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1. Definition of the area and data structure
Actual location: According to DLD, the MARINA WHARF II building belongs to the Marsa Dubai area (this is the official DLD area definition) and the Dubai Marina master project. A total of 11 transactions for 1-bedroom apartments (1 b/r) in this building have been found in the DLD database. In the rental table (DLD_rent_contracts), no contracts were found for MARINA WHARF II either under the 1-bedroom filter or for all residential apartments in the building. Therefore, to assess yield, rental rates and rental liquidity, we use area-level data for Marsa Dubai (Dubai Marina), where there is a substantial volume of market contracts – more than 117,000 valid residential leases.
2. Liquidity and transaction volume
The volume of transactions for the sale of 1-bedroom apartments in MARINA WHARF II stands at 11 deals, distributed by year and quarter as follows: peak activity was observed in 2022 (5 deals), with minor activity in 2024 (2 deals) and 2025 (4 deals; this year may partially include registered or deferred transactions, however, meaningful analysis should be limited to past periods). Demand for 1-bedroom units in this building can be described as low or episodic, which is typical for mature projects in Dubai Marina with relatively low transaction density at the individual-building level. At the same time, Marsa Dubai as a whole maintains high turnover and stable liquidity.
3. Average price per m² dynamics and comparison with the area
The average price per square metre in MARINA WHARF II (1-bedroom apartments) over the past 12 months was about AED 10,550/m². The area benchmark for Marsa Dubai over the same period is significantly higher – AED 26,260/m² for the same segment (1-bedroom apartments). Over the past 3 years the building has shown high volatility: in 2022, average transaction prices ranged from AED 5,600 to 11,800/m², while in early 2024 there was a spike to AED 18,600/m² (a single transaction), but the core value for the last 12 months has again reverted to around AED 10,500/m². For comparison, Marsa Dubai overall has demonstrated upward dynamics from AED 22,800/m² at the beginning of 2022 to AED 24,000–32,000/m² in 2023–2024. Thus, MARINA WHARF II is currently trading at a pronounced discount to the average area price – roughly 2.5 times below the Dubai Marina market level for 1-bedroom units.
4. Rental market and yield (ROI) analysis
In the DLD database there is no recorded rental activity for MARINA WHARF II (neither at the building level nor at the master project level), therefore rental and yield assessment for this specific building is not possible. At the Marsa Dubai area level, the average annual rent per apartment (adjusted for unit size) across the residential stock over the last 12 months was about AED 1,320/m² (only the real market base is used – outliers and anomalies are filtered out). This figure has grown from the 870–1,008 AED/m² range in 2022 to 1,187–1,282 AED/m² in 2023–2024, reaching its peak in the current year.
Based on these data, the gross yield (ROI) for the Marsa Dubai area can be estimated at 5.0% (calculation: 1,320 / 26,260), using actual average transaction prices and rental rates. For MARINA WHARF II, a separate rent/m² rate is not calculated due to the absence of contracts; however, if we compare area-level rental values with the building’s purchase prices, the potential ROI for a MARINA WHARF II buyer could exceed 12% thanks to the strong price discount. This, however, is a hypothetical estimate and is not supported by confirmed rental transactions.
After accounting for standard entry and ancillary costs (DLD fee, brokerage, registration, vacancy), net yield (ROI_net) for the area corresponds to about 4.6–4.7% per annum, while for MARINA WHARF II (assuming it can be rented at the average area rate) it could reach around 11%. Yet such figures cannot be validated by the building’s rental structure, so this estimate remains purely theoretical.
5. “Fair price range” for a target yield of 7–8%
Given the area-level rent_psm = AED 1,320/m², the fair investment price range for a buyer targeting a 7–8% annual yield is AED 16,500–18,900/m². For MARINA WHARF II, the average price over the last 12 months is significantly below this threshold, which may indicate overestimated risks or weak rental demand. For a real-world investor, the critical factor is confirmation of actual rentability: for MARINA WHARF II such DLD data are absent, so the practical achievability of this ROI remains in doubt.
6. Conclusions and recommendations
MARINA WHARF II belongs to the segment of mature Dubai Marina buildings with low transaction frequency and a strong price discount relative to the area market. The absence of confirmed rental transactions in DLD does not allow for a reliable assessment of the property’s actual yield and rental potential. If we rely on area-level market indicators, the current price level in this building appears significantly below the “fair” indicative range (based on a 7–8% yield), but the practical feasibility of the calculated ROI remains unclear. This building requires a separate qualitative analysis of rental liquidity and real demand before making a purchase decision for investment and income-generation purposes. Marsa Dubai as a whole maintains high overall liquidity, stable demand, and pronounced growth in prices and rental rates over the past 3–5 years, which is positive for long-term owners.
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