1. Definition of the area and data structure
Actual location: according to DLD, the MARINASCAPE building is located in the Marsa Dubai area, within the Dubai Marina master project. For the analysis, verified filters by the MARINASCAPE building and the master project/area were used.
In the DLD database, only 10 sale transactions (whole building, residential apartments) have been recorded for MARINASCAPE (no separate sample of 1-bedroom transactions was found). For rentals, 595 contracts are available for the building, which allows for reliable conclusions on rental rates and yields at the building level.
2. Liquidity and demand analysis
MARINASCAPE is a building with a low frequency of purchases: over recent years there have been on average 1–2 transactions per quarter across all apartments. This is a very small volume, typical for quality but low-liquidity assets in mature Dubai Marina developments. For comparison, over 29,000 transactions have been recorded across the entire Dubai Marina master project (Marsa Dubai area), meaning the market infrastructure in the location is very developed and area-wide liquidity is high.
Rental activity in MARINASCAPE is stable: over the past year around 80 rental contracts were concluded (on average 20–23 deals per quarter), which indicates strong and steady rental demand within the complex itself.
3. Price dynamics — MARINASCAPE and Dubai Marina
The average purchase price per square metre in the building (MARINASCAPE) has shown significant volatility due to the small number of transactions: over the last 3 years quarterly values ranged from 12,463 to 23,051 AED/m². Over the past 12 months, the average transaction price in the building was 15,266 AED/m².
For comparison, across the entire Dubai Marina master project the current average level is 22,236 AED/m² over the last 12 months, and quarterly figures over the past two years show steady growth from ≈13,000–17,000 AED/m² (2021–2023) to over 19,000–23,000 AED/m² in 2024–2025.
This means that the current price level in MARINASCAPE is roughly 30% below typical Dubai Marina transactions. The reason may lie in the specifics of the small transaction volume and possible discounted sales in individual apartments.
4. Rental rate and distribution
The average annual rental rate (across all signed MARINASCAPE contracts) over the last 12 months is 989 AED/m². Quarterly rental rates for the building have grown within a range of 770–1,011 AED/m² over the past 3 years.
For a broader comparison: across Dubai Marina the average rental rate over the last year is 1,251 AED/m², meaning the complex lags behind in yield, which may be due either to the tenant profile or the condition of individual units.
5. ROI and investment fair price range
The gross ROI for the building (MARINASCAPE) over the last 12 months, calculated based on the average rental rate and purchase price, is: 989 / 15,266 ≈ 6.5% per annum. For Dubai Marina, the comparable figure is 1,251 / 22,236 ≈ 5.6%.
Taking into account standard market entry costs (taxes, registration, brokerage fees, vacancy — typical total expenses of around 7–8% of the purchase price), the adjusted (net) ROI naturally declines — for MARINASCAPE to about 6.0–6.1% per annum, and for the area to 5.2–5.3% (these figures are not a formal yield assessment for a specific apartment/transaction, but averaged benchmarks based on actual DLD contracts).
A fair price range for an investor targeting a 7–8% annual yield (for MARINASCAPE): if we take the current average rental rate (989 AED/m²), then the fair price is 12,363–14,128 AED/m². This is above the current average transaction price (15,266 AED/m²), meaning that to reach the target 7–8% at current rents, one needs to buy at an 8–19% discount to the level fixed by the market. For the area, the fair price level is higher (15,638–17,873 AED/m²), which is much closer to the average market price and confirms the relative “premium” in Dubai Marina transactions overall due to stronger rental demand.
6. Market dynamics and 3–5 year outlook
The Dubai Marina market has shown a recovery and upward trend in both sale prices and rental rates since 2021. From 2022 there has been a sharp rise in both capital values and rents, driven by high relocation activity among tenants and limited alternatives in prime locations.
However, MARINASCAPE has not captured the accelerated growth effect: the pace of price and yield increases for this complex is much lower than for the area overall. This points to the structure of supply — there may be an elevated share of distressed or pressured sales, or relatively less competitive quality or age of the complex. Given the transaction dynamics and stable rental demand, MARINASCAPE’s liquidity can be viewed as moderate, with investment potential close to the Dubai Marina average but with a notable price discount.
7. Overall conclusions
MARINASCAPE is a stable but low-liquidity complex in Dubai Marina, with a relatively low average purchase price and rental yields below the area benchmark. For a long-term investor it is a workable instrument, but both rental levels and purchase prices require an additional discount to reach a target 7–8% annual ROI (as of the last year the market is closer to 6–6.5%). Given the steady rental demand, vacancy can be expected to be low; however, capital value growth is likely to lag the area average due to the specific transaction structure in the building.
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