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1. Definition of the area and data structure
Actual location: According to the DLD database, the building MARINA CROWN TOWER (analytical name “Marina Crown”) belongs to the Marsa Dubai area and the Dubai Marina master project.
The DLD database records 96 transactions for 2-bedroom apartments (2BR) in MARINA CROWN TOWER. This volume is sufficient to build valid analytics for this building and to compare it with the Marsa Dubai area.
2. Transaction activity and liquidity
The number of 2BR transactions in MARINA CROWN TOWER is consistently distributed across years and quarters, and the latest reporting period also shows regular sales. Over the past four years, several transactions have taken place in the building every quarter/half-year. This indicates good liquidity and steady demand for 2-bedroom units in the building, which is a clear advantage over many less liquid properties.
At the Marsa Dubai area level, the annual transaction volume is very high; the secondary and primary market in this segment is stable.
3. Price dynamics per square meter
For 2-bedroom apartments in MARINA CROWN TOWER, the following trend is observed (quarterly averages – values are averaged to filter out random outliers):
– Early 2020: around 7,000–8,000 AED/m².
– In 2022, prices stabilized in the range of 10,500–10,600 AED/m².
– In 2023, the price peaked at 15,500 AED/m², after which it fluctuated in the range of 11,400–12,700 AED/m².
– Last 12 months: the average price for 2BR in MARINA CROWN TOWER is 13,200 AED/m².
For comparison, the average market price of apartments across Marsa Dubai over the last 12 months is 24,800 AED/m². Thus, the average price per square meter in MARINA CROWN TOWER is almost twice as low as the area-wide average for Marsa Dubai. This may indicate that a discount is required for this building, but it may also reflect its earlier construction date or lower popularity of the building.
4. Rental rates
According to the DLD database, over the last 12 months there have been no registered lease contracts specifically for 2-bedroom apartments in MARINA CROWN TOWER, and at the area or master-project level there is also insufficient data specifically for 2-bedroom units to make an accurate assessment. For Marsa Dubai as a whole (for all residential apartments, i.e. aggregated), the average annual rental rate for the same period is 1,307 AED/m².
5. ROI and fair price
It is not possible to calculate profitability for this building due to the lack of data on market rents specifically for 2-bedroom apartments in MARINA CROWN TOWER and in aggregated area/master-project breakdowns. There are no valid values for the average rental rate over the past year, and even taking into account the overall area average, no conclusion can be drawn about the yield of 2BR units in MARINA CROWN TOWER.
However, for reference: if an investor were to focus on the overall average area rent (1,307 AED/m²), then the ROI at the current market price of 2BR units in MARINA CROWN TOWER would be about 9.9% before all expenses (1,307 / 13,191). In practice, the actual rent in this particular building may differ and is likely to be lower than the area average.
Note that the typical total amount of all transaction costs (including DLD fee, broker commission, registration, etc.) is around 7–8%, which reduces the calculated net yield.
The fair price range for an investor targeting a 7–8% annual yield at an average rental rate of 1,307 AED/m² is 16,300–18,700 AED/m². The transaction prices over the last year are significantly below this range, which formally makes the property look relatively undervalued, but, again, there is no confirmed data on actual rents for 2BR units in this building.
6. Liquidity and recommendations
MARINA CROWN TOWER shows stable liquidity for 2BR apartments and is part of a highly demanded area where both sales and rentals of apartments occur in large volumes. The average price per m² in the building is noticeably below the area’s market average, which may attract investors looking for a discount to the wider area. The absence of confirmed rental transactions in the building currently limits transparency in assessing the real level of returns.
7. 3–5 year outlook
The advantages of MARINA CROWN TOWER include a highly active local market and a stable flow of transactions. The Marsa Dubai market continues to grow; however, premium and new developments are pushing the area’s average prices up, while older buildings may locally remain at a discount or even lose part of their tenants if they lag in condition and infrastructure. For stable income, it is recommended to carefully verify the actual achievable rents specifically in this building.
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