Skip to content
1. Definition of the area and data structure
Actual location: According to DLD, Address The Bay is located in the Marsa Dubai area within the Dubai Harbour master project.
Validation in the database: For Address The Bay there are 648 registered sale transactions from 2022 to 2025. Over the last 12 months, 78 transactions were concluded for this specific building. Rentals: DLD has no registered lease contracts directly for Address The Bay, which is typical for new/premium developments. For a representative rental analysis we use the Dubai Harbour master project, where 985 valid residential lease contracts have been recorded over the last 12 months, providing high reliability for local rental metrics.
2. Volume and dynamics of transactions for the building, master project and area
Transactions for Address The Bay: The main sales volume occurred in 2022 (325 deals) and 2023 (190 deals). In 2024 and 2025 fewer deals were concluded (58 and 75 respectively; part of the 2025 transactions may be forward/off-plan).
Transactions in the Dubai Harbour master project: Over the last 12 months — 1,947 deals, total — 11,753.
Transactions in the Marsa Dubai area: Over the last 12 months — 10,445, total — 54,575.
Conclusion: Address The Bay is a liquid, highly demanded project with strong sales velocity, especially at launch and at the final stages of construction and handover.
3. Dynamics of average price per m²: building and master project
Address The Bay: Based on transactions with actual apartment size (outliers outside the 10–1,000 m² range removed), the average price per m² was as follows:
– Q3 2022: 34,600–35,400 AED/m² (active primary sales phase);
– 2023: dynamic growth from 39,000 to 45,600 AED/m²;
– 2024 (to date): fluctuations in the 34,950–44,240 AED/m² range (12‑month average — 39,288 AED/m²).
Dubai Harbour: The master project shows a generally smoother trend, but with a stepwise surge from late 2022 to mid‑2023 (from 32,200 to 48,300 AED/m²), followed by stabilization around 39,700–42,600 AED/m², which is comparable to Address The Bay levels, though the master average is higher: 42,019 AED/m² over 12 months.
Marsa Dubai area: Significantly lower — the average price per m² in the area over the last 12 months is 28,745 AED/m².
Address The Bay over the last 12 months has been trading 7% below the overall Dubai Harbour average, and substantially above Marsa Dubai as a whole.
4. Rental rate dynamics and metrics for the master project
For Address The Bay there are no valid lease contracts in DLD.
Dubai Harbour: The average calculated annual rental rate based on the latest 12‑month sample is 2,084 AED/m². The volume of new contracts is high; seasonal dynamics show a steady increase from 2021 (1,500–1,600 AED/m²) to a peak of 2,300 AED/m² at the end of 2023, followed by stability at 2,040–2,200 AED/m² in 2024.
5. ROI and “fair price” for an investor
Dubai Harbour master project over the last 12 months:
– Average sale: 42,019 AED/m².
– Average rent: 2,084 AED/m².
– Gross ROI (based on actual DLD metrics with aligned data windows): 4.96%.
Adjustment to net ROI (including 7% entry transaction costs): 4.63%.
“Fair investment price range” as a benchmark for a 7–8% ROI:
– Minimum price from which an investor can expect 8% p.a.: 2,084 / 0.08 ≈ 26,050 AED/m².
– Maximum price for a 7% p.a. target: 2,084 / 0.07 ≈ 29,770 AED/m².
Thus, both Address The Bay and most resale/primary stock in Dubai Harbour are currently trading well above the fair-value benchmarks for an investor targeting a 7–8% yield (actual yields are closer to 4.5–5% gross). To reach 7–8% p.a. at current rental levels, a substantial purchase discount is required — 25–35% below market. Today’s higher prices reflect the premium nature of the location and are geared towards capital appreciation rather than passive income.
6. Conclusions on liquidity and outlook
The residential building Address The Bay and the Dubai Harbour master project enjoy consistently strong demand from both investors and end users. The number of sale and lease transactions indicates high liquidity and a narrow gap between construction and operational phases.
Price dynamics point to an entry into a stabilization phase after a period of rapid growth. Rents in the location have increased by more than 40% over three years, supporting a long‑term hold strategy; however, the high entry price caps potential yields for a classic buy‑to‑let investor. A 7–8% annual yield target here is objectively unattainable without buying at a substantial discount or seeing an outpaced rental growth — the average return for new investments is around 4.5–5% gross (4.2–4.6% net after costs).
Brief investment assessment: Address The Bay and Dubai Harbour are highly liquid, premium‑class assets with stable rental demand, attractive for investors focused on capital appreciation and reliability rather than on maximizing current yield.
Related Articles
- How to sell an apartment in Dubai in Naya at District One – analysis 2025
- Best Family-Friendly Areas in Dubai for Comfortable Living
- How to sell an apartment in Dubai in Volante – analysis 2025
- ROI analysis of apartment in Rove Home Residences: DLD data and real deals
- How to sell an apartment in Dubai in Al Murad Tower – analysis 2025
