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1. Definition of the area and data structure
Actual location: According to DLD data, the building “MARINA TERRACE” is located in the Marsa Dubai area and belongs to the Dubai Marina master project. The database contains 170 transactions for this building; however, none of them relate to studios/0-bedroom apartments. The transaction types are predominantly 1-, 2-, 3-, 4-bedroom apartments, penthouses and commercial units. There are no rental contracts in MARINA TERRACE itself or for studios in this building, which is typical for older buildings with a low share of short-term rentals and a small number of studios.
2. Liquidity and transaction volume
Over the past 5 years, the building has shown average sales activity: in 2024 there were 45 transactions, in 2023 — 29, in 2022 — 29. This is typical for a well-occupied residential complex in a mature area: liquidity is consistently supported, but the apartment mix is 1-, 2-, 3- and 4-bedroom units, with studios absent as a class.
The broader Marsa Dubai (which includes Dubai Marina) market is one of the largest and most liquid in Dubai: quarterly sales volumes here run into the thousands of transactions every quarter, with similarly high activity on the rental side.
3. Sale price dynamics per m²
In MARINA TERRACE itself, the average price per square metre over the last 12 months has been around AED 16,000, with a clear and sustained 3‑year upward trend:
– In 2021–2022, average market prices were in the range of AED 8,000–13,000;
– In 2023 — AED 11,000–14,000 per m²;
– In 2024–2025 — an increase into the AED 14,000–17,000 per m² range.
Comparison with Marsa Dubai/Dubai Marina: over the last 12 months, the area average has been noticeably higher, at about AED 27,000 per m² for mass-market transactions, and in the 2024–2025 quarters the averages have been consistently between AED 22,000 and almost AED 28,000 per m². MARINA TERRACE is significantly cheaper than the area average, which is explained by the age of the building and, possibly, the specific apartment mix.
4. Rent: level and dynamics
Current rental data for MARINA TERRACE (or for studios/0-bedroom apartments in this building) is absent from the DLD database for the last 12 months. Not a single rental contract for this unit type in the building has been recorded. Therefore, any estimates of rental rates and yields can only be given at the level of the Marsa Dubai area market.
According to DLD, over the last 12 months the average annual residential rent per square metre in Marsa Dubai was AED 1,309. On a quarterly basis this figure has been gradually increasing during 2022–2025: from AED 940–1,100 to AED 1,300–1,360. By unit type, the most expensive in terms of rent are studios and 1‑bedroom apartments (studios in the area are rented at AED 1,570/m² per year; 1‑bedroom units — at AED 1,334/m²; 2‑ and 3‑bedroom units are slightly cheaper per square metre).
5. Current price levels and comparison with the area
– In MARINA TERRACE — the average sale price per square metre over the last 12 months is AED 16,038.
– In Marsa Dubai — AED 26,978 per square metre (1.68 times higher).
– Average rent in the area — AED 1,309 per square metre (as of the last year). For studios — even higher, around AED 1,570, although there is no data for the building itself.
6. Investment yield (ROI) and “fair value” for an investor
For MARINA TERRACE, yield calculation is not possible due to the lack of current rental contracts.
For Marsa Dubai:
– Gross yield (ROI_brutto) equals the ratio of the average rental rate to the average sale price: 1,309 / 26,978 ≈ 4.85% per annum (a rough estimate for mass-market transactions; for studios it is slightly higher, but there is no current data for the building itself).
– Net yield after accounting for typical initial costs (7%): approximately 4.53% per annum.
– Investment “fair value” at a target yield of 7–8%: the fair value for the area would be 1,309 / 0.08 ≈ AED 16,370/m² (at 8%) or 1,309 / 0.07 ≈ AED 18,700/m² (at 7%). This almost matches (or is slightly above) the MARINA TERRACE level, but is noticeably below the area’s weighted average price.
Conclusion: For an investor, MARINA TERRACE may be attractive precisely as an asset with a substantial discount to the area while offering similar rental yields, if one focuses on the typical tenant demand in Dubai Marina. However, the actual payback parameters can only be assessed after studying market rental rates specifically for this building (such rates are absent in the official DLD database for the last year).
7. Outlook and recommendations
The asset is consistently liquid (170 transactions for the building in the database, dozens of sales per year), but it is oriented towards the 1–3‑bedroom segment. Prices in the building are significantly below area levels, and the potential for price growth remains — especially if, in the future, a layer of confirmed rental transactions emerges, which would increase investor interest. At the moment, the building’s yield as an investment asset cannot be calculated based on the official database, but the noticeable discount to the area makes it attractive for long-term buyers who are ready to manage rentals themselves and not rely on high formal payback according to DLD data.
Data on studios (0‑bedroom units) in the building is absent; any recommendations and price benchmarks for this unit type cannot be based on DLD.
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