ROI analysis of apartment in Marquise Square Tower: DLD data and real deals

1. Definition of the area and data structure

Actual location: Based on the DLD database, Marquise Square Tower is located in Business Bay, which also acts as a master project. The data is analyzed using the “2-bedroom apartments” (2 b/r) filter, strictly within this building and, for comparison, across Business Bay.

Data volume: A substantial number of transactions has been accumulated for Marquise Square Tower, which allows for a confident analysis of price dynamics. For rentals in the building and in the area in the “2-bedroom apartments” segment over the past 12 months, DLD does not show a single valid active contract that meets the filters by property type and minimum requirements for size/rent.

2. Sales dynamics and liquidity

The frequency of transactions for 2-bedroom apartments in Marquise Square Tower from 2020 to 2025 ranges from isolated sales per quarter to peak spikes of 12–24 deals (for example, in certain quarters of 2022). Overall, there is a steady flow of transactions for 2-bedroom units, ensuring high internal liquidity within the building. Across the entire tower, more than 550 sales have been recorded over the whole period of its existence.

Analysis of the dynamics of the average sale price per m² for 2-bedroom apartments in Marquise Square Tower over the past 4 years reveals volatility; however, the range remains within 18,000–22,000 AED/m², with some downward deviations (for example, down to 14,448 AED/m² at the end of 2022) and spikes (up to 23,500 AED/m² at the beginning of 2023). Over the last 12 months, the average sale price per m² amounted to 21,719 AED (based on 4 transactions, all filtered according to DLD standards). This is slightly below the area median.

Across Business Bay, the average sale price of 2-bedroom apartments over the last 12 months is 23,877 AED/m², based on more than 2,200 transactions. This is 10% higher than in Marquise Square Tower. The area trend fits into the global growth pattern; the quarterly average in the area peaked above 24,000–26,000 AED/m² in 2025–2026, confirming strong investor demand for Business Bay.

3. Rental dynamics and yield

According to DLD data, over the last 12 months there have been no valid rental contracts for 2-bedroom apartments across Marquise Square Tower. Checks at the master-project and area levels also did not reveal any officially registered leases with explicit indication of size and price in the “2 bed rooms” segment. This may be due either to a high share of off-plan/new handovers, or to technical specifics of how properties are structured in the DLD rental database.

Due to the absence of official rental contracts, it is impossible to calculate the average annual rental rate per m² and, consequently, to provide an accurate assessment of actual yield (ROI) either at the building level or even at the Business Bay level for this category over the last 12 months.

4. Comparative analysis and outlook

The current level of sales liquidity in Marquise Square Tower remains high, especially compared with the average market figures for the area. The building is a liquid location with a small but stable discount to the average area price (around 10% per m² below the Business Bay median). This can be viewed as an investment advantage for entry, all else being equal, but requires additional caution when assessing yield.

Since there are no market rental contracts that meet the required filters either for the building or for the area, an accurate assessment of yield and “investment fair value” is impossible without the risk of manipulative assumptions. It is advisable to consider broadening the filter by property type or to conduct a manual compilation of rental benchmarks from alternative sources if a potential ROI estimate is critically important.

5. Conclusions for the investor

Marquise Square Tower is one of the active residential assets in Business Bay with a liquid apartment resale market, and the price per m² for 2-bedroom units is slightly below the area benchmarks. Demand is stable; price dynamics mirror, but slightly lag behind, the overall Business Bay trajectory. The lack of transparent rental data does not allow for an objective assessment of potential rental yield or for a proper ROI adjustment. A purchase in this building may be attractive for end users or for long-term investors focused primarily on capital appreciation rather than income. For short-term/income-focused strategies, it is worth waiting for an update of the rental contract database or using alternative data collection methods.