Monthly · In the Market

The listing is priced at AED 2.18 million for 1,748 sqft, translating to AED 1,247 per sqft, which is roughly 31% under the internal district median of about AED 1,807 per sqft. This discount drives an internal gross yield estimate of 9.3%, well above typical Dubai residential yields and suggests attractive cash‑flow potential. However, the property is still off‑plan, meaning completion risk and potential construction delays must be factored in, especially given the developer Nara Properties has limited public track record. The unit has been on the market for 587 days, indicating limited buyer interest or liquidity constraints, which could be a negotiating lever but also a sign of market softness. The internal scores reinforce the view: an overall score of 80 and a location score of 64 reflect a decent but not premium sub‑market within Sports City. The risk index of 39 points to moderate exposure, primarily from construction and liquidity considerations. Gross yields of 9.3% typically translate to net yields 1–2 points lower after service charges, vacancy and management fees, implying a realistic net return around 7.5%–8.5%. Given the sizeable price discount and high gross yield, the investment thesis leans toward a buy, provided the buyer conducts due diligence on the developer's creditworthiness and confirms the transaction details via the DLD register. The long days‑on‑market further strengthen bargaining power, allowing the buyer to negotiate closer to the district median price per sqft.

Anchor the offer to the 31% price‑per‑sqft discount versus the internal district median (AED ~1,807/sqft). Emphasize the 587‑day market exposure as evidence of seller motivation. Request the seller to provide the official DLD transaction register entry to confirm the unit’s legal title and exact price before finalising any agreement.

Dubai Sports City remains a micro-segment with insufficient transactional evidence to establish reliable pricing or velocity benchmarks. The zero-listing sample precludes directional sentiment; market activity appears subdued relative to core Dubai residential zones. Investors should await accumulation of 10+ comparable transactions before forming conviction on supply-demand dynamics or yield potential.