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1. Definition of the area and data structure
Actual location: According to DLD, the Al Fattan Marine Towers building is located in the Marsa Dubai (Dubai Marina) area. In the DLD database, the identification of this building by building_name_en exactly matches the filter used. There is no information on the master project, but the area is defined as Marsa Dubai.
For Al Fattan Marine Towers there are 343 registered sale transactions accumulated over all years, which provides a statistically significant base for analysis. However, there are no registered rental contracts for this building for the entire observation period in DLD. In the Marsa Dubai area, more than 53,000 sale transactions and over 115,000 rental contracts have been recorded.
2. Deal structure and liquidity
Sales dynamics: Over the past 5 years, the building has seen between 20 and 50 transactions per year, indicating good liquidity of the asset. In the last 12 months, 50 transactions have been registered, which is sufficient to form a representative average price.
Apartment types: The database contains no transactions for studio units or units with 0 bedrooms. All transactions in Al Fattan Marine Towers are for 2-, 3- and 4-bedroom apartments, specifically:
– 3 B/R — 254 transactions.
– 2 B/R — 84 transactions.
– 4 B/R — 5 transactions.
Thus, for the 0BR type (studio or unit without a bedroom) there is not a single transaction recorded in this project according to DLD.
3. Price dynamics per square meter for the building and the area
Only valid transactions were analyzed (excluding extreme values of areas and prices). The figures below show average prices per m² filtered within a reasonable range.
Building (Al Fattan Marine Towers)
– Transaction size range: from 77 to 386 m².
– Price range per m²: from 7,600 to 36,900 AED.
– Over the last 12 months, the average transaction price was 15,442 AED/m², based on 50 transactions.
– 5-year dynamics: in 2020–2021 the average price remained at 9,700–13,800 AED/m²; in 2022–2023 the price corridor shifted to 13,000–14,145 AED/m², and in 2024 there is growth to 15,300–17,800 AED/m² by quarter.
Marsa Dubai area:
– Range of transaction sizes: from 10 to 941 m², with the majority being standard residential units.
– Over the last 12 months, the average price in the area was 22,522 AED/m² (based on 7,000+ transactions).
– Dynamics over the last 5 years: in 2020 the area was selling on average at 13,000–16,000 AED/m², in 2022 already at 19,000–20,000 AED/m², and from late 2022 to 2025 at 18,000–23,000 AED/m² by quarter.
Comparison: Al Fattan Marine Towers is 30–35% cheaper than the average market level in the area over the last 12 months, which may be related to the age of the building, specific unit sizes, layouts, or other characteristics of the building itself.
4. Rental dynamics and yield
There is not a single registered rental contract for Al Fattan Marine Towers in DLD. This is a rare situation for a large residential building; possible reasons include:
– The project is recorded differently in the DLD database (for example, under another name — but test searches using synonyms produced no result).
– Owners do not lease apartments officially under contracts registered with DLD, or the asset is heavily oriented towards long-term residents/owner-occupiers.
At the same time, for the Marsa Dubai area the statistics on contract volume are complete (115,000), so an average benchmark can be used:
– Average rental rate in the area over the last 12 months (taking into account apartments of different sizes and valid contracts): about 1,190 AED/m²/year (calculation: AVG(annual_amount/actual_area) based on valid area-level records).
5. ROI and fair price range
It is impossible to calculate ROI for the building due to the absence of registered rental rates (according to DLD data). Yield estimates specifically for Al Fattan Marine Towers cannot be provided on the basis of official statistics.
For the Marsa Dubai area, one can rely on the average yield:
– Area ROI: about 5.3% gross per annum (1,190 / 22,522).
– Taking into account all transactional costs (DLD fee, agency, registration), the effective (net) yield is even lower — about 4.9–5.0% per annum.
Fair “investor” price range per m² if the investor’s target ROI is 7–8% per annum:
– For Marsa Dubai: fair price = [14,875; 17,000] AED/m².
– The current average price per m² in the area is above this range; Al Fattan Marine Towers, by contrast, is trading within this range (and even cheaper), but without confirmed rental data it is impossible to speak either of a “rental premium” or of potential yield.
6. Brief conclusion
Al Fattan Marine Towers remains one of the most affordable options within Dubai Marina (Marsa Dubai) in terms of price per m², being roughly one-third below the average market level in the area. The asset shows high sale liquidity, as evidenced by the stable number of transactions in the building each year. However, the absence of official rental contracts does not allow the real long-term rental yield of the asset to be assessed using DLD data — a potential investor should view the price level as attractive for entry, but bearing in mind that the income/rental stream cannot be confirmed with reference to DLD.
The current price dynamics for the building can be described as positive: growth of more than 15% over the last 12–18 months. Nevertheless, the investment focus of this project is constrained by the inability to formally confirm payback based on DLD data. To assess yield, it is more appropriate to rely on area-wide comparables rather than on the building itself.
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