Dubai Sports City remains in demand as a mid-budget rental cluster, but given the current pace of price growth and yield compression, the timing for entry is not optimal. Resale liquidity for studios in THE MEDALIST is low, while rentals are stable. In an environment of strong competition from major new developments in the area, resale may take a long time or require a discount.