1. Definition of the area and data structure
Actual location: building MARINA WHARF II (name fully matches DLD records), Marsa Dubai district, Dubai Marina master project. These are exactly the values used to extract all sales and rental transactions from DLD.
The analysis focuses on studio units (DLD category “studio”, corresponding to 0-bedroom apartments).
The sales dataset for MARINA WHARF II includes 146 transactions (total for the building over the entire period). There have been actual studio sales at least within the last 12 months.
For rentals, there are 10 valid studio contracts recorded for this specific building over the entire period; among them there are transactions within the last 12 months, which allows us to draw conclusions on yields and rental rates at the building level.
2. Deal dynamics and liquidity
Transaction activity in MARINA WHARF II from 2020 to the current year shows a steady turnover of apartments: from 4 to 10 deals per quarter, with no liquidity slumps — sales volumes remain stable.
At the Marsa Dubai district level, studio units show a large and consistent volume of transactions; the market is characterized by high depth and liquidity (the building’s activity does not look like an outlier).
3. Average price per m² dynamics for the building and the district
The average price per m² for studios in MARINA WHARF II over the last 12 months is 24,758 AED. On a quarterly breakdown for the last 2 years, a meaningful volume of transactions in the building is recorded only in one quarter — Q3 2025 (24,758 AED/m²).
In Marsa Dubai, the average studio price over the last 12 months is 32,833 AED/m². It is clear that studios in MARINA WHARF II are selling noticeably below the district average (24% below the Marsa Dubai market).
Across the district from 2020 to 2025, average studio prices have gradually increased: from 22–30k AED/m² (2020–2021) to peaks of 38–44k AED/m² (2022–2023), followed by a smooth decline to around 32–33k AED/m² in 2024–2025. MARINA WHARF II has historically always been slightly below the average price per m² for studios in the district.
4. Rentals. Average rates for the building and the district
For MARINA WHARF II, the average annual studio rent over the last 12 months is 1,156 AED/m².
For Marsa Dubai over the same period it is 1,560 AED/m².
Building dynamics: the lowest rental levels (2020–2021) were in the range of 900–1,000 AED/m². From 2022 onwards, a noticeable increase is observed, with some quarters reaching 1,900 AED/m², but over the last two quarters rates have been consistently around 1,150 AED/m².
In Marsa Dubai, studio rental rates have been rising over the last 4 years from 900–1,100 AED/m² (2020–2021) to above 1,500 AED/m² in 2024 and 1,500–1,650 AED/m² in 2025.
Studios in MARINA WHARF II are rented significantly below the Marsa Dubai district benchmark (25% or more below the average level).
5. ROI (Gross and Net) based on DLD data
For MARINA WHARF II (studios, last 12 months):
– Average purchase price: 24,758 AED/m².
– Average rent: 1,156 AED/m².
– Gross yield (BRUTTO ROI): 4.7% per annum.
For Marsa Dubai (studios):
– Average price: 32,833 AED/m².
– Rent: 1,560 AED/m².
– District ROI: 4.75% per annum.
Adjusting to net ROI with initial costs (DLD fees, agency commission, registration: total ~7%) reduces the final yield to ~4.4% per annum for both MARINA WHARF II and the district.
Range of investment-fair prices (required to achieve a 7–8% annual yield):
– For the building: 1,156 / 0.08 = 14,450 AED/m² (for an 8% yield) and 1,156 / 0.07 = 16,514 AED/m² (for 7%).
– Current building price: 24,758 AED/m² — therefore, to reach a 7–8% yield, a discount of 33–41% to the current market price is required, which, given the Marsa Dubai market, does not currently look achievable without severe market stress.
For Marsa Dubai, the fair price range for a 7–8% yield is 19,500–22,300 AED/m², versus an actual price of 32,800 AED/m² (= a 31–41% discount).
6. Investor conclusions
– MARINA WHARF II is liquid: there are transactions every quarter, with studio purchases and rentals recorded up to the present moment, and demand remains in place.
– Dynamics: both prices and rents in the building are 20–25% below district levels; the building does not show rental growth outperformance for studios — its rents in recent years have not caught up with the market trend in Marsa Dubai. The same applies to purchase prices.
– On a 3–5 year horizon, the building does not look like a particularly promising source of excess returns: all indicators correspond to an undervalued asset class, but both rents and prices are below the benchmark, and achieving ROI above 5% is impossible without a substantial discount.
– For investment aimed at maximising rental income or capital appreciation, MARINA WHARF II studios lag behind many competitors in Marsa Dubai — a net yield of 4.4–4.7% is standard for residential towers in Dubai Marina, and this building offers no premium in terms of liquidity or yield.
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