Dubai Marina has 8,085 registered sales. Sixty-eight of them are comparable to yours.
We counted every sale in fifteen Marina towers from the Land Department record. The market looks deep until you narrow it to one layout in one building, and then most of it disappears.
Across fifteen Dubai Marina towers the Land Department has registered 8,085 sales. In the twelve months to 17 September 2026 those same buildings produced 262 sales between them. Narrow to two-bedroom units, which is what a two-bedroom owner needs, and 68 remain. Five of the fifteen towers had two or fewer.
What we counted
Every platform in Dubai will hand you a valuation. Almost none will tell you how much evidence sits behind it. So we counted, using the registered record rather than listings, for fifteen towers in one of the most heavily traded communities in the city.
Three columns, three questions. How many sales has this building ever registered. How many happened in the last twelve months. And how many of those were two-bedrooms, the layout our example owner holds.
| Tower | All sales | Last 12m | 2-bed, 12m |
|---|---|---|---|
| Marina Crown Tower | 1,215 | 23 | 5 |
| 23 Marina | 951 | 14 | 4 |
| Marina 101 | 806 | 10 | 5 |
| Marina Quay West | 750 | 16 | 2 |
| The Residences at Marina Gate 1 | 718 | 19 | 9 |
| TFG Marina | 708 | 16 | 0 |
| Marina Shores | 559 | 36 | 14 |
| Marina Tower | 431 | 16 | 2 |
| Orra Marina | 373 | 11 | 3 |
| Marina Star | 371 | 32 | 6 |
| Marina Wharf 1 | 358 | 10 | 3 |
| LIV Marina | 353 | 50 | 12 |
| Marina Sail | 228 | 5 | 3 |
| Marina Pearl | 204 | 3 | 0 |
| Marinascape | 60 | 1 | 0 |
Dubai Land Department registered sale transactions, read 17 September 2026. The twelve-month window runs to that date. Bedroom counts are as recorded on the transaction.
What it shows
The all-time number is close to meaningless.
Marina Crown Tower has registered 1,215 sales since it was built. That tells you the building is large and has changed hands often over two decades. It tells you nothing about what a unit there is worth this month, because 1,192 of those sales are too old to price anything.
A year of trading is thinner than it looks.
The fifteen towers produced 262 sales between them across twelve months. Spread over fifteen buildings that is about seventeen each, and they are spread across studios, one-beds, two-beds, three-beds and penthouses, which do not price one another.
One layout is where it runs out.
TFG Marina registered 708 sales all time and 16 in the past year, and not one was a two-bedroom. Marina Pearl and Marinascape produced none either. An owner of a two-bedroom in those towers has no same-layout evidence in their own building from the past year at all.
Liquidity is uneven in ways the headline hides.
LIV Marina produced 50 sales in twelve months from a base of 353, a newer building still absorbing its first resales. Marinascape produced one from a base of 60. Both sit in Dubai Marina. An area-level statistic covers both and describes neither.
Why this matters to an owner
None of this means Dubai valuations are worthless. It means the confidence attached to them should vary a great deal from building to building, and almost nowhere is that variation shown to you.
An owner in Marina Shores has 14 same-layout sales from the past year sitting behind their figure. An owner in Marina Pearl has none. Those two people are usually shown the same kind of number, to the same number of decimal places, by the same tools. One of those numbers is a measurement and the other is an estimate wearing its clothes.
The practical response is not to distrust valuations. It is to ask what produced yours, and to treat the count of comparable sales as part of the answer rather than a detail. Where the count is low, the community figure is the more honest instrument, and our methodology sets out where we draw that line and when we publish nothing at all.
Derived from Dubai Land Department registered sale transactions, read 17 September 2026. Fifteen buildings selected from the Dubai Marina register across a range of sizes and ages. Counts are of registered sales, not listings. Figures move as new transactions register. General information for property owners, not a valuation of any specific unit.
Questions
- How many comparable sales does a valuation need?
- There is no official minimum, which is part of the problem. As a working standard, a figure drawn from ten or more recent sales of the same layout in the same building is well supported. Between three and ten it is indicative. Below three it is arithmetic performed on noise, and the honest answer is to widen to the community and say so, or publish nothing.
- Why does narrowing to one layout matter so much?
- Because layouts are separate markets inside one building. A studio and a four-bedroom in the same tower do not move together, and averaging them produces a figure that describes neither. Once you insist that a comparable sale shares your bedroom count, the pool of usable evidence in a typical Dubai tower falls by roughly three quarters.
- Is Dubai Marina unusually illiquid?
- The opposite. Marina is among the most heavily traded communities in the city, which is what makes the result interesting. If the evidence thins out this quickly in Marina, it thins out faster in the communities that trade less. We picked it deliberately as the easy case.
- What should an owner do when the evidence is thin?
- Treat any single number with suspicion and ask what produced it. A platform showing you a confident valuation for a unit with two comparable sales in a year is not measuring your property, it is estimating it and rounding off the uncertainty. Look for the transactions underneath, and where they are absent, use the community level figure knowingly rather than a building level figure that is not really there.
- Where does this data come from?
- Registered sale transactions published by the Dubai Land Department, read on 17 September 2026. These are completed deals rather than asking prices. We counted every registered sale for each of the fifteen buildings, then filtered to the twelve months to 17 September 2026 and to two-bedroom units.
Mulki shows the sales behind every figure, including when there are too few.
Notify me