ROI analysis of apartment in Marina Star: DLD data and real deals — 25.12.2025

1. Definition of the area and data structure

Actual location: according to DLD, the MARINA STAR building is located in the Marsa Dubai area (the official name of Dubai Marina as a master project).

There are 286 registered sale transactions for apartments in MARINA STAR, which indicates high project liquidity and a sufficiently large dataset for analysis. For rentals, 50 direct lease contracts have been identified for recent periods, which is enough to calculate average rates and analyse yields.

2. Deal activity and dynamics

The frequency of sales of studio apartments (0BR) in MARINA STAR has shown active dynamics since Q4 2022, with growing transaction volumes towards the end of 2023 and stable demand in 2024. Over the last 6 quarters, 44 studio transactions have been recorded. This ensures comparability and reliability of average prices, while the recency of the data reflects current market trends.

3. Average price per m² dynamics

Over the past 12 months, the average price per square metre for studios in MARINA STAR has been 31,046 AED. For comparison, the corresponding figure for studios across the entire Marsa Dubai area over the same period is 33,078 AED/m².
Quarterly dynamics for MARINA STAR are fairly volatile, with certain periods (for example, Q4 2023) standing out, but the overall trend is a gradual price increase with temporary deviations. In Marsa Dubai, the average price level is higher and less volatile, which may be due to a more stable and mature secondary market.

4. Rental rate dynamics and levels

In MARINA STAR, the average annual rental rate for studios over the past 12 months is 1,843 AED/m², which is noticeably higher than the Marsa Dubai area average of 1,309 AED/m² for the same period. Rental rates in MARINA STAR have been rising as the building was handed over and future periods gradually filled. In Marsa Dubai, rental dynamics have been smoother, with smaller fluctuations, reflecting a deeper and more balanced market.

5. Yield profile and investment potential

The gross yield (ROI) for an investor purchasing a studio in MARINA STAR over the past 12 months is approximately 5.9% per annum (1,843 / 31,046), while for Marsa Dubai it is 4.0% (1,309 / 33,078).
Taking into account standard transaction and related costs (around 7–8% on top of the entry price), the effective net yield (ROI_net) for MARINA STAR decreases to roughly 5.5%, and for the area to about 3.7%. These are typical figures for the premium segment of Dubai Marina, given full transparency of transactions via DLD.

Investment-fair price range per m², based on a target yield of 7–8% per annum:

– For MARINA STAR: 23,038 – 26,329 AED/m².
– For Marsa Dubai: 16,363 – 18,700 AED/m².

The current average transaction price in MARINA STAR significantly exceeds this range and clearly reflects a premium for a new building, individual advantages, and strong demand. To achieve the target 7–8% per annum, an investor would need a substantial discount to the current transaction price.

6. Liquidity assessment and recommendations

MARINA STAR demonstrates high liquidity: there is a regular volume of sale transactions and stable rental activity with rising rates, which is typical for new buildings in prime Dubai Marina locations.
Compared with the wider area, the building rents at higher rates and sells slightly cheaper, which in the long term creates an attractive profile for personal use or capital growth investments, but not for a high-yield rental strategy.

The current spread between entry price and yield requires careful assessment of the risk of price correction over a 3–5 year horizon and a focus on long-term capital appreciation rather than maximising current rental income. For investors focused on capital growth and location reliability, this asset can be of interest, but at current market prices the ROI is below the level of classic investment strategies (7–8%).

Graphical information for visualisation is provided below.