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1. Definition of the area and data structure
Actual location: according to DLD, the MARINA TERRACE building belongs to the Marsa Dubai area (master project Dubai Marina).
For 1-bedroom apartments (1BR) in this building, 46 sale transactions have been recorded over the entire history of the database, which provides sufficient representativeness for price statistics.
For rental contracts, the DLD database contains no records of 1-bedroom units rented directly in MARINA TERRACE, nor for the building as a whole or the master project (Dubai Marina) for this unit type. Rental data is available only at the Marsa Dubai area level, where the sample of rental contracts is well above 100,000, which guarantees statistical significance of the average rental rates.
2. Sales dynamics (1-bedroom apartments, MARINA TERRACE and area)
In MARINA TERRACE itself, 1BR transactions have been taking place on a regular basis since 2021, although volumes are moderate (1–5 deals per quarter). The average price per square metre in the building has shown the following key levels:
– in 2021: 10,300–10,600 AED/m²,
– in 2022: 13,800–15,100 AED/m²,
– in 2023: growth from 17,200 to 18,500 AED/m² (the sharp fluctuation in Q3 is due to a single transaction),
– since the beginning of 2024, the average level has stabilised in the range of 16,000–18,700 AED/m², while over the last 12 months the average price has been 17,115 AED/m² (on a volume of 17 transactions).
For comparison, in Marsa Dubai (1-bedroom apartments) the average level for the same period is 22,904 AED/m² (almost 34% higher than the building), with a wide range between individual quarters; transaction volumes in the area are significantly higher, indicating high liquidity in this segment.
3. Rental dynamics and levels
No rentals for MARINA TERRACE or even for 1BR units in the master project have been registered in the DLD database. Accordingly, all rental rate and yield estimates can only be made at the Marsa Dubai area level, meaning this analysis cannot account for any specific advantages or disadvantages of MARINA TERRACE itself in terms of rental demand.
Over the past 12 months, the average annual rent per square metre in Marsa Dubai has been 1,310 AED/m² (based on ~18,800 contracts), with the following yearly dynamics:
– 2022: 870–1,000 AED/m²,
– 2023: 1,190–1,260 AED/m²,
– 2024: further growth to 1,220–1,280 AED/m².
4. Liquidity comparison
MARINA TERRACE (1BR) shows stable but limited liquidity: 1–5 transactions per quarter — a niche product rather than a mass-market one. In Marsa Dubai the market is highly active: from several hundred to a thousand 1BR transactions are closed each quarter, and rental demand is consistently strong.
5. ROI and fair price for an investor
Current gross ROI for Marsa Dubai (based on average prices and rents over the last 12 months):
– ROI_brutto_area = 1,310 / 22,904 ≈ 5.7% per annum.
– For MARINA TERRACE (price only, as rents cannot be verified), ROI would be 1,310 / 17,115 ≈ 7.7% per annum if we use the area’s average rent as a proxy (this is an assumption!).
Net ROI, adjusted for transaction costs (7%), will be lower: around 5.3–7.2% for MARINA TERRACE and around 5.3% for the area as a whole.
The fair investment price range at a target yield of 7–8% for the area looks as follows: 1,310 / 0.08 = 16,375 AED/m² (upper bound of the range), 1,310 / 0.07 = 18,715 AED/m² (lower bound). The current average price level in MARINA TERRACE (17,115 AED/m²) is roughly in the middle of this range: no premium to fair value is required, and the building looks investment-rational relative to the area’s rental yield.
6. Investor conclusions
– In terms of 1BR sales, MARINA TERRACE is significantly cheaper than the typical area level — a 25–35% discount, with liquidity that is limited but stable.
– Rental demand in the area is extremely high, but the lack of data for the building itself prevents a deeper investment assessment specifically for MARINA TERRACE.
– 3–5 year outlook: the price growth dynamics for 1BR units in the area look moderately positive, at 6–8% per year from 2022 to 2024, but MARINA TERRACE may lag behind the area’s price trajectory.
– For a conservative investor, MARINA TERRACE at current prices delivers the area’s market-level ROI; the price discount to the area can be an argument in favour of purchase, provided the more limited internal liquidity is acceptable.
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