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1. Definition of the area and data structure
Actual location: according to DLD, the ELITE RESIDENCE building belongs to the Marsa Dubai area (this is the Dubai Marina district), with Dubai Marina as the master project. The analysis is based on transactions and rental contracts for 1-bedroom apartments (1 b/r), with the name fully matching the DLD records.
Registered in the database:
– 309 sale and purchase transactions for 1-bedroom apartments in this building;
– 1,481 active rental contracts for 1-bedroom apartments in ELITE RESIDENCE;
– data for the last 12 months for the building and for the area are representative (dozens and hundreds of transactions/contracts).
2. Sales dynamics and price levels (price per sq.m.)
For the building (ELITE RESIDENCE, 1-bedroom):
– 1-bedroom apartments have enjoyed stable demand over the past years.
– The average price per m² has been steadily growing since 2020: from ~9,000–10,000 AED/m² (2020–2021) to ~15,400 AED/m² (average over the last 12 months).
– In 2024, the price per m² has been consistently in the range of 14,700–17,000 AED/m².
For the area (Marsa Dubai, 1-bedroom):
– Average prices per m² in the area are noticeably higher than in ELITE RESIDENCE, and have also increased: from ~14,000–16,000 AED/m² (2020) to 26,800 AED/m² over the last 12 months.
– Since 2022, the area (Dubai Marina) has shown very strong growth — more than 2x, as recorded in DLD data, while ELITE RESIDENCE remains significantly cheaper than the area average.
3. Rental market analysis
For the building (ELITE RESIDENCE, 1-bedroom):
– Active rental market with a very broad contract base; the market structure is stable.
– Growth in average annual rent per m²:
– In 2020–2021: ~620–850 AED/m²/year.
– In 2022–2023: ~950–1,050 AED/m²/year.
– In the last 12 months: 1,125 AED/m²/year (based on 212 contracts).
– Over the past 3 years, rental rates have grown steadily, reaching peak levels for the building in 2023–2024.
For the area (Marsa Dubai, 1-bedroom):
– In the area, the average rent over the last 12 months is 1,343 AED/m²/year (based on more than 7,500 contracts).
– The area has consistently higher rental rates, and this gap is maintained year after year.
4. Average indicators over the last 12 months
For the building (1-bedroom, ELITE RESIDENCE):
– Average transaction price: 15,425 AED/m² (based on 61 transactions).
– Average rent: 1,125 AED/m²/year (based on 212 contracts).
For the area (Marsa Dubai, 1-bedroom):
– Average transaction price: 26,833 AED/m² (based on 3,259 transactions).
– Average rent: 1,343 AED/m²/year (based on 7,518 contracts).
ELITE RESIDENCE shows a significant discount versus the area both in sales and in rentals: currently 42% cheaper in purchase price and 16% cheaper in rent.
5. Yield (ROI) and fair price levels
Current brutto ROI for the building:
– Based on actual DLD data for the last 12 months: 7.3% (1125 / 15425).
– Brutto ROI for the area (Marsa Dubai, 1-bedroom): 5.0% (1343 / 26833).
Netto ROI after accounting for initial costs (7%):
– For the building: around 6.8% per annum (entry including costs).
– For the area: around 4.7%.
Investment price range for a 7–8% annual yield:
– For the building: fair price for this yield is 14,060–16,080 AED/m².
– For the area: fair price is 16,800–19,200 AED/m².
– The current average price in the building falls within the investment-comfortable range for targeting a 7–8% yield.
6. Liquidity, outlook and comparison with the area
– The asset demonstrates high liquidity both in sales and rentals: a large number of transactions, a broad base of rental contracts, stable dynamics, and no gaps in time series.
– Price growth rates in ELITE RESIDENCE are lower than the Dubai Marina average, but the discount at entry provides competitive yields — higher than in the area overall.
– Rents in the building are growing steadily; the current average yield level is above the market’s optimal benchmarks (but lower than at the 2020–2021 peak, when entry prices were significantly lower).
– For an investor: the asset is primarily attractive for the mass tenant segment, with a focus on high yield and stable demand, while long-term revaluation potential is below the Dubai Marina average.
Brief conclusion: in the 1-bedroom segment, ELITE RESIDENCE is a highly liquid asset with a discount to the area in purchase price and stable yields according to DLD. It can be recommended to investors as an option for achieving current yields above the area average, but without a strong bet on high long-term capital growth in percentage terms.
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