ROI analysis of apartment in Marina Terrace: DLD data and real deals — 12.12.2025

1. Definition of the area and data structure

Actual location: According to DLD data, MARINA TERRACE is located in the Marsa Dubai area, within the Dubai Marina master project. All reporting and analysis will be carried out relative to these locations.

The database contains 44 verified sale transactions for 1-bedroom apartments in MARINA TERRACE for the period from April 2021 to December 2025 (using only past or current quarters).

2. Sales transaction analysis: dynamics and current levels

Over the last 5 quarters (2024–2025), the average price per m² for 1-bedroom apartments in MARINA TERRACE has ranged between 16,000 and 18,700 AED per m². The trend shows a steady increase from 10,300–15,000 AED in 2021–2022 to the current 17,500–18,000 AED in 2025. Over the last 12 months, the average price of a 1-bedroom apartment in the building has been 17,459 AED per m².

For comparison, in Marsa Dubai (1-bedroom apartments):
– the average price per m² over the last 12 months is 25,615 AED;
– in recent years the area has shown strong growth: from 13,000–19,000 AED per m² in 2021–2022 to 24,000–27,000 AED in 2024–2025.

Thus, MARINA TERRACE consistently trades at a pronounced discount to the average market level in Marsa Dubai (approximately –32%). This may be explained by the building’s age, lower liquidity, or specific characteristics of the property itself.

3. Market activity and liquidity

In MARINA TERRACE, 1-bedroom apartments are sold on a regular basis, with 2–6 transactions per quarter over the last 2 years. In Marsa Dubai, quarterly transaction volumes for comparable apartments reach into the hundreds and thousands, indicating high liquidity and sustained demand across the area as a whole.

4. Rental data

According to DLD, in MARINA TERRACE itself there have been no recorded residential lease contracts in recent years (neither for 1-bedroom units nor for other categories). Therefore, it is not possible to calculate an average annual rent and potential yield specifically for this building due to the absence of rental transactions at the building level.

At the Marsa Dubai area level:
– the volume of new lease contracts over the past year is in the tens of thousands, indicating a very active market;
– the average rental rate over the last 12 months is 1,306 AED/m²/year;
– over the past 3–4 years, the average rental rate in the area has increased from roughly 900–1,200 to 1,200–1,370 AED/m²/year.

This is fully in line with a dynamic market showing steady rental growth.

5. Price-to-rent comparison: yield (ROI)

– For MARINA TERRACE, yield calculation is not possible, as DLD has no confirmed data on actual rental transactions in this building.
– For Marsa Dubai, the notional gross yield of a 1-bedroom apartment, taken as the ratio of the average rental rate per m² (1,306 AED/m²) to the average purchase price (25,615 AED/m²), is 5.1% per annum. This is an average figure that can be used as an area benchmark.
– Important: the net yield for an investor (taking into account all associated entry costs of around 7–8%) will be lower. Indicatively, net ROI for the area is about 4.7–4.8% per annum.

6. Fair investment price range

Based on a target yield of 7–8% per annum, the fair price range for an investor in the area (using the average area rental level) is:
– 16,330–18,660 AED/m² (this is the range at which the average area rent delivers a 7–8% annual yield).
By comparison, the average sale price in MARINA TERRACE (17,459 AED/m²) falls within this range, while the average price in the area (25,615 AED/m²) is noticeably above the upper boundary of the fair price corridor for a 7–8% yield. This indicates that properties at the average area price are more suitable for end-users than for income-focused investors.

7. Key conclusions

– MARINA TERRACE is a building with solid liquidity relative to the market, but with a pronounced price discount versus Marsa Dubai levels.
– Over the past 3–5 years, the building has shown a notable increase in value, although below the pace of appreciation in the wider area.
– There is no data on actual rental transactions in the building, so one can only rely on area-level rental and yield benchmarks.
– In Marsa Dubai, current market yield is around 5%, with net yield after costs coming down to about 4.7–4.8%.
– MARINA TERRACE is attractive as a discounted asset, which enhances its competitiveness versus average area pricing—provided that specific units can secure tenants at rental rates comparable to the area average.