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1. Definition of the area and data structure
Actual location:
According to the DLD database, the LIV LUX building belongs to the Marsa Dubai area and the Dubai Marina master project. All further benchmarks and comparative analysis are provided strictly using these filters.
2. Sales data: transaction availability and dynamics
According to the DLD database, there have been no recorded transactions for studios (0BR/Studio) directly within the LIV LUX building (there is no data for building_name_en = LIV LUX either for primary or resale deals).
Therefore, all subsequent analysis and comparisons are carried out at the master project/area level: Dubai Marina / Marsa Dubai, for studios/0BR.
The area (Dubai Marina, Marsa Dubai) has a very large studio segment: over 4,300 transactions from 2020 to 2025 (only transactions with market unit sizes of 20–100 m² and prices above AED 100,000 were considered).
Dynamics of average price per m² for studios in Dubai Marina (market transactions) over the last 4 years:
– 2020: quarterly ranges from AED 31,600 to 40,000+ per m² (local volatility in the COVID market).
– 2021: short-term decline to AED 19,000–27,000 per m².
– 2022: return to growth, average level AED 28,000–33,000 per m².
– 2023: gradual decrease in averages from AED 33,300 in Q1 to around AED 25,100 per m² by year-end.
– 2024 (first half): range of AED 22,800–29,200 per m², followed by unstable dynamics.
– Last 12 months: average transaction level around AED 32,500 per m², which is above the local minimum but below the peak values of the hype-demand period.
Important note: area-level data includes both modern projects and older stock, so the price range is quite wide (from AED 20,000 to 46,000 per m², with extreme outliers above this range).
3. Rental data: rates and dynamics
There is no data on concluded rental contracts for studios in the LIV LUX building, which is typical for new residential complexes at the handover/construction stage.
Therefore, only area-level data (Dubai Marina / Marsa Dubai, studios, confirmed contracts) is used for the rental market analysis.
Dynamics of average annual rent per m² for studios (residential apartments only, 10+ m², area filter applied):
– 2020: from AED 900 to 1,150 per m² per year.
– 2021: gradual recovery — AED 950–1,020 per m².
– 2022: steady growth to AED 1,220 per m² by year-end.
– 2023: significant increase, quarterly values of AED 1,330–1,410 per m².
– 2024: even more pronounced growth, last quarter — above AED 1,650 per m².
– Average over the last 12 months: about AED 1,610 per m², based on 1,100 registered contracts (a representative sample).
The actual distribution by unit shows a substantial spread: most studios are rented at rates from AED 1,000 to 2,000+ per m² per year, with local peaks reaching AED 2,500 per m² (new builds and premium stock), and lower values in older buildings.
4. Price comparison and return calculation (ROI)
– Average purchase price for a studio over the last 12 months in the area: around AED 32,500 per m².
– Average rent for a studio of the same size in the same area over 12 months: AED 1,610 per m² per year.
Gross yield (ROI) for the area (focus on studios):
ROI_brutto ~ 1,610 / 32,500 ≈ 4.95% per annum.
Taking into account initial costs (taxes, commissions — 7–8% on top of the purchase price), it is reasonable to adjust the yield:
ROI_net ~ 4.6–4.7% per annum for a “net” investor.
To achieve a target yield of 7–8% per annum, the “investment-fair price range” for a studio at this rental level should be:
– at 8%: 1,610 / 0.08 ≈ AED 20,130 per m²,
– at 7%: 1,610 / 0.07 ≈ AED 23,000 per m².
The current average market transaction price (AED 32,500 per m²) significantly exceeds this investor-fair range, so buying a studio in Dubai Marina now is driven more by expectations of capital appreciation or a high premium standard than by a “textbook” 7–8% annual yield.
5. Liquidity and outlook
The volume of sales and the number of rental contracts in the area are very high, confirming strong demand and liquidity for studios in Dubai Marina / Marsa Dubai. The long-term positive rental trend persists; the significant gap in ROI is driven not by rental rates, but by the growth in median sales prices.
For buildings like LIV LUX (new stock), there is clear potential for premium positioning, but based on actual DLD data it is not realistic to target an ROI above 5% without a substantial discount to prevailing area prices.
Final conclusion: for an investor, a studio in Dubai Marina is a reliable, liquid asset, but one should not expect high passive income at current price levels; ROI is noticeably below the target range for “income-focused” strategies.
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