How to sell an apartment in Dubai in Marquise Square Tower – analysis 2025

How to sell an apartment in Marquise Square Tower – in this article we analyse real transaction data, prices, rental yields and liquidity for owners and investors.

For clarity, we may refer to the same unit as an apartment, a property, or a home depending on context.

Is a 1-bedroom apartment in Marquise Square Tower Dubai a good investment

Is a 1-bedroom apartment in Marquise Square Tower Dubai a good investment if you already hold units in Downtown, Dubai Marina or JVC and now want to diversify into Business Bay? Based on the analysed sales and rental data for this building, 1-bedroom units in Marquise Square Tower sit in the classic “core-plus” segment: established, fully ready stock in a prime business and lifestyle location, with solid yields and moderate but visible price growth.

In our sample of 1-bedroom transactions in Marquise Square Tower, the recent median sale price sits around AED 1.645M, while current asking prices are significantly higher, and estimated gross yields are close to 6.7%. This puts the building into an interesting position for an investor who is less focused on speculative off-plan upside and more on stable cash flow and defensible exit options. Below we break down how this particular tower behaves in terms of pricing, liquidity, rental potential and exit strategy, so you can see where it fits within a diversified Dubai portfolio.

What you must know about the Dubai market before selling

Before you decide whether to buy or sell in this tower, it is important to frame Business Bay and Marquise Square Tower within the broader Dubai cycle. The city is in a mature expansion phase with strong end-user and investor demand, but pricing is no longer as deeply undervalued as in 2020–2021. Ready, well-located stock close to Downtown is seeing both firm prices and increased selectivity from buyers.

Marquise Square Tower is a completed, 100% ready building in Business Bay. According to the analysed dataset of 23 sales transactions for 1-bedroom apartments since early 2023, this is a tower with a steady but not overheated flow of deals. Over the last 12 months, our sample shows about 0.83 sales per month for 1-beds, which is consistent with healthy but not speculative activity in a single tower.

For an investor diversifying from other districts, several structural factors stand out:

Business Bay benefits from proximity to Downtown and major office clusters, supporting both long-term rental demand and short term-stay interest.
The building is entirely ready stock in the analysed dataset, with 0% off-plan share. This reduces construction and handover risk versus new launches.
Price per square foot for recent 1-bedroom deals (around AED 1,962 psf median in the last 12 months) puts the project into an upper-mid range for Business Bay, reflecting its quality and location.

From a macro perspective, this is not a distressed, high-vacancy area. It is a core urban location where the key questions for an investor are entry price, achievable rent, and timing of exit – not whether demand exists at all.

Deal history for the building: price and demand dynamics

To answer “Is a 1-bedroom apartment in Marquise Square Tower Dubai a good investment” from a data-driven standpoint, we need to look at how prices and activity in this tower have behaved over time.

In the analysed dataset of 23 sales transactions for 1-bedroom apartments in Marquise Square Tower between February 2023 and late September 2025 (about 950 days), the overall median price is approximately AED 1,600,000 with a median price per square foot of around AED 1,919. All recorded units are ready apartments.

Zooming into the most relevant period for your decision – the last 12 months – the sample of 10 transactions shows:

Median sale price: AED 1,645,000
Median price per sqft: about AED 1,962 psf
Average monthly deal volume in sample: 0.83 sales per month for 1-beds

This indicates a gentle upward trend in pricing: the last‑12‑months median (AED 1.645M) is higher than the overall median (AED 1.6M). Individual transactions in 2025 show a wide band between approximately AED 1.35M and AED 2.15M+ depending on size, view and unit specifics. For example, in our sample:

Compact 1-beds around 830–850 sqft changed hands from roughly AED 1.35M to AED 1.7M.
Larger 1-beds above 1,000 sqft transacted as high as about AED 2.05M–2.15M.

The variation in price per sqft – from roughly AED 1,580 to well above AED 2,200 in some deals – suggests that micro-factors (floor height, view, layout, furnishing quality) have substantial pricing power. For an investor, that means careful unit selection inside the tower can materially impact both yield and capital appreciation.

In terms of demand, a steady flow of transactions without large gaps in the timeline supports the thesis that Marquise Square Tower is an actively traded, institutionally interesting asset rather than a frozen, illiquid building. However, given that we are looking at a single tower, liquidity will naturally be lower than at community or city level – an important consideration for exit timing.

Official data sources and live market tools

For readers who want to explore the raw data behind this analysis, here are the key open sources:

Recent sales in this building

Transaction Date	Price	Property Size	Price Psf	Status
2025-09-29	1615000	834	1937	Ready
2025-08-01	2050000	1048	1956	Ready
2025-07-21	1900000	834	2279	Ready
2025-07-01	1500000	834	1800	Ready
2025-06-30	1350000	854	1581	Ready
2025-05-06	1640000	834	1967	Ready
2025-04-08	1700000	835	2036	Ready
2025-01-14	2150000	1019	2111	Ready
2025-01-13	1600000	834	1919	Ready
2024-10-10	1650000	834	1979	Ready

Current listings and liquidity: what apartments are really asking now

Current asking prices tell you how sellers are positioning themselves today, and whether there is an overheat risk compared to achieved transaction levels.

In our sample of active sale listings for 1-bedroom apartments in Marquise Square Tower, there are 10 units on the market. Key metrics from this listing dataset are:

Median asking price: AED 2,362,500
Median size: about 1,048 sqft
Median asking price per sqft: roughly AED 2,385 psf
All listings are completed, ready stock

When we compare asking prices to the recent sales sample, a clear gap appears. The building-level overheat indicator shows that asking price per sqft is about 1.22 times higher than the median achieved sale price per sqft. In other words, on average, sellers are asking roughly 22% higher prices per sqft than what buyers have recently paid in recorded deals.

On the liquidity side, the estimated months of inventory for 1-bedroom units, based on this sample, is about 12.05 months. That means that at the recent pace of around 0.83 transactions per month, it would theoretically take about a year to absorb the current 1-bedroom supply, assuming no new listings and no change in demand.

For you as an investor, this has several implications:

As a buyer, you have negotiation room. Entering close to the recent transaction band (around AED 1.6M–1.8M for typical 1-beds) rather than the median asking level above AED 2.3M can materially improve yield.
As a future seller, you should not rely on the current asking prices as proof of achievable exit. Pricing strategy must be anchored in actual transaction evidence.
Portfolio-wise, the current supply vs. demand balance points to a “normal” to “slightly buyer-friendly” market within the tower, rather than a shortage-driven seller’s market.

Current sale listings in this building

Listed Date	Price Value	Size Sqft	Price Psf	Status
2026-01-07	2100000	853	2462	completed
2025-12-31	2300000	1182	1946	completed
2025-12-29	2425000	1047	2316	completed
2025-12-13	2500000	1048	2385	completed
2025-11-28	2500000	1048	2385	completed
2025-11-03	2100000	854	2459	completed
2025-10-31	2600000	1048	2481	completed
2025-10-31	2600000	1048	2481	completed
2025-10-29	2195000	1110	1977	completed
2025-10-28	2190000	1182	1853	completed

Rent and yields: detailed view for investors

To understand whether a 1-bedroom apartment here fits your portfolio goals, we need to look at income metrics and yield rather than just purchase price.

In our sample of current rental listings for 1-bedroom apartments in Marquise Square Tower, there are 4 active units. Their key characteristics:

Median asking rent: AED 110,000 per year
Median size: about 804.5 sqft
Median asking rent per sqft: around AED 138.7 psf per year

Although we do not have a large sample of registered rental contracts within the dataset, we can estimate potential gross returns by combining observed sale prices with current asking rents.

Based on the tower’s pre-computed ROI model using the recent sale and rental samples:

Estimated median sale price for 1-beds: AED 1,645,000
Estimated annual rent (median from the rent sample): AED 110,000
Estimated gross yield: about 6.69%
Price-to-rent ratio: approximately 14.95 years

For an investor with existing assets in other Dubai communities, this places Marquise Square Tower in a competitive yield band for a prime, ready building near Downtown. You are not in double‑digit “emerging fringe” yield territory, but you are also not in low single‑digit “trophy” territory often seen in ultra‑prime Downtown or Palm Jumeirah units.

As a practical benchmark:

If you manage to buy closer to AED 1.6M and rent around AED 110,000–115,000, your gross yield can trend toward or above the 7% mark.
If you pay well over AED 2.0M without a premium view or short-stay strategy, your yield will compress into the mid‑5% range or lower.

When assessing “Is a 1-bedroom apartment in Marquise Square Tower Dubai a good investment” for income-focused diversification, the key is therefore disciplined entry pricing and a clear rental strategy (long-term corporate tenants vs. potentially more active management via short stays, where building rules and license availability permit).

Seller strategy: how to prepare and sell this type of apartment in Dubai

If you already own a 1-bedroom in Marquise Square Tower and are thinking about recycling capital into another area, the building’s current pricing dynamics require a thoughtful exit plan.

Based on the current dataset, there is a visible gap between asking and achieved prices. The median asking price per sqft is about 22% higher than the median sold price per sqft. At the same time, months of inventory stand near 12 months for 1-beds, suggesting that buyers have choice and are price-sensitive.

To maximise your net outcome and reduce time on market, consider the following tactics:

Anchor your price to recent transactions: Use the last‑12‑months sales band (around AED 1.6M–2.15M depending on size and view) as your realistic framework, not the highest listing you see online.
Differentiate within the tower: Units with good canal/Burj views, higher floors, efficient 830–900 sqft layouts and quality furnishing have evidence of achieving stronger psf numbers in our sample. If your unit is average in those aspects, aggressive pricing may backfire.
Time your sale around tenant cycles: In a yield-focused building, many buyers are other investors. A well-paying tenant with a fresh contract at market rent (around AED 105,000–115,000 in our sample) can be an asset, not a liability, if properly presented.
Be flexible on terms: With approximately one recorded deal per month on average in the 1-bed segment, being open to reasonable negotiation, payment structure and closing timelines can be the difference between selling in 2–3 months or in 12–18 months.

From a portfolio-management angle, divesting here could make sense if your unit is heavily overvalued versus recent sales, or if you want to rotate from a 6–7% gross yield asset into something with stronger growth potential or higher cash-on-cash returns. A data-backed pricing opinion is essential before going to market.

Investor scenarios: risks, exit strategies and upside

For a diversified investor, the core question remains: Is a 1-bedroom apartment in Marquise Square Tower Dubai a good investment as an additional leg in your portfolio? Based on the analysed dataset, the answer is that it can be, if you buy selectively and position your unit correctly.

Base case: core-plus income play

The base scenario assumes you acquire near the recent median transaction price (around AED 1.6M–1.7M) and achieve roughly AED 110,000 in annual rent. This yields close to 6.5–7% gross, with limited construction risk (fully ready building) and deep rental demand from Business Bay’s working population and nearby Downtown spillover.

Exit under this scenario would typically be in 5–7 years, either to another investor seeking yield or to an end-user attracted by the location and unit size. With modest capital appreciation and normal market cycles, this can function as a stable, income-focused leg in your Dubai allocation.

Upside case: micro‑selection and value‑add

Upside emerges if you manage to:

Secure a below-median entry price (for example, by targeting an urgent seller or slightly under-managed unit), and
Upgrade the unit (modern furnishing, minor layout optimization) to justify top‑quartile rents in the building or a strong short-stay profile, subject to regulations.

Because the spread between lowest and highest price per sqft in our transaction sample is substantial, the market clearly rewards better units. Capturing that spread is where alpha lies in this building.

Risk case: overpaying into an over-ask environment

The main risk is entering at or near current high asking levels (median around AED 2.36M) while rents remain closer to AED 110,000. Under that structure, gross yields can slip toward 4.5–5%, reducing your buffer against possible rental softening or higher service charges. In addition, with months of inventory around 12, reselling quickly at a premium may be challenging if market sentiment cools.

Other risks to monitor include:

Interest rate trends impacting leveraged investors and therefore liquidity.
New competing stock in Business Bay and adjacent districts, which may pressure rents if over-supplied.
Regulatory changes affecting short-stay licensing, if that is part of your strategy.

In a diversified portfolio, a 1-bedroom here makes the most sense as a mid-risk, income-generating asset balancing more speculative off-plan plays in emerging districts, or lower-yield trophy assets you might hold in Downtown or the Palm.

Summary and answers to common questions

Bringing all the numbers together, the data suggests that a 1-bedroom in Marquise Square Tower can be a solid addition to a diversified Dubai portfolio. The analysed sales sample shows a recent median price of about AED 1.645M with an upward trend, the estimated gross yield is near 6.7% based on current rent levels, and liquidity – while naturally limited at single-tower scale – is consistent enough to support orderly exits if you price correctly.

The main caveat is the gap between asking and achieved prices: in our dataset, current asks are roughly 22% higher per sqft than recent transactions. For an investor, this means that discipline at entry is crucial. If you buy near transaction evidence rather than headline listings, “Is a 1-bedroom apartment in Marquise Square Tower Dubai a good investment” becomes far more likely to be answered positively.

FAQ

Q: What gross yield can I realistically expect on a 1-bedroom here?
A: Based on the combined sale and rental samples, the central estimate is around 6.69% gross. Buying closer to AED 1.6M and achieving AED 110,000–115,000 rent can push you closer to 7%; paying significantly above AED 2M will compress yields.

Q: How liquid is the building if I need to exit?
A: In our sample, there were about 10 1-bedroom sales over the last 12 months, translating into roughly 0.83 transactions per month, with an estimated 12 months of inventory at current listing levels. It is a normally liquid ready building, but not one where you should expect instant resale at any price.

Q: Is now a good time to enter this tower compared with other areas?
A: If your existing holdings are already concentrated in one or two communities, adding a Business Bay asset with around 6.5–7% yield and strong rental demand can improve diversification. The key is to avoid overpaying relative to recent deals and to choose a unit with above-average layout and view to protect both rentability and resale value.

Q: Who is the ideal investor profile for this building?
A: An investor who values stable income from a central location, is comfortable with mid‑range risk, and is not relying on extreme capital appreciation. For such an investor, a carefully chosen 1-bedroom in Marquise Square Tower can serve as a resilient, income-generating component of a broader Dubai strategy.