ROI analysis of apartment in VIDA Residences Dubai Marina: DLD data and real deals

1. Definition of the area and data structure

Actual location: VIDA Residences Dubai Marina is located in the Marsa Dubai area according to official DLD data. Master project: Dubai Marina. The analysed asset is a one-bedroom apartment (1BR) in this building; the dataset is filtered to include only apartment transactions (residential, unit, flat, corresponding room type).

2. Transaction volume, structure and liquidity

According to DLD, a total of 133 transactions for 1BR apartments have been registered in VIDA Residences Dubai Marina. This confirms strong liquidity for a relatively new, in-demand building in the premium segment of Dubai Marina.

Overall, Marsa Dubai is one of the most liquid districts in the city; over the past 12 months more than 4,000 transactions (all types) have been registered there, and rental activity is also very high.

3. Price dynamics and averages for the building and the area

Dynamics for the building (VIDA Residences Dubai Marina, 1BR):
– In 2020–2021 the price per square metre ranged from 15,000 to 22,000 AED/m².
– At the 2022 peak, average levels were recorded around 28,500 AED/m².
– From the beginning of 2023 the average price per m² fluctuated between 25,700 and 34,000 AED/m², with a significant increase in H1 2023.
– Over the last 12 months the average achieved sale price has been 26,500 AED/m².

For comparison, statistics for the area (Marsa Dubai, 1BR):
– Until the end of 2021 prices grew from 13,000 to 19,500 AED/m².
– In 2022 the range was from 18,000 to 21,000 AED/m².
– In 2023 the average price jumped to 31,000 AED/m² (Q2), and in 2024 stabilised around 24,300–25,700 AED/m².
– Over the last 12 months the average price has been 26,000 AED/m²; this level almost matches the result for VIDA.

In summary, the price level at VIDA Residences Dubai Marina over the past year fully correlates with the surrounding market in the area; at times the building was slightly more expensive, at times slightly cheaper, but there are no material premiums or discounts.

4. Rental market

DLD records do not show any registered rental contracts in VIDA Residences Dubai Marina with a 1BR breakdown over the last 12 months, nor for the 1BR type in Dubai Marina (master project) as a whole. Accordingly, it is not possible to build a statistically reliable rental and yield model specifically for this building.

The analysis is therefore shifted to the broader Marsa Dubai area (available only in aggregate for all residential units):
– The total number of contracts in the area over the last 12 months exceeds 100,000, indicating extremely high liquidity.
– The average rent per m² in the area over the last 12 months is 1,317 AED/m²/year.
– Rental dynamics: Since 2020, rents have increased from approximately 850–950 AED/m² to 1,200–1,350 AED/m² as the market recovered and grew after 2021.

5. Price and yield comparison, recommendations

– The effective purchase price of 1 m² in VIDA Residences Dubai Marina over the last year is around 26,500 AED, which is equivalent to the general market level in Marsa Dubai for comparable apartments.
– The average rent per m² in the area is 1,317 AED/m²/year; the indicative (gross) ROI for the area is around 5.0%.
– For an investor targeting a 7–8% annual yield, the indicative “fair purchase price range” (at current rent levels) would be:
– With a target ROI of 8%: ≈ 16,500 AED/m².
– With a target ROI of 7%: ≈ 18,800 AED/m².
– At current market prices (26,500 AED/m²), both the building and the area deliver a yield of about 5.0%. To reach the target 7–8%, either rents must grow significantly, or a discount of 25–38% to current purchase prices (relative to market value) is required.

Considering “net” yield (ROI net):
– Factoring in all costs (taxes, registration, agency fees, vacancy) reduces yield by roughly 7–8%.
– In this case, the investor’s ROI will be around 4.7% (without rental growth/price correction), which is typical for modern towers in Dubai Marina.

6. Conclusions

VIDA Residences Dubai Marina is a new, liquid building demonstrating a market-level price point and a high transaction velocity. At both unit and building level, pricing is fully aligned with Marsa Dubai trends; there is no significant income premium or discount. The investment potential over a 3–5 year horizon is stable, but achieving a 7–8% annual yield is realistic only if the entry price is reduced by roughly a quarter or if rents grow ahead of the market.

The asset’s liquidity and demand potential are above the area average thanks to the VIDA brand, waterfront location and target audience profile. Capital value growth has outpaced rental growth, and there is now a visible trend towards correction and stabilisation of yields at around 4.7–5.0% per annum, in line with actual market rates.

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