1. Definition of the area and data structure
Actual location: according to the DLD database, LIV MARINA belongs to the Marsa Dubai area (this is the core residential cluster of Dubai Marina). The master project in transaction records is Dubai Marina. All further comparisons are made against this area.
Data scope:
– For 1-bedroom apartments in LIV MARINA, 204 sales have been recorded.
– Current rental statistics for the building itself are available (60 contracts; over the last 12 months there have been enough rental transactions to calculate an average rate).
2. Liquidity and demand
Peak sales of 1BR units in LIV MARINA were recorded in 2022 and 2023, indicating high launch liquidity and stable post-launch absorption. There are already active rental contracts in the market — the project is in demand both for purchase and for leasing.
3. Sale price dynamics per m² (LIV MARINA and Marsa Dubai area)
Price in LIV MARINA for 1BR (AED/m²):
– Q2 2022: 26,010
– Q3 2022: 25,465
– Q4 2022: 30,806
– By 2023–2024: steady growth — by mid-2024 values reach 34,500–36,200 per m².
– Average price over the last 12 months: around 32,900 AED/m².
For Marsa Dubai (area as a whole, all units/types):
– 2022: growth from ~22,000–25,000 to peak levels of 26,500–31,700 per m² in 2023.
– 2024: the area is holding in the 22,500–27,300 AED/m² range.
– Average over the last 12 months for the area: approximately 28,100 AED/m².
Result: LIV MARINA trades at a premium of roughly 17% to the area’s average price per m².
4. Distribution of unit sizes and prices
Typical sizes of 1-bedroom apartments in LIV MARINA are 69–85 m². Achieved prices per m² have varied significantly: from ~19,500 to 40,000 AED/m² (the extremes are outliers; median and mean over the last year are closer to 33,000 AED/m²).
5. Rental analysis (LIV MARINA and the area)
For LIV MARINA, the average annual rental rate per m² over the last 12 months is 2,082 AED/m².
– This is significantly higher than the Marsa Dubai area average: 1,317 AED/m² (per DLD statistics for the same period).
In terms of dynamics, rental data for the building itself is robust only for the last year, but for the wider area there is a clear upward trend: from 700–900 AED/m² in 2020–2022 to 1,200–1,300 AED/m² in 2024. In LIV MARINA, rental levels immediately came out at a premium, almost 1.6x above the market average.
6. Comparison of sale and rental levels (“building vs area” benchmarks)
– Purchase price (last 12 months):
– LIV MARINA 1BR: ~32,900 AED/m²
– Marsa Dubai (area): ~28,100 AED/m²
– Rent (last 12 months):
– LIV MARINA: ~2,080 AED/m² per year
– Marsa Dubai (area): ~1,320 AED/m² per year
7. ROI and fair price rating
– Actual gross ROI (rental yield before expenses, based only on DLD data for the last 12 months):
– LIV MARINA: 2,080 / 32,900 ≈ 6.3% per annum
– Marsa Dubai: 1,320 / 28,100 ≈ 4.7% per annum
– Net ROI (after adjusting for initial costs of ~7%): for LIV MARINA — 5.8–5.9%.
– For an investor targeting a 7–8% annual yield, the “fair price” per m² in LIV MARINA (based on the confirmed rent of 2,080 AED/m²) is in the 26,000–29,700 AED/m² range. The current market price exceeds this corridor by 10–25%, and a certain discount to the weighted average price (or further rental growth) is required to reach the desired target yield.
– Similarly for Marsa Dubai: at current prices, a substantial discount to the market is needed to achieve a 7–8% ROI (the investment case is more about capital appreciation than pure income).
8. Conclusions and outlook for the investor
LIV MARINA as a standalone building offers premium positioning and rental rates significantly above the area average. Sales of 1-bedroom units have been active — the building is in demand among buyers. However, at current transaction price levels, investor yields over a 1–2 year horizon will be below the “investment standard” of 7–8% — similar to most recent launches in Dubai Marina.
The outlook for both the wider area and the building remains positive in terms of capital growth; there are no liquidity constraints for the asset, with both sales and rentals performing steadily even in recent periods. Yields are likely to remain moderate, and the “entry price” should be assessed against the investor’s objective: for a pure rental strategy it is more reasonable to focus on buyers oriented towards capital appreciation rather than exclusively on income.
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