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1. Definition of the area and data structure
Actual location: According to DLD, the MARINA 101 building belongs to the Marsa Dubai area, master project Dubai Marina. The analysis focused on the segment of one-bedroom apartments (1 b/r) in this building. In the DLD database, sales are recorded under the name MARINA 101; however, in the rental section of the open DLD registers there are no records for this building, neither at the building level nor at the master-project level.
The overall DLD dataset is large: more than 900,000 sales and almost 4.7 million rental contracts across Dubai. For this building, 45 sales of one-bedroom apartments have been recorded.
2. Sales dynamics and structure (1-bedroom, MARINA 101)
– In recent years, MARINA 101 has seen around 7–19 transactions per year for one-bedroom apartments.
– Renewed demand has emerged only recently: the majority of transactions took place in 2024–2025, likely after the project was properly integrated into the register.
– Quarterly dynamics of the average price per sq m in the building over the last 2 years fluctuated between 8,700 and 26,000 AED/sq m. Over the last 12 months, the average price was about 11,530 AED/sq m (19 transactions).
– In the Marsa Dubai (Dubai Marina) area, one-bedroom apartments are sold an order of magnitude more frequently (over 3,000 transactions in the last year), and the typical average price per sq m is almost 2.3 times higher — around 26,580 AED/sq m (3,331 transactions over 12 months).
The MARINA 101 segment trades at a substantial discount to the area average: 11,530 AED/sq m versus 26,580 AED/sq m, reflecting differences in product, perception and, possibly, legal or operational specifics of the building itself.
3. Rentals: availability and contract dynamics
– In the open DLD data there are zero valid rental contracts recorded for one-bedroom apartments both for the MARINA 101 building and for the Dubai Marina master project — meaning that either there are no official contracts, or they are not displayed in the public database for this building/project.
– At the Marsa Dubai area level, more than 116,000 residential rental contracts (all apartment types) have been concluded in total, which indicates high liquidity in the rental market overall. However, without actual rental rates and unit sizes for the narrow segment of one-bedroom apartments, it is impossible to estimate an average rental rate per sq m for MARINA 101 or even for the area under this parameter.
– Accordingly, it is not possible to correctly calculate yield (ROI), to benchmark fair price ranges, or to provide recommendations on market rental rates based on DLD data.
4. Conclusions on liquidity, demand quality and outlook
MARINA 101 differs significantly in price level from typical apartments in Dubai Marina: the discount to the area exceeds 50%. The transaction volume in the building is small compared with the wider area, but over the last 12 months deals have occurred in almost every quarter, which indicates some liquidity, especially among investors seeking a price bracket below the Dubai Marina average.
The rental market in Marsa Dubai is very active (tens of thousands of contracts per year), pointing to strong demand and high turnover; however, the absence of data specifically for MARINA 101 and for the master project makes it impossible to calculate investment returns based on official rental rates.
It is not possible to determine a fair price range based on a target yield (7–8% per annum) without DLD data on rental rates for this asset or at least for one-bedroom units in the area. Any quantitative estimate of ROI and “investment fair value” in this case would be unreliable.
5. Investor perspective
MARINA 101 occupies a niche of affordable product within Dubai Marina, with a lower entry price compared with the area average. An investor can expect a relatively quick resale at market price, but it is difficult to calculate objective returns due to the lack of information on actual rental rates. If rental data becomes available, the assessment should be revisited.
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