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1. Definition of the area and data structure
Actual location: According to the DLD database, the Al Fattan Marine Towers building is located in the Marsa Dubai (Dubai Marina) area. The master project is not specified in the DLD data (left blank).
Data volume structure: The DLD database records 352 sale transactions for residential apartments (type Flat) in this building over the entire period. No transactions for 1-bedroom (1BR) apartments in Al Fattan Marine Towers are currently found in the database — therefore, the analysis below is based on the entire pool of apartments in the building within the “Flat” type.
On rentals: There have been no direct rental contracts in DLD for this building in recent years — neither for the entire property nor for 1BR units. Therefore, to assess current rental rates and yields, a representative sample for the Marsa Dubai area was used.
2. Transaction, price and liquidity dynamics
Transaction activity: In 2023–2025 this building recorded between 26 and 58 transactions per year, with 50 deals in 2023, 32 in 2024, and already 56 in the incomplete year 2025 — liquidity is high and demand is stable.
Average price per square meter dynamics for the building:
– Over the last 12 months, the average purchase price per m² was about AED 15,600 (with proper filters by size and value).
– Over 2021–2025, the average price per m² in Al Fattan Marine Towers increased from AED 8,900–12,700 (2021) to AED 15,500–16,100 (2024–2025), peaking in Q2–Q4 of 2024–2025.
– The building’s average has consistently remained below the Marsa Dubai area average (AED 15,600 vs AED 26,300 per m² over the last 12 months).
Average price per square meter dynamics for Marsa Dubai:
– The area as a whole shows confident growth: from AED 13,400 per m² at the beginning of 2021 to AED 26,300 per m² over the last 12 months.
– The amplitude of price dynamics in the area is significantly higher than for the building, which indicates that a number of other complexes in Dubai Marina are more premium compared to this asset.
3. Rental market and yield
There have been no rental contracts directly for Al Fattan Marine Towers (including 1BR and any flats) in DLD over the last 12 months, so rental statistics are analyzed at the Marsa Dubai area level.
The average annual rental rate per m² in Marsa Dubai (last 12 months) is AED 1,312. Rental rates over the past 3 years have grown from AED 700–900/m² in 2020–22 to AED 1,200–1,350/m² in 2023–2025, reflecting strong rental demand in the area.
4. Yield comparison and “fair price” for an investor
The yield indicator is calculated solely on the basis of verified DLD data for Marsa Dubai:
– Average purchase price per m² for the building over 12 months: AED 15,595.
– Average rental rate per m² in the area over 12 months: AED 1,312.
Roughly, when buying an apartment in Al Fattan Marine Towers, the potential “gross” yield is about 8.4% per annum using the formula ROI = rent / price.
Taking into account standard entry costs (DLD fee, agency commission, registration — 7–8%), the net yield decreases to around 7.8%, i.e. ROI_net ≈ 7.8%.
Comparison with the “fair price range” for investors targeting a 7–8% annual yield:
– For a rental rate of AED 1,312/m², the “fair investment price” range is AED 16,400–18,700 per m² (for yields of 8% and 7%, respectively).
– The current average price for the building (AED 15,600/m²) is slightly below the lower bound of this range, which technically means an investor can achieve a yield even above the desired 8% when buying at the Al Fattan market price and renting at the area’s average rate.
If we take Marsa Dubai as a whole (with a typical purchase at AED 26,300/m²), the yield falls to about 5% per annum. Thus, Al Fattan Marine Towers appears more attractive in terms of current yield for an investor than the average stock in the area.
5. Conclusions and outlook
– Liquidity in the building is high: 30–50 sales per year, and a substantial number of rental contracts in the area.
– Prices in the building have been rising, but more slowly than in the area overall, and on average are significantly below Marsa Dubai (minus 35–40% versus the average area price per m²). This may be due to the age of the asset, its micro-location, operational specifics, as well as corporate and bulk deals that pull the average down.
– Rental rates in the area have been on a solid upward trend since 2022, and Al Fattan should “by default” correlate with this trend.
– When buying an apartment in Al Fattan Marine Towers, there is potential for yields above the Dubai Marina area average and above the indicated “fair” range for a 7–8% yield; however, on exit, a more aggressive pricing strategy may be required if you benchmark against the same area references.
– The asset is attractive as an investment for rental income in the business-class segment at prices below the Dubai Marina average. For capital appreciation, the potential is below the area average, but remains strong due to liquidity and the overall upward trend in the Marina.
Limitations: All rental and yield indicators relate to the area as a whole, since there is no DLD rental data for the building itself. ROI and “fair price” calculations are based on average rental data for Marsa Dubai.
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