Roma by Giovanni Boutique Suites
Roma by Giovanni Boutique Suites is a 21-storey freehold residential tower in the Al Hebiah Fourth area of Dubai Sports City, developed by Arthur & Hardman Real Estate Development (marketed under the Giovanni brand) through its subsidiary Neo Solutions Ltd. The building holds 400 freehold studio and two-bedroom apartments. This guide covers the building's profile, location and honest Airbnb income potential, with management available from Royale Stays for a fee starting from 15%.
Developer
Arthur & Hardman Real Estate Development
Storeys
21
Location
Al Hebiah Fourth, Dubai Sports City
Ownership
Freehold
About Roma by Giovanni Boutique Suites
Roma by Giovanni Boutique Suites is a 21-storey residential tower in the Al Hebiah Fourth area of Dubai Sports City, developed by Arthur & Hardman Real Estate Development, marketed under the Giovanni brand, through its subsidiary Neo Solutions Ltd. Construction began in December 2008 and, per Dubai Land Department milestone data and the developer's own site, construction finished in October 2015, with full handover continuing into 2016. The building is freehold and holds 400 units across a mix of studio and two-bedroom apartments.
Each of the tower's residential floors holds 16 studio apartments and four two-bedroom apartments, finished with Italian-inspired interior design credited to Giovanni Batista Ravaganani. Eng. Adnan Saffarini served as the project's architect, and AB Building Contracting Company carried out the main construction work. Construction was paused between October 2009 and April 2010 during the global financial crisis before resuming. According to a note published in early 2016, the building's original design allocated parking as if for hotel apartments rather than 400 full residential units, and the developer was reported to be addressing the resulting parking shortfall at that time.
Roma by Giovanni Boutique Suites was originally designed with hotel-apartment-style interiors, and both sources used for this guide describe it that way. Despite this design history, Dubai Land Department's own transaction records register every unit in the building under the standard "Flat" property sub-type, the same classification used for an ordinary freehold apartment, rather than a "Hotel Apartment" sub-type. That distinction matters for how a short-term rental permit is arranged here, covered in the Airbnb section below.
Developer, storey count, unit count and construction timeline sourced from Propsearch.ae ("a development by Arthur & Hardman Real Estate Development through its subsidiary Neo Solutions Ltd", "21-storey residential building", "a total of 400 units", "Construction began in December 2008 and was completed by October 2015", Milestones panel: Construction Started December 2008, Construction Finished October 2015) and Bayut.com's Giovanni Boutique Suites listing ("Developer: Arthur & Hardman Real Estate Development LLC.", "Number of floors: 21", "Number of units: 400", "Date of completion: 2016"). Developer and unit count are an EXACT 2-source match. Completion year is reconciled rather than a genuine unresolved conflict: Propsearch's own Additional Information notes "the building was completed in October 2015 and handed over during 2016", and the developer's own official site (giovanni.ae/roma-dubai-sports-city) independently states completion year 2015 and status "Completed & Handed Over" -- so Bayut's 2016 figure is read as referencing full handover rather than construction completion, not disclosed as an unresolved conflict. Floor layout (16 studios + 4 two-bed per floor), interior designer name, architect, contractor and the 2008-2010 construction pause sourced from Propsearch.ae's Overview and Additional Information panels; Bayut.com independently confirms the same interior-designer name and architect. Parking-shortfall note sourced from Propsearch.ae's Additional Information ("Because the building was designed as a hotel there were not enough parking spaces for 400 residential apartments. The developer was (as of January 2016) addressing this problem"), dated explicitly rather than presented as a current issue. DLD property sub-type ("Flat", not "Hotel Apartment") independently confirmed on every one of the 10 individually reviewed transaction records in Propsearch.ae's Latest Transactions table for this building (Building Name field: "Giovanni Boutique Suites"). Hotel-apartment design intent confirmed on both sources: Propsearch ("Originally designed as hotel apartments, the interiors are by Giovanni Batista Ravaganani") and Bayut ("Originally designed as hotel apartments, the interiors are by Giovanni Batista Ravaganani", word-for-word identical phrasing on both sources).
Location & Nearby Landmarks
Roma by Giovanni Boutique Suites sits in the Al Hebiah Fourth area of Dubai Sports City, close to Dubai International Cricket Stadium, The Els Golf Club and Sports Village. Dubai Miracle Garden is roughly 3.8km away, with The Storm Coaster around 7.9km and Global Village about 9.4km. Victory Heights Community Park, Studio City Park 4 and Dhafar Park are all within 2.2km, and three golf courses are nearby: The Els Golf Club (1.2km), Jumeirah Golf Estates Golf Course (2.6km) and Trump International Golf Club (3.2km).
Neighbouring buildings include Shami Tower, Champion Tower 2, Grand Horizon 1, Grand Horizon 2, Prime Villas, Royal Residence 1 and Zenith Tower A2, along with two Royale Stays-covered buildings elsewhere in Dubai Sports City: Elite 6 Sports Residence and Red Residence. For the wider Dubai Sports City picture beyond this one building, see Royale Stays' Airbnb management guide to Dubai Sports City.
Landmarks and parks/golf distances sourced from Propsearch.ae's "Attractions", "Parks & beaches" and "Golf clubs" panels ("Dubai Miracle Garden, 3.8 km", "The Storm Coaster, 7.9 km", "Global Village, 9.4 km", "Victory Heights Community Park, 1.4 km", "Studio City Park 4, 1.5 km", "Dhafar Park, 2.2 km", "The Els Golf Club, 1.2 km", "Jumeirah Golf Estates Golf Course, 2.6 km", "Trump International Golf Club, 3.2 km"). Major landmarks (Dubai International Cricket Stadium, The Els Golf Club, Sports Village) and nearby buildings (Shami Tower, Champion Tower 2, Grand Horizon 1, Grand Horizon 2, Prime Villas, Royal Residence 1, Zenith Tower A2, Elite Sports Residence 6, Red Residence) sourced from Bayut.com's "Major Landmarks" and "Nearby Buildings" sections for Giovanni Boutique Suites. Area/sub-community ("Al Hebiah Fourth") sourced from Propsearch.ae's DLD transaction records for the building.
Unit Types
Roma by Giovanni Boutique Suites comprises studio and two-bedroom apartments only, laid out as 16 studios and four two-bedroom units per floor. Bayut's developer floor-plan data lists studios from roughly 380 sq ft to 530 sq ft and two-bedroom units from roughly 880 sq ft to 1,000 sq ft. Dubai Land Department transaction records for the building show real studio units sold at closely matching sizes, including 380 sq ft, 448 sq ft and 454 sq ft. No two-bedroom Sale-type transaction was visible in the publicly accessible portion of the Land Department record at the time of research.
Unit mix and per-floor layout sourced from Propsearch.ae ("a mix of studios and two-bedroom apartments", "Each floor has 16 studios and four two-bedroom apartments") and Bayut.com ("Unit type: Studio and 2-bed apartment"), EXACT 2-source match. Developer floor-plan size ranges from Bayut.com's "Apartment Types in Giovanni Boutique Suites Dubai" section ("Covering 380 sq. ft. to 530 sq. ft." for studios, "880 sq. ft. to 1,000 sq. ft." for two-bedroom units). Actual sold-unit sizes (380, 448, 454 sq ft) sourced from Propsearch.ae's Latest Transactions table for this building, each row individually confirmed Building Name: Giovanni Boutique Suites, Property Sub-type: Flat.
Amenities
Roma by Giovanni Boutique Suites offers a rooftop outdoor swimming pool with sun loungers, a rooftop gym, a steam room and a jacuzzi. The building has dedicated resident parking plus street parking for guests, multiple high-speed elevators, CCTV security with on-site staff, and concierge services. District cooling is supplied by Emicool, with electricity and water provided by DEWA.
Amenities sourced from Bayut.com's "IN A NUTSHELL" summary ("Amenities: Rooftop swimming pool, steam room, Jacuzzi, gym") and its "Facilities in Giovanni Boutique Suites" breakdown (Parking "dedicated parking...street parking for guests and visitors", Elevators "high-speed, efficient elevators", Security "CCTV cameras and security staff", District cooling supplier "Emicool", electricity and water "provided by DEWA", Gym and Fitness "rooftop gym...large swimming pool...sun loungers", Concierge "concierge services").
Transportation & Access
Several bus stops are within walking distance of the building, including Victory Height, European Building, International Cricket Council Headquarters and Cricket Stadium 1. The nearest Dubai Metro stations, Al Furjan, Jumeirah Golf Estate and Dubai Investment Park, are roughly 20 minutes away by car. Propsearch's own commute estimates put Dubai Mall at roughly 24 minutes' drive, Palm Jumeirah at roughly 18 minutes, Burj Al Arab at roughly 22 minutes, and The Walk JBR at roughly 22 minutes. Dubai International Airport (DXB) is roughly 30 minutes' drive, and the new Al Maktoum International Airport is roughly 28 minutes' drive.
Bus and metro access sourced from Bayut.com's "Transportation near Giovanni Boutique Suites" section ("Various bus stops...within a walking distance. These include Victory Height, European Building, International Cricket Council Headquarters and Cricket Stadium 1", "Al Furjan Metro Station, Jumeirah Golf Estate Metro Station and Dubai Investment Park Metro Station roughly 20 minutes away via car"). Commute-time estimates sourced from Propsearch.ae's "Transport & Access" section ("roughly 24 minutes to Dubai Mall, 18 minutes to Palm Jumeirah, 22 minutes to Burj Al Arab, and 22 minutes to The Walk JBR", "Dubai International Airport (DXB) is roughly 30 minutes' drive and the new Al Maktoum International Airport is roughly 28 minutes' drive").
Sale & Rental Price Trends
Dubai Land Department transaction data (via Propsearch.ae) records several recent Sale-type transactions for studio apartments at Roma by Giovanni Boutique Suites: AED 540,000 (448 sq ft, 4 August 2026), AED 530,000 (454 sq ft, 8 July 2026), AED 530,000 (380 sq ft, 29 June 2026), AED 525,000 (448 sq ft, 29 June 2026), AED 460,000 (380 sq ft, 3 August 2026) and AED 455,302 (454 sq ft, 9 July 2026). No Sale-type transaction for a two-bedroom unit was visible in the publicly accessible portion of the Land Department record at the time of research; Bayut's own stated range for two-bedroom sales is AED 619,000 to AED 680,000.
A commonly seen AED 449,907 figure for this building corresponds to a Grant-type transaction (a gift or family transfer record, 380 sq ft studio, 10 August 2026), not a market Sale transaction, so it should not be read as a representative sale price. For renters, Bayut's data puts studio rents at roughly AED 27,000 to AED 45,000 per year and two-bedroom rents at around AED 55,000 per year. Buyer-side service charges for the building total roughly AED 14.91 per sq ft per year.
DLD sale transaction figures sourced from Propsearch.ae's Latest Transactions table for this building, each row individually confirmed Transaction Type: Sale, Property Sub-type: Flat, Building Name: Giovanni Boutique Suites: AED 540,000 (448 sq ft, 4 Aug 2026), AED 530,000 (454 sq ft, 8 Jul 2026), AED 530,000 (380 sq ft, 29 Jun 2026), AED 525,000 (448 sq ft, 29 Jun 2026), AED 460,000 (380 sq ft, 3 Aug 2026), AED 455,302 (454 sq ft, 9 Jul 2026). The commonly cited AED 449,907 figure is a Grant-type transaction on Propsearch.ae's own table (380 sq ft studio, 10 Aug 2026), not a Sale-type transaction. Two-bedroom sale range (AED 619k-680k) and rental ranges (studio AED 27k-45k, two-bed roughly AED 55k) sourced from Bayut.com's "Sales Trends" and "Rental Trends" sections for Giovanni Boutique Suites, single-sourced (no comparable two-bedroom Sale-type DLD record was visible in the Propsearch sample to check against). Service charge total (AED 14.91/sq ft) sourced from Bayut.com's "Service Charges in Giovanni Boutique Suites Dubai Sports City" DLD-sourced table (Services 1.77, Maintenance 1.23, Utilities 7.75, Management 1.03, Insurance 0.64, Master Community 1.80, Income -0.10, Reserved Fund 0.79), single-sourced, flagged as such since Propsearch does not publish a comparable breakdown for this building.
Airbnb & Short-Term Rental Income Potential
Dubai Sports City is not currently one of Royale Stays' five core managed areas (Palm Jumeirah, Dubai Marina, Downtown Dubai, JBR and Business Bay), so this guide does not claim a Royale Stays management track record at Roma by Giovanni Boutique Suites specifically. Although the building was originally designed with hotel-apartment-style interiors, Dubai Land Department's own transaction records register every unit here under the standard "Flat" property sub-type, the same classification as an ordinary freehold apartment, rather than a "Hotel Apartment" sub-type. Arthur & Hardman Real Estate Development is the building's developer rather than a restricted hotel brand, so there is no confirmed policy barrier to running a licensed holiday home here.
Every short-term rental in Dubai requires a DTCM holiday home permit. Royale Stays can arrange the permit application and manage the day-to-day operation, including for owners based overseas, for a fee starting from 15%, covering furnishing, photography, pricing, check-in and guest communications. See Royale Stays' Dubai holiday home permit guide for the current permit process.
Questions