Sports City Pricing Snapshot Q1 2026
Sports City ready-stock pricing ranges from AED 1,100 per square foot in older perimeter towers to AED 1,450 per square foot in newer Hub Canal stock. Victory Heights villas trade AED 1,500 to 1,900 per sqft. Below is the per-sub-cluster breakdown.
Hub Canal Pricing
Studios (380 to 470 sqft): AED 580K to 720K, AED 1,250 to 1,550 per sqft. Rents AED 48K to 58K. Gross yield 7.0 to 8.0%.
One-beds (700 to 880 sqft): AED 850K to 1.05M, AED 1,150 to 1,300 per sqft. Rents AED 58K to 75K. Gross yield 6.5 to 7.5%.
Two-beds (1,150 to 1,400 sqft): AED 1.3M to 1.65M, AED 1,100 to 1,200 per sqft. Rents AED 88K to 110K. Gross yield 5.8 to 6.5%.
Service charges
AED 13 to 17 per sqft.
Canal Residence Pricing
Studios (370 to 460 sqft): AED 550K to 680K, AED 1,200 to 1,500 per sqft. Rents AED 45K to 55K. Gross yield 7.0 to 7.8%.
One-beds (700 to 880 sqft): AED 800K to 980K, AED 1,100 to 1,250 per sqft. Rents AED 55K to 70K. Gross yield 6.5 to 7.5%.
Two-beds (1,150 to 1,400 sqft): AED 1.25M to 1.55M, AED 1,050 to 1,150 per sqft. Rents AED 85K to 105K. Gross yield 6.0 to 6.8%.
Service charges AED 13 to 17 per sqft.
Victory Heights Pricing
3-bed villas (2,800 to 3,400 sqft): AED 4.5M to 6.0M, AED 1,500 to 1,800 per sqft. Rents AED 240K to 310K. Gross yield 4.8 to 5.5%.
4-bed villas (3,800 to 4,500 sqft): AED 6.0M to 8.5M, AED 1,500 to 1,900 per sqft. Rents AED 290K to 380K. Gross yield 4.5 to 5.0%.
5-bed villas (4,800 to 5,800 sqft): AED 8.5M to 11M, AED 1,650 to 1,950 per sqft. Rents AED 380K to 460K. Gross yield 4.0 to 4.5%.
Service charges AED 5 to 8 per sqft (community-only model).
Perimeter Apartment Stock Pricing
Studios (370 to 470 sqft): AED 480K to 620K, AED 1,050 to 1,400 per sqft. Rents AED 42K to 52K. Gross yield 7.5 to 8.5%.
One-beds (680 to 850 sqft): AED 750K to 920K, AED 1,050 to 1,200 per sqft. Rents AED 52K to 65K. Gross yield 6.8 to 7.5%.
Two-beds (1,100 to 1,400 sqft): AED 1.15M to 1.45M, AED 1,000 to 1,150 per sqft. Rents AED 80K to 100K. Gross yield 6.0 to 7.0%.
Service charges AED 14 to 19 per sqft (older stock at the high end).
Net Yield Calculation
Subtract 1.5 to 2.0 percentage points from gross. A 7.0% gross yield typically nets to 5.0 to 5.5% after service charges, 5% management fee, maintenance reserve, and short vacancy.
Example: Hub Canal one-bed at AED 950K, AED 65K rent. Gross 6.8%. Service charges AED 15 per sqft on 800 sqft = AED 12,000. Management 5% = AED 3,250. Maintenance reserve = AED 4,750. Net rent = AED 45,000. Net yield = 4.7%.
Frequently Asked Questions
What is the highest-yielding Sports City stock?
Perimeter studios and Hub Canal studios at AED 1,050 to 1,400 per sqft deliver 7.5 to 8.5% gross. Hub Canal and Canal Residence one-beds run 6.5 to 7.5%.
Are Victory Heights villa yields really only 4 to 5%?
Yes. Victory Heights is a capital growth and family-housing play, not a yield play. Absolute rents (AED 240K to 460K) are high but purchase prices scale faster. Investors target 6 to 9% capital growth plus the rental income.
What net yield should I model on a Hub Canal one-bed?
On AED 950K one-bed with AED 65K rent (6.8% gross), expect 4.5 to 5.0% net after AED 12,000 service charges, 5% management fee, maintenance reserve, and short vacancy.
Are perimeter towers worth the discount?
Yes for yield-focused buyers. The 5 to 10% discount versus Hub Canal stock is justified by similar tenant demand and strong gross yields of 7.5 to 8.5%. Build quality varies; verify the specific tower's age and recent service charge history.
Are Sports City service charges expensive?
Hub Canal and Canal Residence run AED 13 to 17 per sqft, in line with peer mid-market clusters. Older perimeter stock runs AED 14 to 19. Victory Heights villas have low service charges (AED 5 to 8) but high private maintenance costs.
Explore further
The project, area, and developer this post covers, with live Dubai Land Department data.
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