Skip to content
1. Definition of the area and data structure
Actual location: according to DLD, the Marina Star building belongs to the Marsa Dubai area (the higher-level master project Dubai Marina). All further benchmarks by area and master project are strictly based on this classification. The marketing name “Marina Star” correctly corresponds to the DLD name “MARINA STAR”; the analysis is carried out for 2-bedroom apartments (2BR, “2 b/r” in sales and “2 bed rooms+hall”/equivalent in rentals).
2. Deal frequency and structure for the building
According to DLD, 286 apartment sales have been recorded in Marina Star since October 2022. For 2-bedroom units there is a stable quarterly transaction flow, with peak activity starting from Q3 2023 onwards. For a new or recently completed building this is a very large sample, confirming high liquidity: there are no signs of a “frozen” or undersupplied project — demand is steady.
3. Dynamics of average price per m² for the building and the area
The average price per m² (AED/m²) for 2-bedroom apartments in Marina Star grew dynamically from 18,763 (Q3 2023) and 14,879 (Q4 2023) to 24,571 (Q1 2024), then accelerated noticeably to 30,647 (Q2 2024) and stabilized at 29,243–30,598 in subsequent quarters (the dataset includes a few future-dated deals, but the main cut is 2023–2024).
For comparison, the same metric for Marsa Dubai:
– In 2023 the average price per m² in the area rose sharply from ~24,329 (Q1), 27,331 (Q2), to 29,123 (Q3), then slightly declined to 27,077 (Q4).
– In 2024 there was a smooth correction: 26,230 (Q1), 23,801 (Q2), 21,365 (Q3), 25,599 (Q4).
In other words, Marina Star is currently trading at a clear premium to the area — apartments are selling roughly 7–15% above the average market level for Marsa Dubai.
4. Current price level over the last 12 months
The average price per m² for 2-bedroom units in Marina Star over the last 12 months is 27,560 AED/m² (12 transactions).
The equivalent figure for the entire Marsa Dubai area is 25,781 AED/m² (3,241 transactions).
The difference is around 7%; the building’s premium is generally justified given its recent completion, finishes and branding.
5. Unit size structure and price range
The size of 2-bedroom apartments in Marina Star ranges from 103 to 232 m², with the bulk of units between 105 and 162 m². The price range is from AED 1.1M to AED 10.5M, but the overwhelming majority of deals are concentrated in the AED 2.5M–5.5M segment. The price per m² ranges from ~10,700 to 45,500 AED, while the typical spread in recent transactions is 18,000–36,000 AED/m². The wide dispersion is partly explained by individual layouts and views.
6. Rentals and yield
For Marina Star and even for the Dubai Marina master project, DLD currently shows no valid 2-bedroom rental contracts for residents — this is either a new project, or long-stay leases are not yet fully formalized in the official system.
However, across Marsa Dubai there were 6,792 registered rental transactions for 2-bedroom apartments over the last 12 months. The average annual rent per m² is 1,257 AED/m²/year. This is highly representative area-wide statistics and is used for yield calculations.
Rental rates vary widely: from 550–900 to 1,200–1,700 AED/m² for typical-size units, with some extremely high values (one-off or luxury contracts), which is typical for an area with mixed segments and diverse building stock.
Rental dynamics for the area show a significant increase in rates from late 2022 — especially in early 2023 (up to 1,400–1,570 AED/m²); then a correction to 1,040–1,200 AED/m² (in 2023–2024 quarters). In 2025, values are holding in the 1,200–1,310 AED/m² range.
7. ROI — investment yield assessment
Gross ROI for 2-bedroom apartments in Marina Star, based on Marsa Dubai rental levels (since the building has no own rental contracts):
ROI_brutto for the area = rental rate / average sale price:
= 1,257 AED/m² / 25,781 AED/m² ≈ 4.88% per annum (area benchmark).
If we adjust for the Marina Star price premium (27,560 AED/m²), gross ROI falls to 4.56%.
After adjusting for acquisition costs (≈7–8% of the purchase price — DLD fee, brokerage, registration, vacancy), the effective net yield is:
ROI_net ≈ 4.2–4.3% (for the building), 4.5–4.6% (for the area).
The investment-fair purchase price range for a target yield of 7–8% per annum (based on Marsa Dubai rental levels):
– Lower bound: 1,257 / 0.08 = 15,712 AED/m²
– Upper bound: 1,257 / 0.07 = 17,957 AED/m²
Thus, current prices in the building are significantly above investment-driven levels (by 50–80%). To reach a 7–8% ROI, either a notable price correction or a substantial increase in rents is required.
8. Liquidity and outlook
Marina Star shows very high liquidity: a large volume of real transactions, active turnover and no “stuck” listings. For an investor, this is a prestigious asset, but the yield is in line with current levels for Dubai’s top districts (4.2–4.6% per annum after costs). It is an excellent option for capital preservation and potential capital appreciation, but not for aggressive income strategies. Further rental growth is possible, which could support ROI, but at today’s market prices the investment upside is limited.
9. Recommendation
Marina Star is one of the most liquid and fast-selling projects in Dubai Marina today. Buyers targeting a long-term yield of 7–8% will need a substantial discount to current market levels. For an investor prioritizing capital safety and a premium for new infrastructure, the location is optimal despite the moderate ROI.
Related Articles
- Cost of Living: Abu Dhabi vs Dubai for Residents and Property Investors
- ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals
- Cost of Living in Dubai for One Person: Housing, Daily Expenses, and Smart Savings for 2026
- How to sell a home in Dubai in Volante – analysis 2025
- ROI analysis of apartment in Marina 101: DLD data and real deals
