ROI analysis of apartment in ESCAN MARINA TOWER: DLD data and real deals

1. Area definition and data structure

Actual location: ESCAN MARINA TOWER is located in Marsa Dubai (master project Dubai Marina). This is confirmed by direct analysis of transactions in the DLD database.

Data availability: For ESCAN MARINA TOWER there are around 500 sale transactions and more than a thousand rental contracts available, which allows for robust analytics both for the building itself (especially for studios) and for the wider area.

2. Liquidity and transaction volumes

For studios in the building, over each of the last 3–4 years there have been 6–8 sale transactions annually, which indicates average liquidity for this segment in this building. By comparison, in Marsa Dubai (Dubai Marina) transaction volumes are many times higher and activity is stable. Rental activity also shows a steady flow of new contracts every year — on average 20–25 studio contracts per year in the building itself and around 1,000+ in the area.

3. Dynamics of average sale price per 1 m² (studios)

BUILDING (ESCAN MARINA TOWER):

Over the past four years, the average sale price of studios per 1 m² has been consistently rising:
- 2022: 11,200–13,500 AED/m²,
- 2023: 9,100–16,800 AED/m² (a step-change increase in Q2–Q3),
- 2024: 18,400–19,150 AED/m²,
- last 12 months: around 20,032 AED/m² (transactions in Q2 2025 above 20,000 AED/m²).
- Compared to the area, there is a significant lag behind the average sale price of studios in Marsa Dubai/Dubai Marina (for the area over the last 12 months — 30,972 AED/m²).
- Overall, the building’s price has almost doubled over 3 years.

AREA (Marsa Dubai):

The dynamics are stronger and more pronounced (huge turnover):
- In 2022: 16,000–28,000 AED/m²,
- 2023: 18,200–19,800 AED/m²,
- 2024: already 22,500–25,200 AED/m² (Q1–Q4),
- last 12 months: around 30,972 AED/m².
Thus, ESCAN MARINA TOWER consistently sells below the area level (20,032 vs 30,972 AED/m²), which reflects the building’s class and positioning.

4. Rental dynamics and level per m² (studios)

BUILDING (ESCAN MARINA TOWER):

Over the last 12 months the average annual rent for a studio has been 1,615 AED/m²/year.
Dynamics since 2021: a sharp increase from ~900–1,000 to 1,600+ AED/m² now. More recent deals (2024–2025) are even higher (1,700–1,800).
At building level there is stable leasing of studios, with a recommendation for landlords to maintain the current level at 1,600–1,700 AED/m²/year.

AREA (Marsa Dubai):

The area shows an average rental rate for studios of 1,559 AED/m²/year over the last 12 months.
The growth trend is similar to the building, but the level in ESCAN is slightly higher based on the latest contracts.
The ceiling for the area in recent years has been up to 1,650 at peaks, with a median of 1,480–1,600 AED/m².

5. ROI and fair price range

Based on average DLD data for the last 12 months:

In the building:
- Average purchase price: 20,032 AED/m²
- Average rent: 1,615 AED/m²/year
- Gross yield (ROI): 8.1%
- Net yield after transaction costs (approximately 7–8% of the price) — in the range of 7.4–7.6% per annum.
- With a target yield of 7–8%, the “investment fair” price range is 20,190–23,070 AED/m².
- The current average price corresponds to an investor targeting a 7.5–8% yield.

In the area:
- Average price: 30,972 AED/m²
- Average studio rent: 1,559 AED/m²/year
- ROI: 5.0%
- The market price in the area is significantly higher for the same asset type, while the yield is substantially lower.

6. Key conclusions

ESCAN MARINA TOWER is consistently priced below the area’s market level (around a 35% discount for studios), which makes it attractive for income-focused investors.
According to actual DLD data, ROI in the building holds at around 8% (net about 7.5%) — this is optimal for the affordable investment segment in Dubai Marina. In the wider area such figures are almost unattainable due to the high price level.
Sales and rental liquidity in the building is confirmed by a substantial volume of transactions and contracts; there is no stagnation in the studio segment.
Price and rental growth over 3–5 years is clearly visible, with particularly rapid market recovery after the pandemic.

The building remains an attractive choice for an investment buyer focused on yield, but with a lower “capital appreciation premium” than in Dubai Marina’s top locations. If brought to market with price expectations below 23,000 AED/m² for a studio (and with rental rates maintained), the chances of a quick sale and achieving a high yield are maximised.