1. Definition of the area and data structure
Actual location: LIV MARINA is recognized by the DLD system as a building located in the Marsa Dubai area, master project Dubai Marina. The segment under analysis is studios (0BR, studio) in LIV MARINA.
Data volume: For studio sales in LIV MARINA, 17 transactions have been recorded. For studio rentals in this building, only 2 current contracts have been registered.
2. Transaction and price dynamics for the building
Transactions for studios in LIV MARINA were registered in waves: the peak was in Q3 2022 (9 deals), with smaller spikes in Q2 2022 and Q2 2023. There have been no new deals in 2024 yet (as of June).
The average price per square metre for studios in the building over the last 12 months was about 30,940 AED/m². LIV MARINA shows a confident upward trend: quarterly values range from 21,970 AED at the beginning of 2022 to 33,380 AED in Q2 2023; in the most recent deal (Q3 2025, likely a delayed registration) the average price remains above 33,000 AED/m².
3. Comparison with Marsa Dubai
The price level in the area (also only studios) over the last 12 months is around 31,980 AED/m². The dynamics for the area are smoother, but in individual quarters in 2020–2021 both higher and lower values were observed (from 20,500 AED/m² to 41,000 AED/m²), reflecting the mixed development and age differences of the buildings in the district. In recent months, the area level is close to the building — there is neither a clear premium nor a noticeable discount for LIV MARINA relative to other studios.
4. Rental rates: potential and reality
For LIV MARINA, the DLD database contains only two valid studio rental contracts, concluded in Q4 2025 and Q1 2026. The average annual rental rate for a studio (expressed as rental income per 1 m²) over the last 12 months was approximately 2,621 AED/m² — significantly above the average market level in the area.
For Marsa Dubai, the large number of counterparties allows us to assess the mass market: the average rental rate for studios over the last 12 months is 1,567 AED/m² per year. Rental dynamics in the area are steadily rising — from about 1,150 AED/m² in 2022 to 1,600 AED/m² by mid-2024.
5. Comparison of building and area, returns (ROI)
In terms of rent_yield (the ratio of annual rent to purchase price), the difference is very substantial:
– Gross yield for a studio in LIV MARINA based on actually registered contracts over the last 12 months is about 8.5% per annum (2621/30944).
– For Marsa Dubai, the gross ROI for studios is around 4.9% per annum (1567/31983).
This is a serious premium — but it is important to understand that there are very few rentals in the building (2 rental deals), and these figures may not fully reflect the market balance of demand and long-term rental rates.
Taking into account investment costs (DLD fee, brokerage, vacancy, etc.), the effective net yield (ROI_net) will be 7–8% lower, i.e. for LIV MARINA around 7.8–7.9%, and for the area around 4.6%.
6. Range of investment-fair prices
If an investor were targeting a yield of 7–8% per annum, the fair price range per 1 m² for a studio in LIV MARINA would be from 32,760 to 37,440 AED/m² (previously calculated as rent_psm / 0.08; rent_psm / 0.07). The current average price in the building (30,940 AED/m²) is slightly below this “investment corridor”, which means that at this rental level (if it is sustained across a larger number of deals) even a premium to the market could be justified. At the same time, for the area, to achieve a 7–8% yield, the fair price would be in the range of 19,600–22,400 AED/m², which is noticeably below current prices.
7. Liquidity and outlook
In LIV MARINA the sales volume is not very large, but sufficient to track the trend; there are no signs of an acute shortage of demand. Rental contracts are only just starting to be registered, so the yield assessment for the building is rather preliminary. Marsa Dubai is characterized by high liquidity: thousands of rentals and hundreds of studio sales annually, with stable demand and a steady inflow of new tenants.
As of June 2024, LIV MARINA demonstrates a premium yield relative to the market thanks to several high rental contracts (actually registered), but for a long-term ROI forecast it is worth waiting for a broader rental statistics base for the building. Marsa Dubai remains a liquid location for investment; however, the average yield level for studios is closer to the Dubai average (5% gross).
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