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1. Definition of the area and data structure
Actual location: Orra Marina is located in the Marsa Dubai area, within the Dubai Marina master project (according to DLD). The sample is analysed for studios (0BR / studio), with a focus on the widest possible area, since there have been no studio sale or rental transactions in this building over the past 12 months. All market level estimates are based on Marsa Dubai for sales and the Dubai Marina master project for rentals.
2. Volume and structure of transactions and lease contracts
There have been no studio sale transactions in Orra Marina over the past 12 months, and there are also no valid new studio lease contracts for this building. At the Marsa Dubai area level, the market is very active: over 12 months there were 1,225 studio sale transactions; on the rental side, 1,095 studio leases were registered in Dubai Marina over the year. This indicates high liquidity for both sales and rentals in the area as a whole.
3. Price and rental rate dynamics (by area)
Studio prices (AED/m²) in Marsa Dubai over the last 4 years:
– 2020: quarterly averages ranged from 30,400 to 42,200
– 2021: 22,880 – 36,250
– 2022: 35,950 – 39,040
– 2023: peaks in Q2–Q3 (38,200 – 44,900), decline to 33,000 in Q4
– 2024: Q1–Q2 dynamics — around 32,000 – 41,000
The average sale price per square metre for studios in Marsa Dubai over the past 12 months was 32,894 AED/m².
Studio rental rates (AED/m²/year) in Dubai Marina:
– 2020: from 895 to 1,150
– 2021: 910 – 1,030
– 2022: 1,050 – 1,215
– 2023: 1,330 – 1,410
– 2024: growth to 1,520 – 1,550
The average rental rate for studios in Dubai Marina over the past 12 months was 1,608 AED/m²/year.
4. Level comparison: building vs area
– In Orra Marina itself there have been no recent studio sales or rentals over the past year — any figures reflect the average level for Marsa Dubai (sales) and the Dubai Marina master project (rentals).
– Studio sale price in the area: 32,894 AED/m² (12 months)
– Studio rental rate: 1,608 AED/m²/year (12 months)
– Studio transaction volume in Marsa Dubai exceeds 1,200, and lease contracts exceed 1,000, indicating stable demand and a high probability of a quick exit at an adequate price.
5. Yield (ROI) and investment fair price assessment
Approximate yield when purchasing a studio in Marsa Dubai:
– Approximate gross ROI = 1,608 / 32,894 ≈ 4.9% per annum
– Net ROI (taking into account initial purchase and registration costs of ≈ 7%): around 4.6%
– As a benchmark for a 7–8% yield, the fair investment price range is from 20,100 to 23,000 AED/m²
– The current market (~32,900 AED/m²) is significantly above this range, so to achieve a target yield of 7–8%, an investor would need a substantial discount to market or rely on capital appreciation.
6. Brief outlook
– Marsa Dubai / Dubai Marina remains strong in terms of liquidity for studios: transaction and rental volumes are consistently high, and demand is stable.
– Price dynamics show a wave-like pattern with peaks and corrections; rental growth continues but does not offset the high purchase price level needed to reach a 7–8% annual yield.
– For an income-focused investor, buying a studio at current average prices delivers an ROI in the 4.6–4.9% range.
– For sellers, studios and units are liquid, but achievable prices are constrained by area-level yields and abundant competing supply.
– To reach a 7–8% yield, a substantial discount to market is required, or a strategy based on further capital appreciation of the asset.
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