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, master project — Dubai Marina. The DLD sample contains 544 sales for this building.

2. Sales dynamics for 1-bedroom apartments (1BR) in the building

1-bedroom apartments in MARINA SHORES (filtered by rooms_en = ‘1 b/r’) have been selling quite actively:
– 2022: 173 transactions,
– 2023: 19 transactions,
– 2024: 23 transactions.
The large volume of deals in 2022 is typical for off-plan sales in a newly launched building. The subsequent dynamics reflect a gradual decline in the share of primary-market transactions.

Average price per square meter (1BR) in MARINA SHORES (by quarter):
– Q4 2022: 23,151 AED/m²,
– Q1 2023: 23,272 AED/m²,
– Q2 2023: 25,479 AED/m²,
– Q3 2023: 28,104 AED/m²,
– Q4 2023: 25,230 AED/m²,
– Q1 2024: 24,421 AED/m²,
– Q2 2024: 24,824 AED/m²,
– Q4 2024: 25,098 AED/m²,
– 12 months (current averaged figure): 26,880 AED/m² (19 transactions).

We can see that throughout 2023–2024 prices in the building have remained slightly below the 25,000–27,000 AED/m² range, with peaks above 28,000 AED/m² in certain quarters. For a new building this is expected; the averages remain high compared with the wider area.

3. Dynamics and benchmarks for the area (Marsa Dubai) for 1BR

Across Marsa Dubai (Marina) as a whole, on comparable filters (1BR apartments, only active transactions and reasonable values for size/price):
– 12‑month average price: 21,241 AED/m² (2,315 transactions).
– By quarters in 2024: in the 18,900–19,978 AED/m² range.

Thus, MARINA SHORES is consistently selling at a premium of around 25–30% to the average 1BR price in Marina, which is typical for an ultra-new, highly liquid building.

4. Rental dynamics and levels

Queries to DLD did not reveal a single registered rental contract for MARINA SHORES (1BR or any other layouts), nor for the entire Dubai Marina master project. This is typical for new buildings: a large share of units has not yet been officially rented out or contracts have not yet been recorded in the DLD database.

Across Marsa Dubai (Marina), for residential apartments of all types, rental market activity is high:
– Over the last 12 months, 17,900 contracts have been concluded across the entire residential stock of the area (all apartments included).
– Average rental rate per m² in Marsa Dubai (Marina): 1,311 AED/m²/year (over the last 12 months).
– Rental rate dynamics by quarter: a steady increase is visible from ~1,186 AED/m² at the beginning of 2023 to 1,219–1,282 AED/m² across the quarters of 2024.

For comparison: rental levels are rising, and over the last 12 months average 1,312 AED/m² (for all apartments in the area; there is no separate breakdown for 1BR, so the figure is averaged across the entire residential stock).

5. Comparative yield (ROI) analysis

Since no official rental rates for MARINA SHORES (or for 1BR units in the area) are registered in DLD, it is not possible to accurately calculate ROI specifically for MARINA SHORES — one can only rely on the average rental level across the area.

For reference, Marsa Dubai averages (all apartments):
– Average price per m² over 12 months: 21,241 AED.
– Average rent per m² over 12 months: 1,312 AED.

Gross yield (ROI_brutto) for the area:
– ROI_brutto = 1,312 / 21,241 ≈ 6.18% per annum.

Taking into account acquisition costs (≈ 7–8% on top of the transaction price), net yield (ROI_net) will decrease to roughly 5.7–5.8%.

Fair price for an investor targeting a 7–8% annual ROI at these rental levels:
– “Fair” investment price range: (1,312 / 0.08 = 16,400 AED/m²) … (1,312 / 0.07 = 18,743 AED/m²).

The actual current selling price in MARINA SHORES (based on recent 1BR transactions) is 26,880 AED/m² — noticeably higher than the range that would ensure a 7–8% yield. The area’s average price is also above the fair level for such an ROI (21,241 AED/m²).

6. Liquidity and outlook

Marina is one of the most liquid districts in Dubai. Transaction and rental turnover is huge, demand is high, and rental rates have been steadily growing for two consecutive years. In terms of active transaction volume, MARINA SHORES ranks among the top projects of its launch wave.

However, at current entry levels and relying only on area-wide rental benchmarks, a typical investor yield for newly built properties is around 5.5–6.2% per annum (before all expenses). To reach a 7–8% ROI, a substantial discount to current market prices is required — both for MARINA SHORES and for the area as a whole.

7. Conclusion

MARINA SHORES is a premium‑segment asset in Marina with historically high liquidity at the primary sales stage and a noticeable premium to the area average. The rental stream for the building has not yet been reflected in official DLD statistics. The area’s rental market is steadily growing. For an investor specifically targeting a 7–8% annual yield, at current price levels MARINA SHORES looks more like a capital‑appreciation play than a pure high‑yield “buy‑to‑let” asset. To secure a high‑yield purchase, one needs either to find units trading at a discount to the market or to opt for less expensive buildings.

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