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 and belongs to the Dubai Harbour master project. For this building there are confirmed sales data for 1-bedroom apartments (183 transactions). There are still no rental contract records in Address The Bay itself, which is common for new premium buildings and off-plan projects. For rental analysis, the closest relevant level has been used — the Dubai Harbour master project. For both sales and rentals in Marsa Dubai there is also a sufficient volume of data for comparison and benchmark construction.
2. Sales price and activity dynamics
Over the past two years, Address The Bay has recorded strong demand for 1-bedroom apartments. The peak of activity fell on Q3 and Q2 2023 (75 and 12 deals), preceded by active sales starting from Q3 2022. The average price per square metre for 1-bedroom units rose steadily from around AED 30,300 (Q3 2022) to a peak of AED 40,300 (Q3 2023), after which it corrected closer to the current level.
The average price per sq m for 1-bedroom apartments in Address The Bay over the last 12 months amounted to AED 37,585. This is significantly above the simple average level in Marsa Dubai, where the average price per sq m for comparable units over the last 12 months was AED 27,343. Thus, Address The Bay trades at a premium of around 37% to the wider area market, which is explained by the asset class, its Dubai Harbour location and the Address brand.
Quarterly breakdown shows that Address The Bay clearly outperforms both the area and the master project in terms of price dynamics, despite some decline in transaction volumes in 2024 (typical for the final stage of sales in new projects).
3. Rental rate dynamics and levels
There are no confirmed rental contracts for Address The Bay itself in the DLD database yet (which is typical for new assets; most leasing will likely start after final handover and occupancy). At the Dubai Harbour master-project level, the average annual rent per sq m over the last 12 months amounted to AED 2,087. For comparison, in Marsa Dubai the 12‑month average is AED 1,309 per sq m. This gap indicates a clear location premium for Dubai Harbour versus traditional residential stock in Marsa Dubai/Marina.
Rental dynamics in Dubai Harbour: steady growth from Q3 2022 (from AED 1,890 to AED 2,300 per sq m at the peak in Q4 2023), after which rates stabilised in the AED 2,000–2,200 per sq m range. The number of contracts within the master project is approaching 2,400 per year — liquidity is high and rental demand is stable.
Important: all values are given for the Dubai Harbour master project, not for the building itself, as there are still no valid rental contracts recorded for Address The Bay.
4. ROI and investment fairness
The current average sale price for 1-bedroom apartments in Address The Bay is significantly above the area average. Actual rental levels are recorded only at the master-project level.
Annual “gross” yield (ROI_brutto) for an investor in Dubai Harbour (based on average Address The Bay prices and average rents for the master project):
– ROI_brutto (Address The Bay price / Dubai Harbour rent): 2,087 / 37,585 ≈ 5.6%
– ROI_brutto for Marsa Dubai (similarly): 1,309 / 27,343 ≈ 4.8%
After standard associated costs (taxes, commissions, registration of about 7–8% of the purchase price), the expected “net” yield (ROI_net) falls to around 5.2% for Address The Bay and around 4.5% for the area average.
To achieve a target yield of 7–8% per annum, an investor should focus on the following fair purchase price range for Address The Bay (all else being equal):
– At 7% ROI: 2,087 / 0.07 ≈ AED 29,800 per sq m.
– At 8% ROI: 2,087 / 0.08 ≈ AED 26,100 per sq m.
The current market price per sq m (AED 37,585) exceeds this “investment‑fair range” by roughly 25–45%. This confirms that Address The Bay functions as a premium lifestyle asset with a focus on capital appreciation rather than high initial rental yield.
5. Liquidity and outlook
Address The Bay shows stable interest on the primary market (over 180 1BR transactions in 2 years). The high volume of new contracts in Dubai Harbour and Marsa Dubai secures liquidity for Address‑class assets in this location in the medium term. Price growth against a backdrop of moderate compression in rental yields is typical for new premium projects: capital gains dominate over rental income.
In summary, Address The Bay is a liquid asset for an investor focused more on value growth in the premium segment than on high current yield. To reach ROI above 7%, a purchase at a substantial discount to current prices or a change in market rental levels would be required. Based on current DLD data, Address The Bay outperforms the wider Marsa/Marina market in both price and demand, but lags noticeably in terms of potential ROI.
Related Articles
- How to buy a property in Dubai in Sobha One Tower B – analysis 2025
- ROI analysis of apartment in Skyscape Avenue: DLD data and real deals
- Best Homes in Dubai: Top 5 Most Expensive Penthouses and Mansions
- ROI analysis of apartment in Riviera Chalet: DLD data and real deals
- Creek Harbour in Dubai: Master Community Overview, Key Projects and Investment Potential
