1. Definition of the area and data structure
Actual location: According to DLD, Studio One is located in the Marsa Dubai area, master project Dubai Marina. Filtering by 2-bedroom apartments (2BR) fully corresponds to the DLD structure for this building.
2. Data volume and liquidity
Over the entire period, 122 sale transactions for 2-bedroom apartments in Studio One have been registered. This allows us to draw conclusions about price dynamics and liquidity at the building level. There are no current rental contracts for the building itself (Studio One, 2BR) in the DLD database. Likewise, for the Dubai Marina master project and the Marsa Dubai area, there are no separate 2BR contracts in the database — this reflects the specifics of DLD data coverage and how filtering by room-type names works. At the same time, across the entire residential stock of Marsa Dubai, the rental sample is very large (more than 117,000 contracts), which provides a robust picture of market rental rates at the district level.
3. Sales dynamics and price per square meter
For Studio One 2BR units, there has been stable transaction activity from 2020 to the present, with no liquidity gaps. In 2020–2021, the average price per m² ranged between 12,000–16,000 AED. In 2022–2023, there was a gradual increase to 16,000–19,500 AED/m², and over the last 12 months the average price level in the building for 2BR reached 22,261 AED/m². At the Marsa Dubai area level (2BR), the annual average price is higher: 24,987 AED/m².
Quarterly data show that price growth in the area in 2022–2024 was slightly ahead of Studio One: the market experienced a major upswing across Dubai Marina, and 2-bedroom apartments in Studio One partially followed this movement, but the average price still remains slightly below the area level.
4. Rental rate dynamics and structure by area
Due to the absence of rental contracts for Studio One 2BR and the master project, rental analysis is carried out only for the entire residential segment of Marsa Dubai. Over the past four years, the average rental rate for all apartments in the area has been rising: in 2022 — about 900–1,000 AED/m²/year, and during 2023 and 2024 — 1,180–1,280 AED/m²/year. Over the last 12 months, the average annual rate in the area amounted to 1,321 AED/m². This is the average across all contracts in the area and can be used as a benchmark for tenant appetite and yield.
Important: since there is not enough rental transaction data for Studio One 2BR and the Dubai Marina master project, ROI and the fair price range are calculated only at the Marsa Dubai area level.
5. Comparison and yield (ROI) calculations
– Average purchase price per m² (2BR, Studio One, last 12 months): 22,261 AED.
– Average purchase price per m² (2BR, Marsa Dubai, last 12 months): 24,987 AED.
– Average rental rate in the area (annual, all apartments, last 12 months): 1,321 AED/m².
– For Studio One and for 2BR within the master project, calculations are not possible due to the lack of confirmed DLD rental data.
Thus, the current gross ROI at the area level is about 5.3% (1,321 / 24,987). After accounting for entry costs (7–8%), the actual (net) yield for a buyer will be lower: approximately 4.9–5.0% per annum, assuming the unit is rented at the area’s average rate without vacancy.
6. Fair price range for a 7–8% yield (reference for an investor)
For a target yield of 7–8% per annum, the “fair” price range per m² for the area is:
– 1,321 / 0.08 = 16,513 AED (for 8% ROI);
– 1,321 / 0.07 = 18,872 AED (for 7% ROI).
This means that current market prices (for Studio One — 22,261 AED/m², for the area — 24,987 AED/m²) are 18–35% above this “investor” yield range. To achieve a 7–8% yield on a buy-to-let deal, a significant discount to the current market is required.
7. Key conclusions and outlook
– Liquidity of 2-bedroom apartments in Studio One is consistently high, with transactions occurring regularly every quarter.
– Price growth in the building has been notable, but the pace has lagged behind the Marsa Dubai and Dubai Marina area averages.
– According to DLD, Studio One is currently priced per m² slightly below the area level, reflecting its segment positioning and the age of the asset.
– Rental yield is significantly below the “minimum” 7–8% targeted by many investors; taking indirect costs into account, the realistic benchmark is closer to 4.8–5%. This is driven by the broader price growth cycle in Dubai Marina and the resulting pressure on initial yields for new buyers.
– For yield-focused investors, entering Studio One requires a substantial discount; for end-users/owners counting on further capital appreciation, additional arguments are needed based on the location’s future prospects.
– There is no rental data in DLD for the building itself and for 2BR units within the master project; one can only rely on Marsa Dubai’s average market figures.
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