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Dubai Marina: 7,937 registered sales, 68 comparable two-beds.

We counted every sale in fifteen Marina towers from the Land Department record, then narrowed to the twelve months to 7 October 2026 and to two-bedroom units. Five of the fifteen towers were left with two sales or fewer.

By the Mulki team · · Updated

Across fifteen Dubai Marina towers the Land Department has registered 7,937 sales. In the twelve months to 7 October 2026 those same buildings produced 257 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.

  • 7,937

    sales ever registered in the fifteen Marina towers.

  • 257

    of them in the twelve months to 7 October 2026.

  • 68

    of those were two-bedroom units.

  • 5 of 15

    towers had two or fewer two-bedroom sales in the year.

What we counted

A valuation is only as good as the sales behind it, and the number of sales behind a Dubai valuation is rarely shown. So we counted, using the registered record rather than listings, for fifteen towers in one of the most heavily traded communities in the city.

The table answers three questions for each building: how many sales it has ever registered, how many happened in the last twelve months, and how many of those were two-bedrooms, the layout our example owner holds.

Registered sales in fifteen Dubai Marina towers
TowerAll salesLast 12m2-bed, 12m
Marina Crown Tower1,218275
23 Marina951164
Marina Quay West738122
The Residences at Marina Gate 1710189
Marina 10170994
TFG Marina708160
Marina Shores5673816
Marina Tower431142
Marina Star367305
LIV Marina3554511
Marina Wharf 1354103
Orra Marina343123
Marina Sail22864
Marina Pearl20430
Marinascape5410

Dubai Land Department registered sale transactions, read 9 October 2026. The twelve-month window runs to 7 October 2026. Bedroom counts are as recorded on the transaction.

What it shows

  • The all-time count says little about today's value.

    Marina Crown Tower has registered 1,218 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 1,191 of those sales are too old to price anything.

  • A year of trading is thinner than it looks.

    The fifteen towers produced 257 sales between them across twelve months. Spread over fifteen buildings that is about seventeen each, and those seventeen are spread across studios, one-beds, two-beds, three-beds and penthouses, which do not price one another.

  • Same-layout evidence runs out in several towers.

    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 varies more between towers than the area figure suggests.

    LIV Marina produced 45 sales in twelve months from a base of 355, a newer building still absorbing its first resales. Marinascape produced one from a base of 54. Both sit in Dubai Marina. An area-level statistic covers both and describes neither.

Why this matters to an owner

Dubai valuations are not worthless. 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 16 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. The first number is a measurement. The second is an estimate presented as one.

The practical response is to ask what produced your valuation, and to treat the count of comparable sales as part of the answer. Where the count is low, the community figure is the better 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 9 October 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, the figure is driven by whichever one or two units happened to sell, and the better course is to widen to the community and say so, or publish nothing.

Why does narrowing to one layout matter so much?

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 why we chose it. If the evidence thins out this quickly in Marina, it thins out faster in the communities that trade less.

What should an owner do when the evidence is thin?

Ask what produced the number. A platform showing a confident valuation for a unit with two comparable sales in a year is estimating, with the uncertainty rounded off. Look for the transactions underneath, and where they are absent, use the community level figure knowingly rather than a building level figure that rests on one or two sales.

Where does this data come from?

Registered sale transactions published by the Dubai Land Department, read on 9 October 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 7 October 2026 and to two-bedroom units.

Related

Looking up the twisting facade of Cayan Tower against the sky, Dubai Marina

Mulki shows the sales behind every figure, including when there are too few.