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1. Area definition and data structure
Actual location: according to DLD (Dubai Land Department), Studio One is unequivocally classified as being in Marsa Dubai (this is the administrative designation of the area that covers Dubai Marina).
Structure and available data:
– For Studio One there are at least 122 registered sales transactions for 2-bedroom apartments (2BR) over the full observation period, which provides a solid base for statistical analysis.
– For rental contracts on 2BR apartments in Studio One and in the Dubai Marina master project, DLD has no confirmed contracts at all (zero volume). Therefore, for rentals it was necessary to analyse averaged data for the entire Marsa Dubai area without breaking it down by specific apartment type.
2. Transaction and price dynamics in Studio One, the master project and the district
Sales (2BR, Studio One):
– Over the last 3 full years there has been stable activity: 2–7 transactions per quarter for 2-bedroom apartments in Studio One are regularly recorded.
– The average price per square metre for 2BR over the last 12 months was 22,490 AED/m².
– Over five years, a significant part of the price growth has already occurred: in early 2021 price levels were around 13,100–15,000 AED/m², now they are above 22,000 AED/m², with clear growth in 2022–2023 and a correction/plateau in 2024.
Benchmark (2BR, Marsa Dubai district):
– Marsa Dubai (another cut — the entire district) under the same filters over the last 12 months shows an average price of about 26,126 AED/m² for 2-bedroom apartments: this is roughly 16% higher than in Studio One.
– In dynamics, prices across the district have also risen: from 17,000–19,000 AED/m² in 2021–2022 to 24,000–27,000 AED/m² in 2023–2024, but volatility at district level is higher due to the diversity of the residential stock.
3. Rentals: level and dynamics across the district
– For Studio One and the Dubai Marina master project, DLD has no confirmed rental transactions for 2-bedroom apartments with valid data on area and rate: the samples are zero. Calculations at building or master-project level are technically impossible.
– The average annual rental rate per square metre across the entire Marsa Dubai district over the last 12 months was 1,316 AED/m² (the entire residential stock is included; the contract base is quite extensive — more than 100,000 contracts over the observation period).
– A stable positive trend is visible: back in 2021–2022 the average rent was about 800–1,000 AED/m², now it is consistently ~1,200–1,300 AED/m², reflecting demand recovery and rising rental rates across the district.
4. Yield (ROI) and fair price range
– Yield calculation at building level is impossible due to the absence in DLD of valid rental data for Studio One (2BR). The same applies to the Dubai Marina master project.
– For the Marsa Dubai district benchmark across the entire residential stock:
– A rough gross ROI from rentals over the last 12 months: 1,316 / 26,126 = 5.0% per annum.
– Taking into account “entry” costs (DLD fees, brokerage, other transaction expenses — around 7% of the price), the actual net yield (net ROI) falls to 4.6–4.7% per annum.
– To achieve a 7–8% annual yield (an investment-fair range) for 2BR in Marsa Dubai, the purchase price should be in the range of 16,450–18,800 AED/m² at the current average rental rate.
– The current market is above this range, meaning that to lock in a 7–8% annual yield a substantial discount (~20–35% from the average price) is required. This is typical for the Dubai Marina/Marsa Dubai location over the last couple of years: price and yield stagnation against the backdrop of high purchase prices.
5. Liquidity and outlook
– Studio One is an actively traded project among newer Dubai Marina properties: transaction volume is very decent, and there is ongoing buyer demand.
– The district as a whole (Marsa Dubai/Dubai Marina) remains attractive for tenants: the volume of new contracts is high, and rental rates show moderate growth.
– However, for a “buy-to-let” entry, the current market yield for 2BR even at district level falls in the 4.6–5.0% net range, which is significantly below the target 7–8% if buying at current prices.
Conclusion: Studio One is a liquid asset for resale (there are no concerns about “exit”), but the current transaction price level for 2BR does not provide an attractive rental investment yield. A fair income-generating price for an investor (at district benchmark) is 16,500–18,800 AED/m², meaning that to achieve 7–8% per annum a substantial discount to the market is required.
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