1. Area definition and data structure
Actual location: According to DLD, the LIV MARINA building is located in Marsa Dubai (the formal official name of the Dubai Marina district). Master project – Dubai Marina. All area-level calculations and comparisons are based on this official definition.
Data volume is sufficient: 347 sales transactions have been recorded for LIV MARINA. For rentals, 60 active contracts have been found in the building. This allows for full-scale analytics both for the building (LIV MARINA) and for the wider district.
2. Deal dynamics for 2-bedroom apartments in LIV MARINA
Over the past three years there has been a significant increase in the number of transactions for 2-bedroom apartments. The main volume of deals fell in mid‑2022 (especially Q3 — 44 deals in the quarter, most likely driven by construction completion and handover). After this peak, transaction activity stabilized at 2–7 deals per quarter in 2023–2024, indicating steady interest in this unit type.
3. Price per m² dynamics: comparison of LIV MARINA and Marsa Dubai
The average price per square meter for 2-bedroom units in LIV MARINA has consistently exceeded the district benchmark in Marsa Dubai throughout the period since 2022:
- Second half of 2022: growth in the average price in LIV MARINA from 22,600 to 32,100 AED/m².
- 2023: fluctuations between 25,000 and 37,000 AED/m². District benchmark over the same period: 24,000–30,000 AED/m².
- 2024: LIV MARINA holding in the 32,000 to 35,000+ AED/m² range, while the district is lower — 22,000–26,000 AED/m².
- Last 12 months: in LIV MARINA the average achieved price was 30,267 AED/m², versus 26,620 AED/m² in Marsa Dubai. Thus, LIV MARINA trades at a premium of around 14% to the clearly DLD‑tracked district average.
The trend confirms LIV MARINA’s stable position as a “premium segment” asset within the area, with a significantly higher price level versus the Dubai Marina average.
4. Rentals: level and dynamics
In LIV MARINA, the average annual rental rate per m² across all residential units over the last 12 months was 2,082 AED/m². In Marsa Dubai, the average rental level was 1,317 AED/m².
Quarterly dynamics (2024–2025) for LIV MARINA:
- The average rental level in the building consistently exceeds 2,000 AED/m² (excluding a single anomalous reading in Q2, likely due to a small number of contracts).
By comparison, in Marsa Dubai the rent per m² has fluctuated over the last 2 years in the 1,170–1,360 AED/m² range.
Distribution of rental rates by unit type in the district:
- 2-bedroom (hall) – around 1,022 AED/m² (district-wide data; the building level is higher, see above).
- 1-bedroom — 1,169 AED/m².
- Studios — 1,254 AED/m².
- 3-bedroom — 946 AED/m².
It is important to note: in LIV MARINA itself, there is not enough rental data specifically for 2-bedroom apartments over the last 12 months to calculate a separate weighted average, so the figure is averaged across all apartments in the building (which is normal for a new project with a relatively small tenant pool).
5. Current yield level (ROI) and benchmarks for investment fair value
The calculations are based on the last 12 months — a matching window for both sales and rentals:
- Calculated gross yield for the building (brutto ROI): 2,082 / 30,267 ≈ 6.9% per annum.
- District‑level brutto ROI: 1,317 / 26,620 ≈ 4.9% per annum.
Adjustment to net yield (net ROI) taking into account initial transaction costs (≈7% of purchase price):
- For LIV MARINA: net ROI ≈ 6.9% / 1.07 ≈ 6.4%.
- For Marsa Dubai: net ROI ≈ 4.9% / 1.07 ≈ 4.6%.
Investment fair value range for a target yield of 7–8%:
- For LIV MARINA: fair price at a 7–8% target yield: 2,082 / 0.08 = 26,025 AED/m²…2,082 / 0.07 = 29,742 AED/m².
- For the district: fair price 1,317 / 0.08 = 16,463 AED/m²…1,317 / 0.07 = 18,814 AED/m².
The market price in LIV MARINA (30,267 AED/m²) slightly exceeds the upper bound of the “investment fair value” range for a 7–8% annual yield. However, this premium is justified by the building’s unique status as a new development, its location, and rental rates that are significantly above the district average.
6. Liquidity and outlook
LIV MARINA is a new project (transaction peak in 2022–2023, completion and market stabilization by 2024). Transaction volumes are stable and further supported by ongoing new rental contracts (typical for newly delivered buildings in Dubai Marina). Liquidity is high; the building is in demand among higher‑end tenants compared with the district average. Price and volume dynamics indicate strong investment demand at launch and steady interest on the secondary market.
The Dubai Marina (Marsa Dubai) district remains one of the most liquid and stable areas in Dubai in terms of transaction and rental volumes for residential apartments, showing sustained growth in both rents and sales over the last 3–4 years.
7. Investor takeaways
- LIV MARINA confidently occupies a premium niche; rented‑out units generate almost 7% brutto yield, which is significantly higher than the average yield across the wider Marina district.
- For investors targeting a 7–8% annual yield, a small discount to current market prices may be justified, but the price premium to the district is fully supported by the asset’s strong demand.
- District‑level ROI (~4.9% brutto) is noticeably lower than in LIV MARINA, confirming the building’s position in the upper segment of the market.
- LIV MARINA retains strong liquidity and value potential over a 3–5 year horizon, especially given the limited pipeline of new premium product in the Marina area.
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