PRICING GUIDE

100 Best Apartment for Sale in Bluewaters Island

  • The most profitable units are in the tallest buildings in Dubai Marina

  • The most profitable units are in the tallest buildings in Dubai Marina

Here goes the intro.

Dubai Marina with Marina Promenade

After tracking over 300 property listings on all major portals we've analyzed and carefully graded the 40 BEST Apartment for Sale in Bluewaters Island based on the profits they earn, the view, location, building's age, and how safe they are.

Because the best apartments in Bluewaters Island are:

PROFITABLE/ the best apartment for sale in Bluewaters Island earn NET profits, that is they earn cash after paying for service charges and the property mortgage.

DESIRABLE/ They have something that makes them special to tenants and, eventually, buyers. Be it a water view, a great waterfront location, a newer building, and so on.

SAFE/ They earn profits also in a bad market. When rents drop and tenants flee.

To make it easier (and more valuable to you)  we've broken down the 40 BEST Apartment for Sale in Bluewaters Island into lists of Top 10 under various criteria.

Use the table of content below to easily navigate to each section with just one click.

Happy hunting 🙂

Table of Contents
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    TOP 10 MOST PROFITABLE

    Most Profitable Units in Bluewaters Island

    We start the Dubai Marina Pricing Guide by looking at absolute values. That’s the maximum NET profits the 10 best units in Dubai Marina earn right now. Per year.

    Independently from the type (apartment, villa, or penthouses) and independently from the number of bedrooms (be it studio or all the way to 5-bedroom).

    This table is an indication of what’s possible. The later tables will zero-in on specific types or price points or views.

    But first, we look at what’s possible.

    For each unit, we show the mean price as well as mean profits. In three currencies.

    We also show how sound, special, and safe the property is using green (for good) orange (for ok), and red for bad. 

    A property is sound when it is profitable after paying all service charges and mortgage. 

    A property is special when it is desirable thanks to better views, location, reviews, and maintenance. 

    And the property is safe when it is profitable in a bad market. When rents drop and tenants flee.

    T10-Table-Placeholder-Brick-Angel
    • The most profitable units are in the tallest buildings in Dubai Marina
    • Not all profitable properties are safe to own

    The list is dominated by Princess Tower and its neighbor Elite Residence, the two tallest towers in Dubai Marina. Both developed by Tameer.

    The similarly priced 5, and 4-bedroom penthouses earn over INR 11 lakh (AED 54.7k, EUR 13.1k) in NET profits per year.

    Interestingly the list includes more affordable properties such as 1-bedroom apartments in Trident Bayside, Studio One, and Continental Tower. All earning over INR 2.2 lakh (AED 10.7k, EUR 2.6k) per year. In positive cashflow. After all expenses.

    As for being special (for the views, location, reviews, and maintenance) the waterfront Marina Gate earns a green signal. And so do Studio One and Continental Tower.

    Sure, units that are profitable in today’s market and are special and desirable are very appealing to property investors.

    But properties earning profits even in a bad market are safer.

    Unfortunately, in the Top 10 most profitable properties in Dubai Marina, a 4-bedroom villa in The Jewels and a 2-bedroom villa in Marina Gate deserve a red signal for safety. Indicating that they’re unsafe. And, therefore, not a good investment.

    To know more about the top 10 Most Profitable properties in Dubai Marina watch the video below where we’re investigating all the data as well as sharing more information about each building →

    BELOW AED 600K, INR 1.2 CR, EUR 135K

    Affordable AND Profitable Apartments

    Common wisdom wants that real estate profits are to be made only at the low-end. Aka at the affordable price range. Aka, buy cheap to be profitable

    But that’s simply not true. Because profits can be made at any and every price range. As proven by this Dubai Marina Pricing Guide.

    Having said that, the next table grades the 5 most profitable apartments in Dubai Marina costing less than AED 600k. That’s below INR 12 lakh for our Indian friends. Or below Euro 135k for our European investors. 

    These are the most affordable properties in Dubai Marina. These apartments are affordable, yes, and they’re profitable too. That’s when the rent is enough to pay for the service charges, property taxes, and the home loan. And there’s some extra money for the owner’s pocket. That might sound crass, but that’s the goal of property investment.

    • Three of the top 5 apartments do NOT have water views
    • Four of the top 5 apartments are located in buildings completed before 2010

    As can be expected for lower-priced apartments, profits aren’t very high.

    After all, their price is part of what determines the rent they can command. Also, 4 out of 5 units are studio flats. That’s why most of these apartments earn less than AED 6k per year (INR 1.2 lakh, EUR 1.5k).

    Out of the 5 affordable and profitable apartments in Dubai Marina, three apartments are located in older buildings.

    Marina Park, Marina Diamonds, and Marina Pearl were completed in 2006. While Zumurud Tower was handed over in 2010.

    Three apartments - namely Marina Diamonds, Marina Pearl, and Marina Park - don’t have views of the water canal nor of the Arabian sea.

    While the waterfront studio in Bay Central was delivered in 2012. And it is the most profitable flat in the below AED 600k category.

    BELOW AED 1 MIL, INR 2 CR, EUR 230K

    Profitable Mid-Market Units

    Rahul was very happy. He bought two apartments for the same price that his sister paid for a single 1-bedroom.

    Sure, his locations weren’t as premium. But who cares about premium locations when the price is right? Or so he thought.

    But Rahul was wrong. Because his undesirable location resulted in low rents, fewer inquiries, and bad tenants. The kind that trash the property or don’t pay the rent.

    So he ended up paying most of the mortgage from his own pocket.

    He learned the hard way that price is NOT the only criteria for successful property investment.

    Professionals know those price and profits are a much better criterion. Actually, price, profits, and location are even better investment criteria.

    That’s why we’re looking at properties that are well priced and profitable too. Better yet, we also evaluate if they are special in any way.

    That’s how we help you take one step closer to finding the best apartment in Dubai Marina.

    • Three of the top 5 apartments do NOT have water views
    • Four of the top 5 apartments are located in buildings completed before 2010

    As can be expected for lower-priced apartments, profits aren’t very high.

    After all, their price is part of what determines the rent they can command. Also, 4 out of 5 units are studio flats. That’s why most of these apartments earn less than AED 6k per year (INR 1.2 lakh, EUR 1.5k).

    Out of the 5 affordable and profitable apartments in Dubai Marina, three apartments are located in older buildings.

    Marina Park, Marina Diamonds, and Marina Pearl were completed in 2006. While Zumurud Tower was handed over in 2010.

    Three apartments - namely Marina Diamonds, Marina Pearl, and Marina Park - don’t have views of the water canal nor of the Arabian sea.

    While the waterfront studio in Bay Central was delivered in 2012. And it is the most profitable flat in the below AED 600k category.

    BEST 1-BEDROOM IN DUBAI MARINA

    Profit Making 1-Bedroom Apartments in Dubai Marina

    In most locations, the smaller units are generally the most transacted. More so in tourism-friendly communities like Dubai Marina.

    For this reason, we’ve tracked and analyzed all the latest 1-bedroom listings in Dubai Marina.

    In the table below we’ve graded the 10 most profitable 1-bedroom in Dubai Marina

    These are the TOP 10 flats out of over 600 active listings and out of almost 200 buildings where developers have included 1-bedroom in the mix.

    In the case of Dubai Marina, there are more than 10 profitable 1-bedroom apartments. But the table ranks the TOP 10 as they are right at this moment. Based on profits. 

    For each apartment, we’re showing the mean price and the mean profits. In three currencies. And we’re showing 3 traffic lights to visually indicate how bad (red), borderline ok (orange) and good (green) each apartment is doing in relation to profitability, desirability, and safety.

     

    Because the 1-bedroom properties worth buying are:

     

    SOUND - they are profitable after all expenses are paid. 

    SPECIAL - they have views, layouts, ratings, and locations that people like.

    SAFE - they are profitable even in a bad market ← this is kind of VERY important

     

    To be clear properties are profitable only when rents are enough to cover the cost of service charges, property taxes, and the home loan. Only then properties can be profitable. And only then they can provide a nifty and sustainable cash flow.

    Let’s get into the data.

    • Some fo the best 1-Bedroom in Dubai Marina are waterfront
    • Studio One tower rules as it has the only green signal for safety

    At AED 15.2k (INR 31 lakh, EUR 3.6k) in NET cash flow/year the recently completed Studio One by Select Group rules the Top 10 list.

    In tenth place, and getting the only orange signal for profitability, stands the Belvedere in Dubai Marina South. Which earns an average of AED 5.9k (INR 1.2 lakh, EUR 1.4k) in net profits per year. Since the profits are so little the signal is orange which indicates borderline ok results.

     

    The signals in the second column indicate if the property is special in any way.

     

    Be it views, layout, age, access to amenities, or great ratings. Unfortunately, the red signal for the Belvedere and the Zumurud Tower indicates that they're profitable but they are not likable

    They fail in one or more of the likability criteria.

     

    While the signals in the third column show if the property in question is safe.

     

    In Q1 of 2021, only the water view Studio One earns a green signal. This means that it is safe also in a bad market when properties have less occupancy and rents drop.

    None of the other 1-bedroom apartments listed in the Top 10 are clearly unsafe (that would mean a red signal) but they are borderline Ok.

    In the video below we’re going deeper into the data. We’ll take a virtual tour of the buildings and the area as well as share their age, ratings, location, and their overall desirability.

    As well as look into the critically important rental income, running and ownership costs, and more. Watch the video to know more →

    BEST 2-BEDROOM IN DUBAI MARINA

    Profitable 2-Bedroom Units in Dubai Marina

    Generally, 2-bedroom is not the most transacted apartment type in Dubai Marina. But they have their place in the mix. There are those who prefer these units over others.

    Mostly because 2-bedroom is a family-friendly alternative to larger units. They are bigger than 1-bedroom and are more affordable than 3-bedroom.

     

    To help in making the right decision we’ve tracked and analyzed all the 2-bedroom listings so that we can grade the 10 most profitable 2-bedroom in Dubai Marina

     

    In the table below we’ve listed the TOP 10 units out of the over 1,200 units listed.

    As usual, for each apartment, we’re showing the mean price and mean profits. In three currencies.

    We’re also showing 3 traffic lights to visually indicate how bad (red), borderline ok (orange) and good (green) each apartment is doing in relation to profitability, desirability, and safety.

    Let’s get into the data.

    • Many of the most profitable 2-bedroom are waterfront
    • Only MAG 218 is clearly safe (green signal)

    Earning INR 4.5 lakh (AED 22.4, EUR 5.4k) in NET profits per year, Marina Gate has the best 2-bedroom unit.

    That’s higher than MAG 218’s INR 3.9 lakh (AED 19,4k, EUR 4.5k) per year in net profits. And higher than third-placed Al Sahab by Emaar.

    The list is completed by Marina Park, Al Seef, and Time Place. All earning less than 1 Lakh (AED 5k, Eur 1.1k) profits per year.

    They earn an orange signal because their profitability is marginally ok. Not great. Not green. Just orange.

     

    Since location is such an important aspect of successful real estate investment we’ve analyzed and graded also views, age, and ratings. In this category, there are only four green signals. Only four 2-bedroom are special.

    Besides Marina Gate, the waterfront Silverene and No. 9 by Select Group fill the list of the 2-bedroom with the best locations.

    All the other locations are either orange (marginally ok) or outright bad. That’s why Al Seef Tower got a red signal.

     

    Finally, the only safe 2-bedroom units are in MAG 218. That’s the only green signal for safety. Most 2-bedroom in Dubai Marina are marginally safe. They earn little or no profits in a bad market. When rents drop and tenants select only the best units.

    But, Marina Gate is clearly unsafe. Therefore, its 2-bedroom units lose money in a slow market. Making them clearly unsafe to own.

    To know more about locations, views, age, and much more check the video below we’re going deeper into the data →  

    LOW PRICE/SQFT, HIGH NET PROFITS

    Best Apartment in Dubai Marina Based on Price/Sqft

    Time and time again investors compare properties based on price/square foot (or price/square meter). And it makes sense. 

    In the absence of other comparable information, the price of every square foot (or square meter) is a good indicator of how two completely different properties compare. At least in terms of price.

    But, price alone, even if it’s the price of each square foot, is not the correct parameter for successful real estate investment.

    Profits, desirability, and safety are the only three criteria to evaluate any real estate investment. The property is either sound or not. It is either special or not. And it is either safe or not.

    And if it is not any of the three then the property is not worth buying.

    That’s why we rank the most profitable properties in Dubai Marina based on price/sqft (or price sqm). That’s how we help property investors who compare properties based on these criteria to uncover the best apartment in Dubai Marina.

    • Most properties with low price/sqft are away from the water
    • For the most part lower price/sqft matches low profits

    All the properties in the list have one of the lowest price/sqft (or price/sqm for the Euro currency).

    But only a 2-bedroom in MAG 218 earned a green signal for profitability. Only MAG 218 has profits good enough to justify a green signal. 

    All the other units earned an orange signal. Indicating low or even slightly negative profits. In fact, yearly profits range from a barely break-even INR 39k (AED 1.9k, EUR 468) for a 1-bedroom in Princess Tower to a paltry INR 91k (AED 4.5k, EUR 1.1k) for a 2-bedroom in Marina Park.

    Sure, these are NET profits, but they are also for the whole year. These numbers are frankly unworthy of making an investment.

    More so when paired with the yellow signals in the second column. Indicating that these units are not special. Be it for their location, age, ratings, views, or maintenance.

    One of the saving grace for the entire list is the third column. Indicating if the properties are safe or not. A red signal earned by a 2-bedroom in Marina Sail indicates that the prosperity is unsafe in a bad market. When rents drop and it’s harder to find tenants. Making this unit a definite no-no.

    On the other end of the spectrum, a 2-bedroom in MAG 218 earned a green signal. Indicating that the property is safe even in a bear market

    All the other units are worth a look since they are safe to own.

    To see more of the unit’s details like developer, location, rating, and more simply watch the video below →

    BEST 3-BEDROOM IN DUBAI MARINA

    Best 3-Bedroom in Dubai Marina

    The larger 3-bedroom units are generally the largest apartments in most buildings in Dubai Marina. Beyond those there are penthouses. 

    3-bedroom are generous in size and are predominantly located on higher floors. So they enjoy better views and have larger balconies.

    That’s because a 3-bedroom is considered a premium product.

    But it isn’t easy to navigate the over 600 listings to find a profitable, well located, and safe property. 

     

    This is why we’re tracking, analyzing, and grading all available listings on all major property portals. To help property investors quickly identify the Top 10 3-bedroom apartments in Dubai Marina.

     

    For each property listed, we share the mean price and net profits (in three currencies). We also identify the profitability, likability, and safety of each unit using a three-colored signal.

    A green signal means the property is good, orange indicates a property that’s marginally ok while red is bad.

    • Most 3-bedroom hoover around zero profits
    • No 3-bedroom in Dubai Marina is safe

    The overall results for 3-bedroom in Dubai Marina are not exciting.

     

    To begin with, only Marina Quays and Al Sahab have clearly profitable 3-bedroom units. That’s why they get the green signals.

    With INR 2.1 lakh (AED 10.2k, EUR 2.5k) in NET profits per year, Marina Quays wins the race of most profitable 3-bedroom in Dubai Marina.

    Marginally beating Al Sahab by Emaar to number two.

    Mean profits become marginal from thereon. Even turn negative from the fifth-placed Manchester Tower and onwards.

     

    Unfortunately, things don’t look better in regards to locations and how special the units are.

    With the only green signal going to Address Marina. Which has a great waterfront location, is well maintained, and earns great ratings. While Manchester tower and Trident Grand earn a red signal. Making their 3-bedroom the least special on the list.

     

    Frighteningly, for property investors, no 3-bedroom is safe to own. That means that they’re either unprofitable or just marginally profitable when the market turns bad. And rent drops. 

    In our list, none of the 3-bedroom earns enough rent to pay for service charge and mortgage. Making them unprofitable.

     

    Yet, there is hope for a 3-bedroom. That’s because there is a large difference between the best units and the worst units. Even within the same building or area of Dubai Marina. Which the average data doesn’t show.

    To find out the margin of error and uncover the 3-bedroom that performs better than average you can watch the video below. Where we show the location and discuss in more detail the data. Showing the max and min values for-profits, prices, rents, and more. Check the video to know the 3-bedroom that are profitable, likable and safe →

    SAFE TO OWN

    Safest Apartment in Dubai Marina

    Many property buyers swear by Location. Location. Location. Others live by the mantra of Price. Price. Price. And both are right. But both are also wrong.

    There’s no long-term success without long-term profits. The best properties earn profits in any market cycle. Be it bear or bull. Up or down. And anywhere in between.

    That’s when a property is safe. 

    Safe to buy and safe to own. Because it pays all of the property ownership bills. Including the mortgage.

    Safe to buy. Safe to own. Because it pays all of the property ownership bills. Including the mortgage.

    There’s no better property than one that’s in a great location, is profitable today, and it’s safe-to-own also in a bad market.

    That’s why we’ve listed below the 10 safest properties in Dubai Marina. These are units where the rent covers all costs even when the market goes bad. When rents drop 10% - 20% from today’s values.

    The below properties earn profits after paying for the cost of service charges, property taxes, and home loans.

    • One of the tallest building in the world has safe properties
    • Safety is not limited to low cost or premium properties

    In a down market - with INR 15.4 lakh (AED 76.1, EUR 18.3k) in yearly NET profits - the safest property in Dubai Marina is a 4-bedroom penthouse in Elite Residence (one of the 50 tallest buildings on earth).

    What’s remarkable is that all these properties would earn enough to cover all ownership expenses even when rent drops 10% from today’s already low values.

    No property type or size has exclusivity on being safe. The Top 10 safest properties in Dubai Marina include 4, and 5-bedroom penthouses as well as Studio, 1, and 2-bedroom apartments. 

    The top 3 include another penthouse but in the 101-floors Princess Tower in the second position and a 2-bedroom apartment in MAG 218. Where the 3.9 lakh (AED 19.4k, EUR 4.6k) in net profits per year significantly lower than the top 2.

    The list includes newer developments such as Studio One and Marina Gate. As well as older ones such as 1-bedroom apartments in Zumurud Tower

    The least safe of the TOP 10 earns the only red signal in the second column. Therefore, the tower fails one or more criteria to be considered special and desirable. Be it views, maintenance, location, or reviews.

    Few other towers earn an orange under the SPECIAL category (the second column). That’s because they aren’t in a great location or have bad reviews and views.

    To know more watch the video below. Where we dig deeper into the data and visit the locations → 

    PROFITS AND VIEWS

    Most Profitable Views in Dubai Marina

    Location is one of the top 3 rules many property investors live by. And a component of a great location is the views.

    A great view is always, always, ALWAYS preferable to an ok view (of course a bad view is almost never a good option). 

    I remember the first time I went to Kuwait. My host, a royal prince, selected what was the best hotel in Kuwait City. The room was ok. I had seen better and far worse.

    Until I opened the window. That’s when I was hit by what is arguably the worst view of any 5-star hotel or any star hotel I’ve ever been to.

    I was looking out to a cemetery. Yep. The cemetery was (and still is) in one of the best locations in Kuwait City. Because the Emir (ruler) of Kuwait had some sentimental attachment to it.

    So, yeah, views are important to succeed as a real estate investor. Especially during a down-market. When the competition hots up and tenants choose what they prefer. Not what’s available.

    For this reason, we’re listing the Top 10 most profitable properties with the best views in Dubai Marina.

    • It is possible to match great views can profits
    • Profitable units with waterfront views aren't always safe too

    Emaar - the largest developer in Dubai - and the premium property developer Cayan Group as well as Select Group - one of the largest developers in Dubai Marina - dominate the top four spots in the most profitable waterfront property category.

    With INR 4.5 lakh (AED 22.4k, EUR 5.4k) in NET profits, a 2-bedroom in Marina Gate is the most profitable waterfront apartment in Dubai Marina.

    The list includes the low-priced 1-bedroom in Continental Tower, Trident Bayside, and Silverene. All earning over INR 2.1 lakh (AED 10.5k, EUR 2.6k) in NET profits per year

    But views are not everything. Nor are profits. As can be seen for the 3-bedroom apartment in Marina Quays and the 2-bedroom villas in Marina Gate. 

    As both units are unsafe. That means the properties in question are not profitable in a bad market. When rents drop and tenants flee. Making them a risky investment.

    Thankfully, a studio apartment in Marina Gate is almost as profitable and is safe (green signal). Despite costing much less than a 2-bedroom villa in the same building.

    To know more about the data, the locations, and the buildings check the video below

    CASH-ON-CASH RETURNS

    Best Returns on Cash Invested

    Some property investors evaluate properties based on rental yields. That’s the return on investment (ROI) based on the property’s value. 

    Yet, real estate can be leveraged. That’s one of the powers of real estate investment.

    (Leverage is when an investor buys a property that’s valued at more than he or she actually invested in it. A property loan is one of the many options to do just that)

    That’s why professional investors look for the returns they made on the cash they actually invested. Not on the value of the investment. That’s called Cash-on-Cash-Returns. It is shown as a percentage. 

    Obviously the higher it is the better the investment. Generally speaking, 8% - 10% is considered a good cash-on-cash return. In a good market. Less than that is acceptable in a down market. 

    Obviously, 15% or more is better. When the city/neighborhood has these kinds of properties. Now, let’s look at the best cash-on-cash returns (CCR) to find the best apartment in Dubai Marina.

    • At this time, affordable properties enjoy the best cash-on-cash return
    • Most units in the list have premium waterfront or water view locations

    The most expensive unit on the list is the Studio flat in Marina Gate costing INR 2.8 cr (AED 1.5mil, EUR 336k). While the least expensive unit is a Studio in Marina Pearl costing as little as INR 81 lakh (AED 400k, EUR 96k).

    Most importantly the NET cash-on-cash returns range between 6.16% for a 2-bedroom apartment in MAG 218 and 4.23% for the seafront Studio in Royal Oceanic. That’s after all expenses are paid. At this time, that’s better than bonds, savings, and most mutual funds / ETF.

    But, out of all the properties, Zumurud Tower isn’t special at all. It earns a red signal. This means that reviews, location, views, and/or maintenance are bad. Not worthy of your investment. Even if the property is profitable and has a decent cash-on-cash return.

    That’s because returns are only possible when tenants select the property. Which is harder when the property itself is not desirable.

    Finally, the units in MAG 218, Studio One, and Marina Gate are safe to own. They earn a green signal because they are profitable even in a bad market. When rents drop and tenants flee to good locations and desirable properties.

    To know more about the data behind these conclusions watch the video below →

    Whenever You're Ready

    Pricing Guides

    To help property buyers quickly find profitable deals we track, analyze, and grade every single property within each FREEHOLD COMMUNITY in Dubai and Abu Dhabi. To find out more check the May 2021 Pricing Guides. 

    Community Guides

    We've prepared unboring community guides of all the major FREEHOLD COMMUNITIES in Dubai and Abu Dhabi with pictures, anecdotes, videos, and constantly updated property reviews. Check them out below.

    Building Guides

    For property buyers who want to dig deeper into one particular building, we've prepared Building Guides. Where we review the latest for sale and for rent listings and analyze them. To help real estate investors quickly find profitable, desirable, and safe deals.

    Disclaimer

    Our number one job is to help property buyers and property investors find profitable and safe properties in desirable locations. 

    That’s why we work really, really, REALLY hard on our algorithm to make sure it is as accurate as possible. But. .. it’s really hard to overcome all kinds of human mistakes, misbehavior, and mindsets.

    Since all tables depend on the latest listings the algorithm has to overcome many honest mistakes in how agents, developers, and owners input their property’s information. That’s easy to spot. 

    But then there are cheeky behaviors like listings with prices full of 999 or 888. 

    And then there’s the outright lies and frauds. Where properties are falsely priced below the market rate to attract inquiries. That’s called bait and switch. Or listings with significantly wrong sizes. And so on.

    That’s harder to spot. But it affects the overall data. Therefore, we take no liability for the recommendations we offer. In fact, we STRONGLY RECOMMEND that you speak to an experienced community expert property advisor. And we STRONGLY RECOMMEND that you do your own calculations.

    We believe our work is vital to guide property investors in the right direction. And to avoid most of the traps many property buyers fall into. But you also need common sense and prudence.  Use our data to find the direction and then get help from experts and to make sure all the numbers make sense.

    Wishing you a happy property hunting.