1. Definition of the area and data structure
Actual location: According to the DLD database, the OCEAN HEIGHTS building (“1 b/r”) is located in the Marsa Dubai area (official DLD area name), with Dubai Marina as the master project. The filters were strictly aligned with these designations.
Data volume: For this building, the DLD database contains around 200 transactions for one‑bedroom units over several years, which makes it possible to analyze the dynamics and averages not only for the building itself, but also in comparison with the wider area. For rentals, the absence of the required fields (building_name_en/project_name_en) does not allow us to isolate figures for the building and the master project; the only usable grouping is the entire residential rental market across Dubai. This is important for correctly interpreting the analysis below.
2. Sales dynamics and price levels (OCEAN HEIGHTS, 1 bedroom)
Over the past few years, the one‑bedroom apartment market in OCEAN HEIGHTS has shown moderately upward dynamics.
Average price per square meter (1‑bedroom apartments, building):
– Over the last 12 months: 13,900 AED/m² (24 transactions).
– 5 years ago (2020) — fluctuations around 8,000–10,000 AED/m².
– Minimum values (2021–2022): from 6,700 to 11,000 AED/m².
– Recent peak levels: 14,500–15,000 AED/m².
The number of transactions is stable, indicating good liquidity for the building.
Quarterly dynamics show a steady recovery in prices after the crisis years, but in 2024 growth has slowed: average prices have been fluctuating in the 13,900–14,900 AED/m² range.
3. Area dynamics and price levels (Marsa Dubai, 1 bedroom)
The average price per m² for 1‑bedroom apartments in the area over the last 12 months is about 24,830 AED/m² (2,427 transactions), which is significantly higher than in the subject building.
The area’s dynamics are more pronounced: the post‑2020 recovery is outpacing the building. Between 2021 and 2024, average prices per m² increased by more than 1.5 times (from 13,000 to 25,000+ AED/m²).
4. Rental market analysis (annual rate per m²)
Unfortunately, at the building level and even at the master‑project/area level, the database lacks valid rental references for 1‑bedroom apartments (not a single transaction with the required level of detail in DLD_rent_contracts). This means that:
– It is impossible to calculate an average annual rental rate specifically for OCEAN HEIGHTS or even for the entire Marsa Dubai area based on open DLD data.
– For the entire residential apartment rental market in Dubai (without segmentation), over the last 12 months the average annual rental rate is approximately 1,085 AED/m² (based on a sample of almost half a million contracts).
However, comparing with the Dubai‑wide average may be inaccurate for Dubai Marina — demand, property class and rental levels here are typically above the citywide average, so this figure should rather be seen as a “lower‑bound” benchmark.
5. Yield (ROI) assessment and investment appeal
It is not possible to calculate actual rental yield (ROI) for the building and the area due to the lack of rental rate data specifically for Marsa Dubai and OCEAN HEIGHTS 1BR apartments in the current DLD database. Any yield calculations for this segment would have to rely on external or marketing data, which is not acceptable under this methodology.
If we operate only with the Dubai‑wide average rate (1,085 AED/m²), then:
– The hypothetical gross yield for OCEAN HEIGHTS would be 7.8% per annum (1,085 / 13,900).
– For Marsa Dubai (1 bedroom): approximately 4.4% per annum (1,085 / 24,830).
However, this is an inaccurate estimate for this segment and may understate the actual yield in Dubai Marina. In the absence of DLD data, the rental level and yield for this asset formally CANNOT be confirmed by calculation.
Calculating a “fair” price per m² for a target yield of 7–8% is impossible without a reliable rental rate for this area/unit type.
6. Liquidity and outlook
Based on the annual transaction volume (24 for the building, 2,427 for 1BR units in Marsa Dubai), both the building and the area have very high liquidity, with steady demand and regular ownership turnover. Overall price dynamics are positive, although in recent quarters we see stabilization rather than sharp growth.
Comparison with the area: 1‑bedroom apartments in OCEAN HEIGHTS remain noticeably cheaper than the Marsa Dubai market — by roughly 40%. This may reflect the specifics of the building itself (year of construction, reputation and technical condition, investor focus, views, etc.). Such a price gap is an important factor to analyze when considering resale or rental strategies.
7. Conclusions
– OCEAN HEIGHTS, 1 bedroom, is a highly liquid asset but trades at a substantial discount to the broader area level (~13,900 AED/m² versus ~24,800 AED/m²).
– Given the inability to reliably assess rental levels and yields from DLD, these ratios should be treated with caution; for final investment decisions we recommend clarifying rental rates via alternative (paid) statistical sources or existing contracts from management companies.
– Strong price growth in the coming quarters is unlikely; nevertheless, the current discount to the area makes the asset attractive for a long‑term strategy focused on resale and high liquidity.
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