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1. Definition of the district and data structure
Actual location: the MARINA ARCADE building is located in the Marsa Dubai district (de facto corresponding to Dubai Marina) according to official DLD data. Within the district, the master community is also named Dubai Marina. Since handover, more than 280 sale transactions have been recorded in the building, and the rental sample is also substantial (over 900 contracts for the building).
2. Transaction dynamics and liquidity
The building maintains a stable volume of transactions: based on data for the last 4 years, sales take place in every quarter, with most quarters recording 8–30 deals, which indicates steady liquidity relative to the wider market. Rental activity is confirmed by hundreds of contracts annually.
3. Price dynamics and levels for 2-bedroom apartments (2BR)
In MARINA ARCADE, the average price per square metre for 2BR apartments over the last 12 months was about 13,870 AED/m². For comparison, the average price in Marsa Dubai for similar 2-bedroom units over the same period is significantly higher — around 25,900 AED/m², meaning Marina Arcade trades at a discount of more than 45% to the district.
Price dynamics for the building since 2020 show growth from 11,000–14,500 AED/m² in 2020–2022 to 15,000–16,500 AED/m² in certain quarters of 2024; however, the latest average annual level is slightly below the maximum quarterly peaks. The district as a whole has shown outpacing price growth over the last 3 years, and its level has historically been substantially higher.
4. Rental rate dynamics for the building and the district
The average annual rental rate in the MARINA ARCADE building over the last 12 months was approximately 1,071 AED/m², taking into account all residential contracts. The comparable figure for Marsa Dubai is higher — 1,317 AED/m² (a difference of about 23% in favour of the district). Recent quarters confirm rental growth in the building itself: from 670–850 AED/m² in 2020–2022 to 1,050–1,100 AED/m² in 2023–2024, which is consistent with the recovery of the rental market.
5. Yield (ROI) calculation and investment-fair price levels
– The current average potential gross yield (ROI_brutto) for an investor in MARINA ARCADE (based on 2-bedroom apartments and average annual rental rates) is about 7.7% per annum (1071 / 13873). The comparable figure for the district is 5.1% (1317 / 25899).
– After accounting for standard transaction costs (~7%, including DLD and brokerage fees), the indicative net yield (ROI_net) for MARINA ARCADE is 7.2%, while for the wider district market it is below 5%.
– The “fair price range for an investor” targeting 7–8% per annum, based on MARINA ARCADE rental rates, is estimated at 13,388–15,300 AED/m², meaning the actual average market price according to DLD lies within this corridor (or slightly below the midpoint of the range).
– The entry price for the building is significantly more attractive than the district average, where the price per m² has risen to 25,900 AED/m². To achieve a 7–8% annual yield at that level, the district’s rental rates would need to be substantially higher than the current average, which is not the case at present.
6. Liquidity overview and outlook
The building continues to show a stable volume of sales and leases; the market remains active. Thanks to a significant discount to the district, MARINA ARCADE is attractive for rental-focused investors: the current market price level in the building provides a yield above the district average, while the “entry threshold” for investment is significantly lower than in Dubai Marina overall.
The building’s long-term prospects within Marsa Dubai look positive; however, it should be borne in mind that outpacing price growth in the building may be limited if the substantial district discount persists.
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