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1. Definition of the area and data structure
Actual location: according to DLD, MARINA 101 is located in the Marsa Dubai area and the Dubai Marina master project.
For the analysis, filters for 1-bedroom apartments (1BR) in MARINA 101 were used — this filter is applied correctly, matching rooms_en: ‘1 b/r’.
The database records 45 sale transactions for 1-bedroom apartments in MARINA 101 over the entire period. There are no valid rental contracts for this building in the DLD database, therefore all rental and yield analysis is based on the Dubai Marina master project and the Marsa Dubai area.
2. Market volume and liquidity
MARINA 101: over the last 12 months (including today’s date), 19 transactions for 1BR units in this building were completed — this is a decent level of liquidity compared to the market average.
Marsa Dubai area and Dubai Marina master project: in these locations, aggregate liquidity is very high — in just one year, 9,544 apartment sale transactions (Marsa Dubai) and about 89,650 rental contracts (Dubai Marina) were concluded; over the last 12 months — more than 14,000 rental contracts.
3. Dynamics of market prices for purchase
For MARINA 101 (1BR):
– The average price per m² over the last 12 months was about AED 11,530/m² (based on 19 transactions).
– Quarterly dynamics for 2022–2025 show high volatility. Maximum values (for example, above AED 26,000/m² in certain quarters) in the statistics reflect the impact of one-off anomalous deals and are not a typical level.
– Average values over the recent quarters of 2024–2025 range from AED 8,700/m² to AED 12,600/m².
For Marsa Dubai (all apartments):
– The average price per m² (12 months) is about AED 26,800/m² (9,544 transactions).
– The trend since 2022 shows confident growth: from approximately AED 19,000–22,000/m² to AED 24,600–28,000/m² in 2024–2025.
– MARINA 101 trades at a significant discount (roughly 2.3 times lower) versus the area — this is important for both buyers and sellers to consider.
For the Dubai Marina master project, the dynamics are similar (for 2024–2025: AED 18,000–23,000/m²), but still significantly above the level of MARINA 101.
4. Dynamics and level of rental rates
The DLD database has no valid rental contracts for MARINA 101 with correct area and annual amount specified for 1BR or other apartments (0 recorded contracts suitable for analysis).
For the Dubai Marina master project:
– The average annual rental rate per m² over the last 12 months: AED 1,243/m² (based on more than 14,000 contracts).
– Three-year dynamics: growth from AED 850–1,200/m² to about AED 1,300/m² by 2025. Peaks and short-term dips are possible due to seasonal factors and contract specifics.
For the Marsa Dubai area, the data are similar: over the last 12 months the average rate is slightly higher — around AED 1,365/m² in some quarters.
5. Comparison of the building and the area: premium/discount
– At the current actual price per m², MARINA 101 is noticeably cheaper than the area and the master project on average: about AED 11,530/m² versus AED 26,800/m² for the area.
– Rental rates (for the entire project/area) exceed the usual “investment proportion” for apartments in the Marina — therefore the discount of MARINA 101 looks substantial relative to the location.
6. Yield and “fair price” for an investor
– There are no actual rental data for MARINA 101, which means an accurate yield calculation based on DLD is not possible at the building level.
– For the Dubai Marina master project:
– Average rent-to-price ratio (gross ROI) = 1,243 / 18,530 ≈ 6.7% (if we take the average master-project price over the last 12 months of AED 18,530/m²; when buying specifically in MARINA 101, the yield may be even higher due to the significantly lower price).
– Taking into account standard acquisition costs (7–8%), net ROI decreases to about 6.2–6.3%.
– A fair price range per m² for a target yield of 7–8% per annum (based on the average rental rate in the area) would be: 1,243 / 0.08 ≈ AED 15,540/m² (for 8%) and 1,243 / 0.07 ≈ AED 17,760/m² (for 7%). The current level in MARINA 101 (AED 11,530/m²) is below this range, which makes the asset potentially attractive for investors, provided there is a realistic opportunity to rent the apartment at market rates for the location.
7. Conclusions on the outlook for MARINA 101 and the area
– As an investment asset, MARINA 101 looks attractive due to its discount to the market. Provided the apartment can in practice be rented at rates close to the Dubai Marina average, the potential yield for a buyer may be significantly above the area average.
– On the other hand, such a large discount to the market does not arise by chance — there may be legal, operational or reputational specifics of the building that negatively affect demand and achievable rents. All assumptions about yield require confirmation through actual rental performance.
– The Dubai Marina (Marsa Dubai) area maintains high liquidity and steady growth in both sale and rental prices, which is favourable for long-term investment.
Important limitation: due to the absence of reliable rental data in DLD for MARINA 101 itself, all yield and fair-price estimates for an investor are approximate and based on data for the master project and the wider area, rather than the building.
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