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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 DLD database records 119 sale transactions for MARINA 101. For the Dubai Marina (Marsa Dubai) area, there have been over 32,000 sale transactions, and more than 88,000 rental contracts registered in the same area, which indicates high liquidity both at the building and district level.
2. Structure of demand and liquidity
For the building itself, transaction activity is unevenly distributed by quarter, with the main spike occurring in the second half of 2023 and in 2024; the number of deals per quarter reached up to 22. This points to phases of sharp activity (apparently linked to handover or the formation of resale pools), as well as periods of lull. At the district level, demand is consistently high — transactions have been recorded every quarter in recent years.
Rentals: For MARINA 101 itself, no rental contracts were found in the DLD database. However, for Dubai Marina (Marsa Dubai), over the last 12 months there is sufficient data to analyse the average rental rate and its dynamics.
3. Dynamics and current levels: price per m²
– For MARINA 101, over the last 12 months the average purchase price per m² was about AED 11,940 (for all apartment types, not only studios).
– For Dubai Marina (Marsa Dubai), the average sale price is higher: AED 22,730 per m² over the same 12 months.
– Thus, transactions in MARINA 101 are closing at a clear discount to the district (minus 47%, almost a twofold difference).
– The building’s price dynamics are volatile: there were quarters with significant outliers (for example, AED 24,580/m² in Q2 2024), but overall the price range has remained within AED 10,000–13,000/m², with short-term spikes and corrections.
For Dubai Marina, the trend has been more stable, with a steady increase in the average price from AED 15,000–16,000/m² (2020–2022) to AED 18,000–22,000/m² in 2023–2024 and above AED 24,000/m² in 2025.
4. Dynamics and current levels: rentals
– For the building, there is no DLD data on concluded rental contracts.
– For Dubai Marina (Marsa Dubai), the average annual rental rate per m² over the last 12 months is about AED 1,238/m².
– Rental growth over the past 3 years is evident: from AED 750–1,000/m² (2021–2022) to AED 1,100–1,200+/m² in 2023–2024, which confirms strong current demand.
5. ROI based on DLD prices over the last 12 months
– At the building level, it is impossible to calculate returns due to the absence of rental rate data.
– At the district level (Dubai Marina, Marsa Dubai):
– Gross yield over the last 12 months: 1,238 / 22,730 ≈ 5.4%.
– Net yield (taking into account initial costs of ~7%): around 5.0% per annum.
– The investment-fair entry price range for a target ROI of 7–8% is calculated as 1,238 / 0.08 = AED 15,475/m² (for 8%) and 1,238 / 0.07 = AED 17,686/m² (for 7%). The current market price per m² is above this range, which means that to achieve a 7–8% annual yield at the district level, a 22–32% discount to current sale prices is required.
– For MARINA 101 (at a price of AED 11,940/m²), the potential yield may be significantly higher than the district average; however, this assumption needs to be confirmed by actual rental rates in the building itself. Without these facts, calculating ROI would be incorrect.
6. Conclusions
– MARINA 101 is trading noticeably below the district level; sales liquidity over the last 18 months has been high.
– Dubai Marina is consistently in demand for both sales and rentals, with rental rates having increased significantly over the past 2–3 years.
– At the building level, ROI is difficult to assess due to the absence of registered rental contracts; at the district level, current yields are below traditional investment expectations (5.0% net), and the fair price for a 7–8% ROI is significantly below the market.
– When purchasing in MARINA 101 at a discount to the district and with the ability to rent out at average district rates, potential returns may exceed the district average, provided rental demand is confirmed. When buying at district prices, the target investment yield is unattainable without further rental growth or a discounted purchase price.
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