How to sell an apartment in Dubai in Marina Shores (Dubai Marina)

The story of how we sold a 1-bedroom apartment in Marina Shores, Dubai Marina: what the market looks like now

When owners ask us whether it is a good moment to sell a 1-bedroom apartment in Marina Shores, Dubai Marina, we now have a clear, data-backed answer. Over 170 off-plan sales already registered in the tower, a fresh wave of listings just before handover, asking prices that sit about 10% above recent sold levels – all of this defines how your deal will actually play out.

In this article, we unpack the real story behind a typical sale in Marina Shores: how 1-bedroom units have been trading since launch, what current sellers are asking today, how rents in Dubai Marina translate into a realistic ROI, and how both an owner and an investor should think about pricing, timing and risk.

All figures below are based on real Dubai Land Department registrations and live listings for 1-bedroom apartments in Marina Shores, combined with recent rental contracts across Dubai Marina.

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What you must know about the Dubai market before selling

Marina Shores is not trading in a vacuum. It is part of Dubai Marina – one of the most liquid and transparent submarkets in Dubai. Before you decide how to price and position your 1-bedroom apartment, you need to understand three structural points about today’s market:

1. We are in a mature phase of a strong cycle, not at the very beginning.
   The tower’s 1-bedroom units have been selling actively since late 2022. From 22 November 2022 to mid-November 2025, there were 173 registered off-plan sale transactions in Marina Shores alone. This is a full cycle for an Emaar off-plan launch: initial investor wave, subsequent re-sales, then handover.
2. Off-plan is still dominating this building – but that is about to change.
   100% of recorded sales in Marina Shores so far are off-plan. That means all price discovery has happened on paper, based on floor plans and views, not on lived experience. Once handover is complete and real tenants move in, we usually see a split into:
   • “Premium ready” units (view, floor, layout, fit-out) that trade above the off-plan median, and
   • “Commodity” units that must be priced at or below the last sold off-plan levels to move quickly.
3. Rentals in Dubai Marina are deep and liquid – and investors know their numbers.
   Over the last 12 months alone, there were roughly 200 registered rental contracts for 1-bedroom apartments in Dubai Marina, with a median annual rent of around AED 100,000. This gives investors a clear benchmark for expected yield. If your asking price does not line up with a 5–6% gross yield, professional buyers will discount or walk away.

In other words, Dubai is still a growth market, but buyers are no longer paying any price. They are comparing your Marina Shores 1-bedroom to dozens of existing, already-leased units in nearby towers – with rent data to support their offers.

Deal history for the building: price and demand dynamics

The core of any sale strategy is understanding where the building came from in price terms, and how deep demand has been so far.

Volume: how many deals actually happened

• Total sales (all apartments, all 1-beds included): 173 registrations.
• Period covered: 22 November 2022 – 14 November 2025 (about 1,088 days).
• Average pace since launch: roughly 5 deals per month, but this includes the high-velocity launch phase.
• Last 12 months (most relevant for pricing now): 23 sales, or about 1.9 deals per month on average.

The takeaway: the launch frenzy is over. The building is now trading at a more “normal” investor-to-investor pace, which is exactly the environment your resale will face.

Price levels: from launch to pre-handover

Across all 1-bedroom sales in Marina Shores since launch:

• All-time median sale price: around AED 1.71M.
• All-time median price per sq.ft: approx. AED 2,192 per sq.ft.

Over the last 12 months, prices have clearly moved up:

• Last 12 months’ median sale price: about AED 1.92M.
• Last 12 months’ median price per sq.ft: about AED 2,468 per sq.ft.

That is a ~12% increase in headline prices compared with the all-time median, and roughly +13% on a price-per-sq.ft basis. For an early buyer, this is the capital gain window you are now trying to crystallise.

What the recent deals look like in practice

Looking at individual 1-bedroom transactions in 2025, a “typical” sale has been:

• Size: around 747–770 sq.ft.
• Price range in 2025 registrations: roughly AED 1.74M – 2.12M for 1-beds, depending on floor, layout and view.
• Examples of closed deals (off-plan re-sales) in mid–late 2025:
  • June 2025: 1-bedroom of about 748 sq.ft sold for AED 1.92M (~AED 2,568/sq.ft).
  • July–August 2025: 1-bed units around 753–754 sq.ft traded at AED 2.0M (roughly AED 2,650–2,660/sq.ft).
  • September 2025: a 1-bedroom ~767 sq.ft closed at AED 2.117M (~AED 2,759/sq.ft).

What it means for today’s seller

• Recent buyers have been comfortable paying around AED 2,450–2,750 per sq.ft for good 1-beds, depending on the specifics.
• If you bought early near the launch median (around AED 1.7M), you are sitting on a paper gain of AED 200–400K – but only if the market accepts your current asking price.
• Demand is steady but not explosive: around 2 deals per month over the last year. You can sell, but pricing must be realistic and strategy-driven.

Current listings and liquidity: what apartments are really asking now

To understand how fast you can sell, you need to look not only at past transactions, but also at the current competition: how many units are on the market and at what prices.

How many apartments are on the market now

• Active sale listings in Marina Shores (1-bed focus): 27 units.
• Completion status: approx. 26 off-plan resales and 1 primary/off-plan unit still from the developer.
• Median listed size for 1-beds: about 767 sq.ft.

Asking prices vs. real sold prices

• Median asking price (current active listings): about AED 2.15M.
• Median asking price per sq.ft: roughly AED 2,719 per sq.ft.
• Last 12 months’ median sold price: around AED 1.92M.
• Last 12 months’ median sold price per sq.ft: about AED 2,468 per sq.ft.

This gives us a crucial ratio:

Ask vs. sold price per sq.ft: ~1.10 – in other words, current asking prices are on average about 10% above where actual deals have been registering.

For a savvy buyer, that 10% “gap” is exactly the negotiation corridor. If you price at the median asking level without a compelling story (view, floor, corner layout, payment plan), expect low offers and extended time on market.

Months of inventory: how long it could take to sell

Liquidity metrics for 1-bedroom units in Marina Shores:

• Deals in the last 12 months: 23.
• Average monthly deals: about 1.92.
• Active listings today: 27.
• Months of inventory: roughly 14 months.

“Months of inventory” answers a simple question: if no new listings appeared and demand stayed the same, how long would it take to absorb all the current stock? At ~14 months, Marina Shores sits in a buyer-sensitive but not distressed zone:

• Below 6 months is a seller’s market.
• 6–12 months is balanced.
• 12+ months starts to tip in favour of buyers, especially for non-prime units.

For your 1-bedroom, this means:

• If you price right around recent sold levels (or with a small premium for a superior unit), you can still transact within a few months.
• If you stick at the top of the asking range with no differentiation, your time-on-market can quickly stretch to 6–12 months or more.

Snapshot of what the market is asking

Among the currently listed 1-bed units in Marina Shores, you will typically see:

• Prices from around AED 1.89M at the low end to AED 2.30M+ for higher-floor or better-view units.
• Sizes mostly in the 750–770 sq.ft range.
• Amenities like balconies, shared pool and gym, covered parking, and in some cases full marina or sea views.

Buyers compare your unit line-by-line against this inventory: view, layout, floor, payment schedule, and final price per sq.ft. Any sale strategy in Marina Shores must start from this live reality.

Rent and yields: how ROI is calculated and what local numbers show

Most buyers of 1-bedroom apartments in Marina Shores are yield-conscious investors. They run the rent and ROI math before they even step into a viewing. To position your unit correctly, you should know this math as well as they do.

What Dubai Marina rents tell us

While Marina Shores itself does not yet have a full rental history, the broader Dubai Marina market provides a clear benchmark:

• Rental transactions (1-beds in Dubai Marina, last 12 months): about 200 contracts.
• Median annual rent: around AED 100,000.
• Median rent per sq.ft: about AED 121/sq.ft/year for 1-beds.

Modern waterfront towers with good amenities and views (such as 52/42, Marina Gate, Studio One, etc.) routinely command AED 100–135K for quality 1-bedroom units. Marina Shores is likely to land in the upper half of this band once it is fully operational, especially for high floors with open water views.

How investors calculate ROI

For Marina Shores 1-beds, we can already approximate a building-specific yield:

• Median sale price basis (last 12 months): about AED 1.92M.
• Estimated median annual rent: about AED 100,000.
• Gross yield: roughly 5.2% per annum.
• Price-to-rent ratio: about 19.2 years (purchase price / annual rent).

Gross yield formula:

Gross yield (%) = (Annual rent / Purchase price) × 100

Using the Marina Shores numbers:

(100,000 / 1,920,000) × 100 ≈ 5.21%

What yield says about pricing

• At AED 1.92M, a rent of AED 100K gives about 5.2% gross. Many Dubai Marina investors consider 5–6% acceptable for new, prime waterfront stock.
• At the current median asking price of AED 2.15M, the same rent yields:

  (100,000 / 2,150,000) × 100 ≈ 4.65% gross

  That is at the low end of what yield-focused buyers want.

• To maintain a 5.5–6% yield at a AED 2.15M price, the rent would need to be in the AED 118–130K range, which only a minority of 1-beds in Dubai Marina currently achieve.

How a smart seller uses ROI in negotiations

When buyers push for a lower price, they will reference yield. Your response should be equally analytical:

• If your unit can realistically rent at AED 115–125K (view, high floor, fit-out), you can justify a sale price closer to the AED 2.1–2.2M band and still offer a 5.5–6% target yield.
• If you expect a more conservative AED 100–105K rent, price resistance will kick in above AED 2.0M for yield-driven investors.

Transparently presenting rental comps and an ROI sheet in your listing and at viewings is one of the most effective ways to engage serious investors and shorten negotiations.

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

Selling a 1-bedroom apartment in Marina Shores in today’s market is not just about listing it online. It is about positioning your unit precisely against recent sales, current listings and expected rental performance.

1. Define your realistic price band

Based on the data:

• Recent median sold price (1-beds): ~AED 1.92M.
• Current median asking price: ~AED 2.15M (about 10% higher).

A practical framework:

• Aggressive “sell fast” strategy: list in the AED 1.90–1.98M range if your unit is average (mid-floor, partial view). You will undercut most listings and attract cash buyers and brokers immediately.
• Balanced “market” strategy: list in the AED 2.00–2.10M band if you have tangible advantages (better floor, open view, popular layout) and you can defend them with data and photos.
• Premium “wait for the right buyer” strategy: ask above AED 2.15M only if your unit is demonstrably prime – top floors, full marina or sea view, best stack in the building and, ideally, a superior payment plan. Be prepared for a longer time on market.

2. Time your listing with handover and occupancy

• Pre-handover: buyers rely on floor plans and view corridors. Discounts are common unless your payment plan is very attractive (for example, low upfront equity outstanding).
• Post-handover, pre-tenant: often the strongest moment to sell. Investors can inspect the actual apartment but are not constrained by an existing tenancy.
• Tenanted with a strong rent: attractive for yield-focused buyers, especially if the rent is AED 110–130K and the tenant profile is solid (corporate or long-term expat).

3. Package the apartment as an investment product

For a 1-bedroom in Marina Shores, most demand is investment-driven. Present the unit accordingly:

• Prepare an ROI sheet: show expected rent (low, base, high scenarios), service charges estimate, net yield and payback horizon.
• Highlight competitive advantages: view, floor, layout, proximity to tram/metro, upgraded kitchen if applicable, and any payment-plan balance you are offering to transfer.
• Document everything: SPA, payment history, DLD receipts, floor plan, handover status, snagging report. The smoother the documentation, the faster the deal.

4. Choose a marketing and brokerage strategy

• Limit the number of brokers: overexposure with inconsistent pricing damages credibility. It is usually better to work with 1–2 agencies that truly specialise in Dubai Marina / Emaar waterfront.
• Use data-backed marketing: include real DLD graphs and rent comps in your brochures and online listings, not just generic descriptions.
• Adjust within 30–45 days: if you are getting views but no offers, you are likely 5–10% above market. If you are getting no viewings, you are priced outside the realistic buyer funnel.

How an investor sees this apartment: risks, scenarios and horizons

To price and negotiate effectively as a seller, you must see your 1-bedroom apartment the way a professional investor does.

Key investor questions

1. Entry price vs. building history: Am I paying significantly above the last 12 months’ median of AED 1.92M? If yes, why is this unit worth more?
2. Yield today and tomorrow: At my purchase price, what gross yield can I expect using realistic rents of AED 100–125K over the next 1–2 years?
3. Exit liquidity: How easy will it be to resell in 3–5 years, given there are already 27 competing listings and about 14 months of inventory right now?

Risk factors investors consider

• Overheating risk: With asking prices currently about 10% above actual sold levels, there is a risk of short-term correction or at least “sideways” prices while rents catch up.
• Supply risk: Marina Shores is part of a broader wave of new waterfront supply. More completions in Dubai Marina and surrounding areas can cap how fast rents and prices grow.
• Off-plan concentration: To date, 100% of the building’s deals are off-plan. As the tower transitions to ready status, some early investors may decide to cash out simultaneously, increasing short-term supply.

Scenarios and holding horizons

An experienced investor will usually model three scenarios:

• Base case (most likely):
  • Purchase around AED 1.95–2.05M.
  • Rent at AED 100–115K in year 1, with modest rent growth thereafter.
  • Gross yield ~5–5.8%, stabilising as the building matures and service charge reality is known.
  • Holding period: 3–5 years, expecting moderate capital appreciation inline with Dubai Marina averages.
• Upside case:
  • Buy slightly below market from a motivated seller (~AED 1.9M).
  • Rent at AED 120–130K due to a strong view and high-floor premium.
  • Gross yield potentially 6%+, with scope to exit at a tighter yield (higher price) to a future end-user or institutional investor.
• Downside case:
  • Overpay close to AED 2.2M+ based on launch hype.
  • Actual achievable rent AED 95–100K due to competition.
  • Yield compresses to ~4.3–4.7%, and resale within 2–3 years might need a price cut back toward the AED 1.9–2.0M band.

How you can align your offer with investor logic

• Price to a target yield: Decide what gross yield (e.g. 5.5%) you want to offer at a realistic rent level, and back-calc your asking price from that.
• Offer clarity on rentability: Provide a rent estimate backed by recent Marina comps, and, if possible, pre-handover commitments from property management companies.
• Reduce perceived friction: Flexible payment terms, clean documentation, and a clear handover/tenancy plan all reduce risk and justify a better price.

Summary and answers to common questions

Selling a 1-bedroom apartment in Marina Shores, Dubai Marina today means working with a market that is data-rich, yield-driven and moderately saturated with similar listings. The opportunity is still strong, especially for early investors, but only if you respect the numbers.

Key takeaways

• There have been 173 off-plan sales in Marina Shores to date, with 23 sales in the last 12 months and 1-bed median prices rising to around AED 1.92M.
• Current sellers are asking a median of roughly AED 2.15M (about 10% above recent sold prices), leading to longer absorption times and about 14 months of inventory.
• Dubai Marina rents for 1-beds cluster around AED 100K/year, translating into a 5.2% gross yield at a AED 1.92M price point – a key benchmark for investors.
• To sell efficiently, you must either price near recent sold levels or convincingly justify any premium through view, layout, floor, rent potential and payment terms.

Frequently asked questions

Is now a good time to sell my 1-bedroom in Marina Shores?

If you bought near launch pricing (around AED 1.6–1.8M for a typical 1-bedroom), current resale levels around AED 1.9–2.1M offer a solid capital gain window. It is a good time to sell if you are willing to price within 5–10% of recent sold deals and not just copy the highest asking prices online.

What is a realistic asking price for an average 1-bedroom today?

For a mid-floor, partial-view, standard-layout unit, a realistic target band is usually AED 1.95–2.05M, depending on exact size and layout. This positions you close enough to recent registrations to get offers, while still recognising the building’s capital appreciation since launch.

Can I justify asking more than AED 2.2M?

Only if your apartment is objectively prime: high floor, open marina or sea view, best stack, and strong rent potential (AED 120–130K+). Even then, be prepared to defend the price with detailed comps and an ROI sheet, and expect a potentially longer marketing period.

What gross yield do investors expect in Marina Shores?

Most serious investors in Dubai Marina will look for a 5–6% gross yield on a new waterfront 1-bedroom. Anything below 5% has to be compensated by exceptional location, view, or long-term capital growth story.

How long will it take to sell?

Given about 14 months of inventory currently, a correctly priced and well-presented 1-bedroom can often find a buyer within 2–4 months. Overpriced or poorly marketed units can sit much longer. The first 30–45 days are critical: limited viewings or no offers usually signal a need for a 5–10% price adjustment.

Should I rent the apartment first or sell immediately?

If you can secure a strong rent (Aed 110–125K with a quality tenant), this can enhance your sale story by providing a real, not theoretical, yield. However, if your priority is speed and flexibility, selling vacant around handover can be more attractive to a wider pool of buyers, including end-users.

If you are considering selling or acquiring a 1-bedroom apartment in Marina Shores, Dubai Marina, the most effective step is a building-specific valuation that integrates recent DLD transactions, current inventory and realistic rental benchmarks. A data-led strategy will almost always outperform a purely “headline price” approach.