ROI analysis of apartment in Marina Shores: DLD data and real deals — 24.11.2025

1. Definition of the area and data structure

Actual location: According to DLD, the MARINA SHORES building is located in the Marsa Dubai area, within the Dubai Marina master project.

Based on the “Marina Shores, 2BR” filter, 202 transactions have been registered since 2022, which makes it possible to analyze price dynamics at the level of the specific building and compare it with Marsa Dubai for two-bedroom apartments.

For the rental market, no valid contracts for two-bedroom apartments were found in DLD either for the building itself or for the master project (Dubai Marina). Therefore, all rental indicators are calculated only for the Marsa Dubai area (all apartments).

2. Transaction dynamics and liquidity

Active sales in the building started in Q3 2022, with a peak in Q4 2022 (157 transactions per quarter), which is typical for the launch of a new project by a developer. In subsequent periods there have been 1–7 transactions per quarter, which is normal for new buildings where the market is dominated by primary sales.

This indicates high initial liquidity for investors at the launch stage, but going forward the volume of secondary transactions will be much lower than in the older residential complexes in the area. On average over the last 12 months there have been 22 transactions for two-bedroom apartments in MARINA SHORES, which maintains acceptable liquidity for a typical property in Dubai Marina.

3. Price dynamics for 2BR apartments: building vs area

MARINA SHORES (2BR):

– Average price per m² at launch (Q3–Q4 2022): 29,300–29,600 AED/m².
– During 2023 the price fluctuated in the range of 28,484 to 29,790 AED/m².
– In 2024 peak values were recorded: 34,898 AED/m² (Q1 2024), followed by a decline to 29,400–31,400 AED/m² in Q2–Q4.
– Over the last 12 months the average price in the building was 29,827 AED/m² (22 transactions).
– The average size of two-bedroom apartments in the building is 108 m² (from 53 to 138 m²).

Marsa Dubai (2BR):

– In 2020: 11,400–17,000 AED/m². In 2021–2022 there was a rapid increase from 19,500 to 23,000 AED/m².
– In 2023 prices peaked at 29,100 AED/m² (Q3), followed by a slight correction to 27,000–26,000 AED/m² (Q1 2024).
– Over the last 12 months in the area: 25,820 AED/m² (more than 3,200 transactions).

Comparison: MARINA SHORES is selling at a premium of around 15% to Marsa Dubai due to its status as a new building, brand quality and contemporary product (average ratio 29,827 / 25,820 ≈ 1.15).

4. Rental rates per m² (area only)

For two-bedroom apartments in MARINA SHORES itself and in the master project, DLD shows no valid rental contracts — most likely because residents have not yet started moving in at scale, or at the time of analysis the project was still largely in the handover phase.

Entire Marsa Dubai area (all apartments):

– In 2023 the average annual rental rate per m² ranged from 1,086 to 1,261 AED/m² (by quarter).
– From 2024 onwards values have consistently exceeded 1,200 AED/m², with a maximum of 1,283 AED/m² (Q4 2024).
– The rental market volume is high — from 4,000 to 5,500 new contracts each quarter (all apartment types).

Thus, at the core of the market the area demonstrates high rental liquidity, allowing standard apartments to be leased out quickly.

5. Yield (ROI) assessment and fair price range

Average transaction price for 2BR in MARINA SHORES over 12 months: 29,827 AED/m².
Average rental rate per 1 m² in the area (Marsa Dubai) over the last year: about 1,225 AED/m²/year.

– Rough yield indicator (ROI_brutto for the area): 1,225 / 29,827 ≈ 4.1% per annum.
– Typical market net yield (taking into account entry costs of 7–8%): 4.1% / 1.07 ≈ 3.8% per annum.

Fair price range targeting 7–8% annual rental yield:
– At an average rent of 1,225 AED/m²: 15,313–17,500 AED/m².
– The actual market price of MARINA SHORES is significantly above this target range (by 65–90%).

The reason is the premium for a new building, strong launch demand, and limited rental options within the building itself. In the future, as the number of tenants grows, actual rental transactions are likely to appear, and ROI will adjust towards a more market-based level.

6. Conclusions and outlook for an investor

– MARINA SHORES remains in the upper segment of Marsa Dubai due to its newness, brand and positioning.
– In the short term, for an investor focused on passive income, the building looks “above market” in terms of price-to-rent; the current yield level is 1.5–2 times lower than Dubai’s classic “investor benchmark” of 7–8% per annum.
– A bet on capital appreciation is justified here only if in the future apartments can be rented out at sufficiently high rates (which can be clarified once actual rental contracts for MARINA SHORES appear).
– Marginal liquidity in sales is currently modest, and there is no data yet on rentals within the building.
– If the primary goal is stable rental income, MARINA SHORES is unlikely to be suitable at the current price range. If the goal is to secure a “new, premium” product with growth potential or for own use, the project remains attractive on other parameters (quality, status, surroundings).