1. Definition of the area and data structure
Actual location: MARINA STAR (0BR, studios) is located, according to DLD data, in the Marsa Dubai area, master project Dubai Marina. This allocation is made directly on the basis of transactions for the building in the DLD database, without any marketing assumptions.
The sample for the building is quite representative: 290 transactions with studios (0BR) were found, as well as 25 rental contracts, 13 of which are current over the last 12 months. This allows us to consider the asset highly liquid both in terms of sales and rentals, and to derive reliable average values for price and rent.
2. Transaction and price dynamics – MARINA STAR
Sales volume for studios has remained consistently high in recent years, with the main peak in 2023–2025 (there are actual transactions in 2025, which is typical for new projects where transfers are registered after completion).
Average price per m² in MARINA STAR (studios):
– Over the last 12 months: 31,694 AED/m² (based on 24 transactions).
– By quarters: in the range from 25,800 to 34,700 AED/m² in 2024–2025. In 2023 the spread was wider, but the latest values have stabilised at 30,000–34,000 AED/m².
The dynamics are characterised by a clear increase after completion: in 2023 there were transactions at much lower prices (some of them were likely closed at old DLD prices or under special off-plan arrangements). By 2024 the price level had stabilised and edged up slightly.
Studio sizes are 43.3–48.4 m², with individual transaction prices ranging from AED 478k to 1.94m. The upper bound is associated with possible exclusive units or accounting errors.
3. Area and benchmark
For studios in Marsa Dubai (Dubai Marina) overall:
– Average price per m² over the last 12 months: 40,335 AED/m² (964 transactions).
– By quarters, area prices stayed in the 44,000–59,000 AED/m² range in 2023–2024, at a noticeably higher level than in MARINA STAR.
Unit sizes and price dispersion across the area are significantly wider, with both very small and unusually large studios (1.5–159 m²), and prices ranging from 3,735 to almost 8m AED – it should be borne in mind that such extreme values in the area can distort the average.
4. Rentals – MARINA STAR
There were 13 studio rental contracts in the building over the last 12 months, which is enough to derive reliable rental benchmarks:
– Average annual rent per m²: 1,968 AED/m²/year.
– Quarterly dynamics: from 1,775 to 2,111 AED/m²/year over the last 4 quarters.
This is significantly above the area level, likely due to the building’s recent completion and the positioning of the units.
5. Rentals – Marsa Dubai
In the area, over the last 12 months (more than 1,000 studio contracts):
– Average rental rate: 1,559 AED/m²/year.
– Dynamics: the area consistently outperforms the Dubai average, with a steady upward trend in studio rents: from 1,180 at the end of 2022 to 1,600+ AED/m² by 2024–2025.
6. ROI (yield) and fair price range assessment
– Actual market purchase price for a studio in MARINA STAR over the last 12 months – 31,694 AED/m².
– Average rental rate for the same period – 1,968 AED/m²/year.
Gross yield for the building: ROI_brutto ≈ 6.2%. The corresponding yield for Marsa Dubai is 3.9%.
Taking into account standard acquisition costs (DLD, brokerage fee, administrative expenses — in total ≈7–8%), the effective net yield (ROI_net) for the building is estimated in the 5.7–5.8% range.
For an investor targeting 7–8% per annum, the fair purchase price range for a MARINA STAR studio lies between 24,600 and 28,100 AED/m², which is noticeably below the current average transaction price. In other words, to reach a 7–8% annual target at current rental levels, a substantial discount to the average market price is required — or the investor must accept a lower but stable yield.
7. Conclusions on liquidity, outlook and comparison with the area
MARINA STAR has demonstrated high liquidity: sales volume and the number of studio rental transactions are stable and consistent with a sought-after new project. Prices in the building are 20–25% below the area average, while rents, on the contrary, are above the area benchmark. This combination indicates a short-term spread between a new development and the level of established projects in Marsa Dubai.
The area market is growing dynamically: over the past 3 years there has been a steady positive trend in both sales and studio rentals. However, the yield level in the area is significantly lower than in MARINA STAR (around 3.9% gross).
Over a 3–5 year horizon, MARINA STAR’s yield can be expected to gradually decline (converging with more mature assets in the area), while its price level should move closer to the location average. Acquiring MARINA STAR at the current market price is therefore more justified for end users or for investors satisfied with a yield in the 5.7–6.2% per annum range, with minimal vacancy risk and high unit liquidity.
8. Summary
– Average studio purchase in MARINA STAR — 31,700 AED/m², rent — 1,970 AED/m²/year, ROI_net – around 5.7%.
– The area average price is higher (40,300 AED/m², rent — 1,560 AED/m²/year), but the yield is noticeably lower.
– To reach a 7–8% ROI, an investor needs a substantial discount to the current market price.
– Liquidity and demand for both the building and the area are high; the new development is attractive for rental strategies.
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