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1. Definition of the area and data structure
Actual location: Studio One is located in the Marsa Dubai area within the Dubai Marina master project. According to DLD data, all transactions are correctly mapped to this area.
Data structure and volume:
– The DLD database contains a large number of both sale and lease transactions for Studio One (hundreds of transactions over the last 3–5 years).
– Marsa Dubai (Dubai Marina) is used as the benchmark area for comparison.
2. Dynamics and liquidity: sale transactions
Analysis of transaction volumes shows high liquidity of the asset: each quarter there are between 10 and 40 studio sales, indicating strong interest from buyers and investors. The period from 2020 to 2024 demonstrates a steady increase in the number of transactions.
Dynamics of the average price per square metre for studios in Studio One:
– In 2020–2021 the average price ranged from 10,100 to 15,600 AED/m².
– In 2022 there was a volatile but pronounced increase: from 16,800 to 22,700 AED/m².
– In 2023 the price remained in the 21,000–24,000 AED/m² range.
– In 2024 a significant increase was recorded, with quarterly extremes from 21,500 to 26,900 AED/m².
– Over the last 12 months, the average transaction price across all studio deals in Studio One amounted to 31,100 AED/m².
For Marsa Dubai (studios):
– In 2020–2022 the average price was in the 29,000–39,000 AED/m² range, followed by a decline in 2023–2024 to 25,200–29,000 AED/m².
– Over the last 12 months, the area-wide average is 31,800 AED/m².
This indicates that at the moment the price level in Studio One is fully comparable with the area median and reflects a balanced market.
3. Rental dynamics and rental demand
According to lease contract data:
– Over the last 12 months, 97 studio lease contracts have been signed in Studio One, clearly indicating high liquidity.
– The average annual rental rate per m² is 1,930 AED/m² (across all contracts that match the Studio One market sample for the year).
– For comparison, in Marsa Dubai studios the 12‑month average rate is 1,570 AED/m².
Monthly and quarterly rental dynamics show a sharp increase from 1,100–1,200 AED/m² (2020–2021) to 1,650–2,000 AED/m² in 2023–2024 for Studio One, significantly outpacing the growth rate of comparable properties in the area.
4. Yield (ROI) and fair price range
Calculations are made strictly at the intersection of a 12‑month window for both purchase and rent.
– For Studio One (building):
– Average purchase (12 months): 31,100 AED/m²
– Average rent (12 months): 1,930 AED/m²
– Gross yield: 6.2% per annum
– After accounting for transaction costs (approximately +7% to the entry price): effective net yield is around 5.8% per annum.
– For Marsa Dubai (studios):
– Average purchase: 31,800 AED/m²
– Average rent: 1,570 AED/m²
– Gross yield: 4.9% per annum
– Net: about 4.6% per annum
To reach a payback level of 7–8% per annum, i.e. an investor‑oriented yield, the fair price range for a studio in Studio One would be 24,100–27,600 AED/m². The current market is above this corridor, both for the building and for the area; to buy with a target yield of 7–8% you would need either a price correction downwards or a bet on further rental growth (which already looks significantly ahead of the area).
5. Liquidity, outlook, conclusions
Studio One is an extremely liquid project in one of Dubai’s most sought‑after areas (Dubai Marina/Marsa Dubai), with a high share of investment and rental transactions. Price growth in recent years has outpaced the wider area, and studio rental rates are 20–25% above the area average, which is explained by the strong tenant demand for this particular complex.
However, at current studio prices the investment margin does not exceed 6% (net around 5.8%), and the market is already trading at a premium relative to the target yield of 7–8%. This does not rule out further growth potential, but the asset is better suited to strategies focused on capital preservation and liquidity rather than maximising rental income.
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