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1. Definition of the area and data structure
Actual location: according to DLD, Seapoint (official name used — SEAPOINT) is located in the Marsa Dubai area, within the Dubai Harbour master project. This is confirmed by the sample of unique combinations for project_name_en = ‘SEAPOINT’. The analysis focuses on 2-bedroom units (rooms_en = ‘2 b/r’).
2. Volume and structure of transactions
Over the entire period, 717 transactions have been recorded in DLD for the Seapoint building (including both towers). For 2 b/r apartments, transactions started in Q2 2023 (130 deals), which corresponds to the phase of active off-plan sales launches. In subsequent periods, the number of transactions declined rapidly, as most of the volume was absorbed at launch: by 2024 and 2025 only a few deals per quarter are recorded.
Overall, this indicates very high project liquidity at the sales stage, followed by a decline in volume typical for new premium buildings at the start of development. By comparison, the Marsa Dubai area shows consistently high transaction volumes for 2-bedroom units (hundreds to thousands of deals per quarter).
3. Price dynamics and comparative analysis
Based on average prices per square metre according to DLD:
- In SEAPOINT, for 2 b/r units the average price per m² over the last 12 months is 45,788 AED/m² (sample of 50 transactions). Quarterly dynamics after the sales launch in Q2 2023: in the range of 43,000 – 52,000 AED/m², without any significant growth or decline, i.e. prices have remained stably at a very high level.
- For comparison, in Marsa Dubai over the last 12 months the average price per m² under the same parameters is 26,767 AED/m² (more than 3,000 transactions), and the long-term price dynamics in the area over three years has been in the range from 17,000 to 31,000 AED/m², with a peak in Q3 2023, followed by a slight correction to 24,000–28,000 AED/m² in recent quarters.
Thus, based on actual 2 b/r transactions in SEAPOINT, the price per square metre is roughly 70% above the area average and significantly exceeds even other premium sub-projects in Marsa Dubai (Dubai Marina, Address JBR, etc.).
4. Rentals: market and yield level
As of June 2024, there is not a single active rental contract for 2-bedroom apartments in SEAPOINT or across the entire Dubai Harbour master project in the DLD database. This is typical for newly completed buildings with an off-plan history, where there are still almost no registered secondary contracts — residents are only beginning to receive keys and conclude the first rental deals.
Across Marsa Dubai (for all Flat-type apartments, i.e. a broader sample), the average rental rate per square metre over the last 12 months is 1,307 AED/m² per year (more than 17,000 contracts). However, in the specific cut for 2-bedroom apartments at the area level, there is no contract with valid filled-in metrics for the same period; the result is NULL, meaning there is no statistically significant yield figure.
Area dynamics over the last 3–5 years (for the overall Flat segment): in the early 2020s, average rents were in the 700–900 AED/m² range; starting from 2022, rents began to grow, and by 2023–2024 they reached ~1,200–1,300 AED/m², i.e. rental growth of 40–60% over 2.5 years.
5. Current ROI and “fair price” for an investor
It is currently impossible to calculate actual yield (ROI) for SEAPOINT and specifically for 2-bedroom units: DLD has no registered rental transactions for the building, the master project, or even for the 2-bedroom segment across Marsa Dubai over the last 12 months. For premium new assets such as SEAPOINT, it is always incorrect to determine ROI based on average area figures, as the real market rental rate in this segment is higher than the area average.
Indicative benchmarks for the area: average purchase price (2-bedroom) — 26,767 AED/m², average annual rent (for all apartments) — 1,307 AED/m², which gives an approximate gross yield of about 4.9% per annum before expenses (ROI_b = 1,307 / 26,767). Taking into account all transactional costs (around 7%), net yield will be ~4.6% per annum.
For SEAPOINT, yield is lower: at a purchase price of 45,788 AED/m², even if rental rates stay at the upper end of the area range, gross yield will fall below 3% per annum (1,307 / 45,788 ≈ 2.9%), which is significantly below the target 7–8% for an investor.
It is also impossible to estimate a fair purchase price range for an investor targeting a 7–8% annual yield in the absence of a confirmed DLD rental rate for this specific segment. Using the average area rental rate as a proxy, the fair value for purchase (if we attempt to project it) lies in the range of 16,300 – 18,700 AED/m² — roughly 2.5 times below the current average market price in Seapoint.
6. Liquidity and market activity
SEAPOINT is a prime example of an asset with maximum liquidity at launch (130 transactions per quarter) and almost no secondary deals/contracts one year after launch. Investment demand was realised mainly at the developer sales stage; the potential of the secondary market is only just forming. Overall, Marsa Dubai consistently shows one of the highest transaction volumes for sales and rentals in Dubai. However, the extremely high prices for primary deals in SEAPOINT mean that the price differential versus the wider area is very substantial.
7. Investor conclusions
- Seapoint is a premium project in Dubai Harbour with record-high prices, ranking among the very top tier by cost across the entire Marsa Dubai market.
- For 2-bedroom units, the current price level is 70% above the area average. At this stage, ROI for a new homeowner in Seapoint cannot be reliably assessed from DLD data due to the absence of registered rental contracts.
- For investors targeting average market yields in Dubai (7–8%), the fair entry price is significantly below current levels. Expected yield at the moment is well below the 5% level typical for completed apartments in the area.
- Seapoint is more suitable for capital buyers or comfort-/status-oriented residents than for yield-driven investors whose key metric is the price-to-rent ratio.
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