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1. Definition of the area and data structure
Actual location: According to DLD data, the Beach Mansion project is indeed located in the Marsa Dubai area, with Dubai Harbour as the master project. All analysis below is based solely on the data that is actually present in the DLD transaction registry.
For 2-bedroom apartments (2 b/r) in Beach Mansion there is a substantial volume of sales data. Rental contracts for this building (and even for the Dubai Harbour master project) have not yet been registered in DLD, which is typical for new projects at the handover stage. For rental rate and yield analysis we are therefore forced to use the area level (Marsa Dubai).
2. Transaction and price dynamics for the building and the area
Volume and frequency of transactions:
From Q4 2021 to the current quarter of 2024, 273 transactions for 2-bedroom apartments in Beach Mansion have been recorded in DLD. The largest volume fell on the sales launch in Q4 2021 — 105 transactions; afterwards volumes declined, but there have been deals in almost every quarter of 2022–2024, indicating solid interest at different stages of the project lifecycle. The strong initial transaction dynamics point to a successful primary launch and robust demand, typical for new Dubai Harbour projects.
Average price per square metre dynamics (Beach Mansion, 2-bedroom, DLD transactions):
– End of 2021: ~27,550 AED/m².
– In 2022 prices rose gradually from ~27,700 to 29,900 AED/m², followed by a period of relative stabilisation.
– By 2023 prices increased further: the maximum quarterly level was recorded in Q2 2023 at roughly 31,700 AED/m².
– Over the last 12 months (Q4 2023 – Q3 2024) the average stands at 33,544 AED/m².
For comparison: across Marsa Dubai (all apartments) the average price_psm over the last 12 months is 26,738 AED/m², meaning Beach Mansion at the time of analysis is priced roughly 25% above the area-wide average for apartments.
The average price per m² in Marsa Dubai also shows confident growth: from 14–16k AED/m² at the start of 2020 to 27–29k AED/m² in 2023–2024, confirming the area’s rising status.
3. Rental dynamics and market rental rates
For Beach Mansion and the Dubai Harbour master project there are still no rental contracts with a valid rate in DLD: this is often the case for new projects where residents have not yet moved in or the rental portfolio is only starting to form.
Therefore, the assessment is based on the entire Marsa Dubai area (all apartments). The database for the area contains over 110,000 valid rental contracts, which makes the analysis meaningful and statistically robust.
Average annual rental rate per m² (Marsa Dubai, all apartments):
– In 2021 the rate held at 720–780 AED/m².
– In 2022 it grew steadily to around 1,000 AED/m².
– In 2023 growth accelerated sharply, peaking at 1,260 AED/m² in Q2, with a slight decline to 1,186–1,087 AED/m² in Q2–Q3, and a return to 1,186 AED/m² by year-end.
– Over the last four quarters the level has remained above 1,170 AED/m², with the latest recorded average at 1,219 AED/m² (Q2 2024).
4. Yield (ROI) comparison and calculation
Current average purchase price for a 2-bedroom apartment in Beach Mansion over the last year: 33,544 AED/m².
Average rental rate for the area: about 1,219 AED/m²/year (over the last 12 months based on DLD contracts).
Yield (ROI) calculation:
– Rough ROI (gross, based on Marsa Dubai): 1,219 / 33,544 ≈ 3.6% per annum.
– Approximate ROI net of entry costs (net, assuming -8% for expenses): 3.6% / 1.08 ≈ 3.3% per annum.
This ROI level is very low for Dubai — modern “first-line” projects in prime locations are usually not designed for high yields, but rather for capital preservation and a premium address.
Fair investment price range for a target ROI of 7–8%:
– To achieve such ROI, the purchase price should be in the range [1,219/0.08; 1,219/0.07], i.e. 15,200–17,414 AED/m².
– The actual transaction price for 2-bedroom units in Beach Mansion (33,544 AED/m²) is more than double this investment range.
– Achieving a 7–8% yield would require a very substantial discount to the current market price, which is practically unattainable.
5. Additional conclusions on liquidity and outlook
– The transaction volume for the building is very strong, with high liquidity at the sales stage; there is no sign of abrupt contract signing spikes, which is usually positive for stable demand.
– Secondary demand in the area and across Dubai Harbour is growing rapidly; the area is entering the top-5 in terms of rental growth rates.
– However, based on actual DLD data, buying in Beach Mansion is not an income-focused investment, but rather a premium unit for own use or “capital parking”.
Conclusion: According to public DLD transactions, 2-bedroom apartments in Beach Mansion are currently significantly more expensive than the area average. Landlord yield is minimal and well below what is typically considered a target ROI for Dubai real estate. A fair investment price, based on real rental rates in the area, would be roughly half of current transaction levels, yet primary sales liquidity remains high. The project is relevant primarily as a prestigious address and a long-term capital placement, not as a tool for generating passive income.
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