1. Definition of the area and data structure
Actual location: Based on DLD data, all transactions for Torch Tower are recorded under the Marsa Dubai area and the Dubai Marina master project. The building-level analysis is done using the Torch Tower filter, while Dubai Marina within Marsa Dubai is used as the benchmark master project (on the international market it is most often referred to simply as Dubai Marina).
2. Transaction volume and dynamics in recent years (1-bedroom apartments)
Since 2020, Torch Tower has shown a consistently high number of transactions for 1BR apartments: over the last 12 months there have been 44 deals, and the total historical volume of transactions for this type exceeds 180, which indicates strong liquidity at the building level. Quarterly transaction dynamics show a noticeable increase in interest in this segment in 2023–2024.
3. Purchase price dynamics (price per m²)
The average price per square metre for 1-bedroom apartments in Torch Tower (according to DLD, only actual transactions) has risen significantly over the past 4 years:
– At the beginning of 2020 the average level was around 7,500–8,500 AED/m².
– In 2022 prices confidently crossed the 10,000 AED/m² mark.
– In 2023 the average reached up to 13,000 AED/m².
– Over the last 12 months in Torch Tower the current level stands at 13,964 AED/m².
For comparison, the average price for similar 1-bedroom apartments across the Dubai Marina (Marsa Dubai) master project over the last 12 months is higher, at 21,170 AED/m². Thus, based on current transactions, Torch Tower is trading at a substantial discount to other buildings in the area (more than 30%).
4. Rental analysis and dynamics
The DLD does not record any valid long-term rental contracts for 1-bedroom apartments specifically in Torch Tower for the reviewed period. A similar situation is observed for the Dubai Marina master project (with the filter set only to 1BR). However, across the entire residential stock of Marsa Dubai, the database records ~90,000+ rental contracts for apartments of various layouts.
Average effective annual rental rate per m² (across the entire residential stock of the area):
– Over the last 12 months (current): 1,256 AED/m² per year.
– The 2023–2024 dynamics show a steady increase in this rate, from 1,100–1,200 AED/m² in 2023 to 1,260–1,290 AED/m² by early 2025.
Note: all rental indicators are given for the Marsa Dubai area, as there is no data available specifically for Torch Tower.
5. Comparison of current market price and yield (ROI)
– Average purchase price per m² over the year for Torch Tower (1BR): 13,964 AED/m² (DLD database, actual transactions).
– Average rental price per m² in the area: 1,256 AED/m²/year (DLD database, all apartments in the area).
Brutto yield (ROI):
– For the building (Torch Tower) it cannot be calculated directly, as there are no valid rental data under your filter.
– For the area (Marsa Dubai): brutto ROI = 1,256 / 21,170 = 5.9% per annum (at the new price levels).
– If we apply the area rental rate to the Torch Tower purchase price (acceptable only as an approximation, since the actual yield may differ), then brutto ROI would be 1,256 / 13,964 ≈ 9%, but this calculation is only valid if similar rental rates are in fact achievable specifically in Torch Tower.
Adjustment for acquisition costs:
– Typical total entry costs are ~7–8% (of the purchase price). The real net ROI for Dubai Marina is usually lower than brutto by this margin.
– Adjustment: 5.9% / 1.07 ≈ 5.5% per annum net ROI for Marsa Dubai (indicative).
– For a fair price range that would provide a 7–8% annual yield (indicatively): fair price range = [1,256 / 0.08; 1,256 / 0.07] = [15,700; 18,000] AED/m². In Torch Tower the price per m² is below this range, which looks attractive in terms of potential yield (but it is important to consider possible reasons for the low price: operating expenses, achievable rental yield, letting restrictions, overall building quality, etc.).
6. Key takeaways
– Torch Tower is one of the most liquid buildings in Dubai Marina, with a high transaction frequency, especially for 1-bedroom apartments.
– According to DLD data, 1BR prices in the building are significantly below the area average (by more than 30%), but the DLD database does not reflect information on actual rentals (and corresponding yields) for 1BR units in this building.
– The area’s rental market is resilient, with rents growing steadily for three consecutive years.
– Yield in Marsa Dubai based on current transactions is around 5.9% brutto / 5.5% net (indicative), while for Torch Tower the potential yield on paper appears higher due to the strong discount on purchase price — however, this calculation is only indicative because of the lack of confirmed rental data for the building itself.
– When buying, an investor should factor in the risks associated with the absence of market rental data specifically for this building.
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