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1. Definition of the area and data structure
Actual location: According to DLD, the MARINA STAR building belongs to the Marsa Dubai area and the Dubai Marina master project. All further comparisons are based strictly on these official parameters.
2. Liquidity and transaction structure
Over the past two years, 126 transactions for 1-bedroom apartments in MARINA STAR have been registered, indicating high liquidity for this new residential development. The active growth in the number of deals (especially since mid-2023) points to a gradual release of units to the market and strong buyer demand.
3. Dynamics of average price per m² (sales)
In 2023–2024, average prices per m² for 1-bedroom apartments in MARINA STAR were volatile. At the launch stage in Q1–Q2 2023, prices were at their peak (31,000–31,400 AED/m²), then declined to around 12,700–14,800 AED/m² by the end of 2023, followed by another increase in 2024 to 32,446 AED/m² in Q2 2024. The last four quarters have been characterized by a stable level: the average price per m² over the past 12 months was 27,409 AED.
For context: in Marsa Dubai (1-bedroom apartments), the average price per m² over the past 12 months is 26,469 AED, meaning MARINA STAR is currently trading at a small premium to the area (~4%).
The 3–5 year trend in Marsa Dubai shows steady growth from 14,000–16,000 AED/m² in 2020–2021 to 23,000–30,000 AED/m² in 2023–2024, making the area one of the most sought-after waterfront locations.
4. Rentals: structure and rates
For MARINA STAR, 48 valid lease contracts are registered in the DLD. The average rental rate per m² over the past 12 months was 1,855 AED/m² per year (for all residential apartments). Across Marsa Dubai, the average rate is significantly lower — 1,307 AED/m² per year over the same period. This is explained by the premium positioning and the new-build status of MARINA STAR compared with the area average.
Quarterly rental dynamics for MARINA STAR in 2024–2025 are in the range of 1,570–2,000 AED/m² per year, whereas in the wider area the comparable range is 1,170–1,360 AED/m².
5. Benchmarking and yield calculation
Average purchase price per m² in MARINA STAR over the past 12 months: 27,409 AED.
Average rental rate in the building: 1,855 AED/m²/year.
For Marsa Dubai, the same parameters are 26,469 AED (purchase) and 1,307 AED (rent).
Gross yield calculation (ROI, brutto):
– For the building: 1,855 / 27,409 = 6.8% per annum (gross yield).
– For the area: 1,307 / 26,469 = 4.9% per annum.
Taking into account standard transaction costs (7%), net yield (ROI, net) decreases to 6.3% for the building and 4.6% for the area.
Important note: thanks to the high rental rate and only a small discount to the area, MARINA STAR looks more attractive for investors targeting a 7–8% annual yield. To achieve a target investment return of 7–8% per annum, the fair price range for an investor in this building is 23,200–26,500 AED/m² (calculation: 1,855 / 0.08…0.07), which is about 3–15% below the current average price. This implies limited upside potential if today’s rental levels remain unchanged.
6. Conclusions: liquidity and outlook
MARINA STAR demonstrates good liquidity (a large number of sales and leases), stable price levels and elevated rental rates compared with the area. It is an attractive option for rental strategies and for capitalizing on strong demand in Dubai Marina; however, capital appreciation potential is limited, as current purchase prices are already close to the optimal level for a 7–8% target yield under today’s rental conditions.
If your strategy is long-term letting with above-market returns for Dubai Marina, MARINA STAR remains one of the segment leaders (especially among new-builds). But to maximize yields at the 7–8% level, it is advisable to negotiate towards the lower price band, closer to 23,000–25,000 AED/m².
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