1. Definition of the area and data structure
Actual location: According to the Dubai Land Department (DLD), the LIV MARINA building belongs to the Marsa Dubai area and the Dubai Marina master project. This analytical report includes only transactions for two-bedroom apartments (2BR) registered with an explicit indication of the building name.
Structurally, DLD data for this building includes both sales and rental transactions in recent periods – this is sufficient to derive all target yield metrics and to run a comparative analysis with the wider area.
2. Sales market analysis in LIV MARINA (2BR)
Volume and dynamics of transactions:
A total of 103 transactions for two-bedroom apartments (2 b/r, residential flat) have been recorded since the start of sales. The highest activity was in 2022 (especially in Q3 – 44 transactions). After that, the sales pace slowed, which is typical for buildings at late construction stages / handover, but individual transactions are still observed in 2023–2024.
Price dynamics per m²:
The average price per square metre in this building increased from 22,589 AED/m² in Q2 2022 to a peak of 36,969 AED/m² in late 2023–early 2024. Over the last 12 months, the average price has held at 30,267 AED/m² based on DLD transactions (only deals with marketable areas from 10 to 1,000 m² were considered). This is above the Marsa Dubai area average for the same period (26,975 AED/m²).
Quarterly dynamics indicate a period of rapid growth at project launch (2022–2023), after which prices stabilised in the 32,000–36,000 AED/m² range.
Comparison with the area:
Overall, LIV MARINA 2BR units consistently trade at a 12–20% premium to the average price per square metre in Marsa Dubai (Dubai Marina area), which is typical for new high-quality waterfront properties.
3. Rental market analysis in LIV MARINA (2BR)
Volume and structure of rental transactions:
According to publicly available DLD rental data, 21 contracts for two-bedroom apartments in LIV MARINA have recently been registered, with the key activity falling in H2 2025 (which is logical for a newly occupied building). These data reflect the actual commissioning of apartments and their first entry to the rental market.
The average rental rate per m² based on actual contracts over the last year amounted to 1,932 AED/m²/year for 2BR in LIV MARINA, which is significantly higher than the Marsa Dubai area average for the same period (1,317 AED/m²). Thus, the rental premium for this building is even higher than the sales premium.
Rental dynamics:
The first major waves of contracts fall in the nearest quarters, with an average rate of 1,896–1,942 AED/m²/year. For obvious reasons, there are no earlier contracts showing multi-year dynamics — the building is new. In the wider area, the time series is more complete, but the averages are lower.
4. Metrics for the last 12 months: prices, rents, yields
– Average price per m², 2BR in LIV MARINA over 12 months: 30,267 AED/m² (building level, DLD transactions).
– Average price per m², Marsa Dubai (area) over 12 months: 26,975 AED/m².
– Average rental rate per m², 2BR in LIV MARINA over 12 months: 1,932 AED/m²/year.
– Average rental rate per m², Marsa Dubai (area, flat) over 12 months: 1,317 AED/m²/year.
In both segments, the building shows a stable premium to the area in terms of both price and rental yield.
5. Yield (ROI) assessment and “fair” price range
Brutto ROI (based on the last 12 months, LIV MARINA 2BR):
1,932 / 30,267 = 6.4% per annum
Brutto ROI (Marsa Dubai area):
1,317 / 26,975 = 4.9% per annum
After accounting for standard acquisition costs (around 7%: DLD, broker, registration), net yield will be approximately:
Net ROI (LIV MARINA 2BR): 6.4% / 1.07 ≈ 6.0% per annum
As a benchmark: if an investor targets a net yield of 7–8% per annum, the fair purchase price implied by the annual rental rate looks as follows:
– minimum price: 1,932 / 0.08 = 24,150 AED/m² (8% net ROI)
– maximum price: 1,932 / 0.07 = 27,600 AED/m² (7% net ROI)
The current market price for 2BR according to DLD (30,267 AED/m²) is above this investment range, which is typical for new high-end buildings with a premium for quality, infrastructure and lack of obsolescence.
6. Liquidity and outlook
– There have been plenty of sales transactions; liquidity is confirmed by the initial purchase wave (2022) and a stable tail of deals thereafter.
– At the start of the rental phase, there is also strong activity as units enter the market — more than 20 contracts in the first quarters.
– The analysis shows a consistent premium for this new building across all indicators versus the area, with the rental premium even higher than the sales premium.
– Even at a premium purchase price, yield remains close to 6% net (6.4% brutto) — a solid level for Dubai Marina, although for a pure “income investment” strategy one would need either a discount on purchase or further growth in rental rates.
Conclusion: LIV MARINA 2BR is a sought-after, liquid product in the category of new buildings in Marsa Dubai, with a clear price and rental premium to the area. A net yield around 6% per annum is in line with the market for top Dubai Marina towers of recent years. For a yield-focused investor, it is reasonable to expect an 8–15% discount to current prices if targeting a 7–8% return. At the current balance, price and rental levels logically reflect the building’s status and demand.
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