ROI analysis of apartment in Address The Bay: DLD data and real deals — 20.01.2026

1. Area definition and data structure

Actual location: The Address The Bay property address is confirmed in the DLD database as a building in the Marsa Dubai area, within the Dubai Harbour master project. In the DLD structure, transactions for this building are available with breakdown by bedroom count, and there is solid data for 1BR (one-bedroom apartments) sales. However, for rentals (both for the building itself and for the master project) there are still no valid contracts in DLD, so all rental rate and yield estimates are provided only at the level of the Marsa Dubai area (Dubai Marina and adjacent projects).

2. Liquidity and demand analysis

Since launch (2022), 183 sales transactions have been registered for Address The Bay 1BR (residential apartments). Quarterly breakdown shows spikes in demand in spring and summer 2023 (up to 75 deals per quarter), followed by a sharp slowdown – 1–4 deals per quarter in 2024–2025. This is standard for off-plan: the bulk of inventory is sold at launch; the market has now moved into the stage of occasional resales. At the Marsa Dubai area level, thousands of 1BR transactions take place annually (sufficient data for quarterly/annual comparisons).

There is still no rental data in DLD specifically for Address The Bay or for the Dubai Harbour master project. This is typical for new developments – occupancy starts only after handover. For the Marsa Dubai area, valid statistics are available: over 100,000 residential apartment rental contracts per year.

3. Average price per m² dynamics for the building and the area

Dynamics for Address The Bay (1BR, sale transactions only):

In Q3 2022 the average price per m² was about 30,300 AED.
Over the next six months the price gradually increased to 39,100–40,300 AED per m² by mid-2023 (the peak levels).
Over the last 12 months the current building average is about 37,600 AED/m². There are signs of gradual cooling: mid-2024 — around 35,000 AED/m², with minor spikes on individual units, but transaction volume is minimal.

Dynamics for the Marsa Dubai area (1BR):

From 2020 to 2022 the price grew from 14,000 to 21,500 AED/m² (steady growth).
In 2023 the market saw a strong jump — up to 30,700 AED/m², followed by stabilization at 25,000–26,000 AED/m² in 2024.
Over the last 12 months the area average is 25,800 AED/m².

Address The Bay 1BR units are selling at a 45–50% premium to the average 1BR price in Marsa Dubai. This reflects segmentation (waterfront first row, Emaar brand, new stock, premium finishes), but it is worth noting that the delta is very significant even compared to other recent projects in the area.

4. Rental and yield dynamics

There are still no direct rental contracts for Address The Bay in DLD. For Marsa Dubai, the average figures are:

Over the last 12 months, the average rent in the area for all residential apartments is about 1,310 AED/m²/year.
Dynamics in 2022 — 940–1,000 AED/m²/year; in 2023 — growth to 1,190–1,260 AED/m²/year; in 2024 — stabilization at 1,250–1,300 AED/m²/year.

5. Comparison and ROI

It is not possible to calculate ROI strictly for Address The Bay 1BR units based on actual DLD data (there is not a single rental contract). Using the area-level rental rate as a benchmark for this building is acceptable only as a price reference; the result is not a true yield, but rather an “investment benchmark”.

At the Marsa Dubai area level:

Average rent over 12 months: 1,312 AED/m²/year.
Average purchase price over the same period (area): 25,800 AED/m².
Headline “gross” ROI for the area: 5.1%. After accounting for all entry costs (taxes, commissions, vacancy), a net yield (ROI_net) of around 4.7% is realistic (the difference is due to high transaction costs, which “eat up” 7–8% of the entry price).

For Address The Bay (if we take the last 12 months’ average transaction price of 37,600 AED/m² and apply the area rental rate), the formal ROI is about 3.5%. This is significantly below the benchmark 7–8% per annum that many investors expect (this gap is explained by the premium for “primary product”, location, and building brand).

6. Investment fair value

To achieve a typical yield of 7–8% per annum, given the area-level rental rates, the “fair price” for an investor in Marsa Dubai would be 16,500–18,700 AED/m². Current Address The Bay transaction prices are twice this level — meaning that buying at current prices is justified only if you are betting on further location growth, breakthrough infrastructure changes, or personal use in a premium building. For pure investors, a negative discount to the market is possible — the price gap will not allow you to reach the 7–8% annual rental yield that is customary for Dubai.

7. Conclusions on the project and the area

Address The Bay is a liquid, highly sought-after new development with high sale prices and minimal secondary supply. The spread between the building and the wider area is at a maximum (new-build class, brand, direct waterfront line). For investors targeting high yields, buying at 37–38k AED/m² is only justified if you believe in further capital appreciation driven by limited supply and a strong brand. As a reference point for Address The Bay yields, nearby buildings and the wider area can only be used indirectly for now — there is still no direct rental track record in DLD. For Marsa Dubai, moderate further rental growth and stabilization around the current level are expected.

Overall, Address The Bay is an excellent product for long-term holding and residents, and somewhat less attractive for investors focused purely on passive income. Achieving a 7–8% yield through long-term rentals is unlikely at current entry prices.