1. Definition of the area and data structure
Actual location: The OCEAN HEIGHTS building is located in the Marsa Dubai area (official DLD name) and belongs to the Dubai Marina master project. The report uses statistics for the entire building and compares it with the wider area. The analysis focuses on 2-bedroom apartments (2BR).
Data volume:
– Sales: for 2BR apartments in OCEAN HEIGHTS, 173 transactions have been recorded from March 2020 to December 2025 (there may be typos/erroneous future dates in DLD data, but only the period up to the present moment is used in the calculations).
– Rentals: the DLD database contains more than 2,000 leasing contracts for the building over the same period, which allows for a full-scale analysis of rental rate dynamics.
2. Sales dynamics. Average price per m²
Over the past 12 months, the average price per square meter for 2BR units in OCEAN HEIGHTS has been around 15,470 AED/m².
For comparison, across the entire Marsa Dubai area, the average 2BR price for the same period was about 25,860 AED/m².
Quarterly price dynamics for the building:
– Growth from 7,000–8,000 AED/m² in 2020 to 14,000–16,500 AED/m² in recent quarters, with a clear acceleration from 2022.
– On average, prices have more than doubled since early 2020.
In Marsa Dubai, the price trend for 2BR apartments is also clearly upward: from 11,400–17,000 AED/m² in 2020 to 26,000–29,000 AED/m² in recent years. This particularly highlights the price gap between the area and the specific building — OCEAN HEIGHTS has consistently been 35–40% cheaper than the average market level in the area.
3. Rental dynamics and level
Over the past 12 months, the average rental rate for all apartment types in OCEAN HEIGHTS has been about 1,062 AED/m²/year. This level is noticeably lower than the Marsa Dubai area average of 1,312 AED/m²/year across all residential contracts.
Rental dynamics show smooth and continuous growth:
– In 2020 the average rate was ~630–780 AED/m²/year.
– By 2022 it had risen to around 850 AED/m²/year.
– In 2023–2024 it reached approximately 950–1,050 AED/m²/year.
The area (Marsa Dubai) shows a similar upward trend: from 700–850 AED/m²/year in 2020 to 1,200–1,300+ AED/m²/year in recent quarters.
4. Liquidity
Transaction volumes have been consistently high: in almost every quarter there are sales and new rental contracts signed in the building. Both the building and the area are clearly liquid, with steady supply and demand for apartments.
5. Comparison of the building and the area
– Sales: OCEAN HEIGHTS is significantly cheaper than the Dubai Marina (Marsa Dubai) area market for 2BR apartments — the difference in average price per m² over the last year exceeds 10,000 AED, or about 40%. This is typical for a number of earlier-built high-rises with simpler finishes/infrastructure.
– Rentals: the building lags the market even more: rents are about 20% lower, despite a similar growth trajectory.
– At the same time, the relative growth in both prices and rents for the building is synchronized with the area, but absolute levels are consistently and materially lower.
6. Return on investment (ROI) calculation
Building (DLD actuals, last 12 months):
– Average 2BR price (per m²): about 15,470 AED,
– Average rent (per m²/year): about 1,062 AED,
– Gross yield (brutto ROI): around 6.9% per annum.
Marsa Dubai area (DLD actuals, last 12 months):
– Average 2BR price (per m²): about 25,860 AED,
– Average rent (per m²/year): about 1,312 AED,
– Gross yield (brutto ROI): around 5.1% per annum.
Net yield (net ROI) taking into account standard entry costs (7%):
– For OCEAN HEIGHTS: ~6.4% per annum.
– For the area: ~4.8% per annum.
Thus, despite lower absolute rental rates, OCEAN HEIGHTS remains one of the most profitable buildings in the area in terms of ROI — primarily due to its relatively “budget” purchase price.
7. Fair investment price range
For an investor targeting a 7–8% annual yield:
– Given the actually achievable building rental rate (1,062 AED/m²/year), the “fair” investment purchase price for an apartment to reach this yield is in the range of 13,300–15,170 AED/m².
– The current market level (15,470 AED/m²) is close to the upper bound; at a potential market peak it may be necessary to negotiate a lower entry price to maintain a 7–8% yield, or accept a lower ROI when buying at current market levels.
8. Conclusions and prospects for an investor
OCEAN HEIGHTS is one of the highest-yielding buildings in the classic Dubai Marina cluster thanks to its still relatively low purchase price. Price and rental dynamics follow the broader market trend, but in absolute terms the building is significantly cheaper, both in sales and rentals, than the area as a whole. From an investor’s perspective, entering this building now is close to the threshold of investment feasibility: to preserve a 7%+ annual yield based on DLD rates, it is reasonable to negotiate on the purchase price.
Units in the building are liquid, with no risk of lacking demand. For a capital-preservation or passive-income strategy, this asset can be attractive, while for capital appreciation it is important to remember that upside potential is partly constrained by the building’s positioning and reputation relative to newer towers in the area.
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