The value of a sea view in numbers
Apartments with full, unobstructed sea views command a premium of 20–35% over comparable city-view units in the same building. That premium is not arbitrary: it reflects stronger tenant demand, shorter void periods and stronger value performance for sea-view units.
In concrete terms: a 1-bedroom apartment in Dubai Marina with city views costs around AED 1,100,000 and lets for AED 85,000 per year. The same unit with full sea views costs AED 1,400,000 but lets for AED 110,000, a markedly better return on the additional outlay. On resale, the sea-view premium holds and typically grows with the market.
Top locations for sea views in Dubai
Dubai Marina and JBR offer the most sea-view options, thanks to the tall towers along the coastline. The higher the floor, the more spectacular the panorama: towers such as Princess Tower (101 storeys) and Cayan Tower offer sea views from the 30th floor that stretch far beyond the horizon.
Palm Jumeirah offers the most direct sea views: apartments on the Trunk look out over the Arabian Gulf and the Palm fronds. Emaar Beachfront and Bluewaters Island (Meraas) are newer island developments combining sea views with beach access.
Less obvious options with partial sea views include Dubai Creek Harbour (Emaar), La Mer and lower floors at Jumeirah Beach Residence. These locations offer sea views at lower prices than the premium coastal addresses.
Types of sea view and their value
Not every sea view is equal. A full, unobstructed sea view commands the highest premium. A partial sea view, where part of the outlook is blocked by other buildings, carries a smaller but still significant premium of 10–15%.
A Palm view (overlooking Palm Jumeirah) is in some locations as sought after as a direct sea view. From Dubai Marina and JBR, the outlook over the Palm delivers a unique and iconic panorama, especially at sunset.
When purchasing, it is essential to verify that the sea view is protected. Check the area masterplan for future construction that could obstruct the outlook. In areas such as Palm Jumeirah, sea views are generally protected permanently by the layout of the island.
Sea views when buying off-plan
When buying off-plan, you can select the ideal floor and orientation, an advantage no longer available with completed stock. Early buyers get first access to the units with the best sea views, which are worth the most at handover.
Our advisers analyse the positioning of every off-plan project relative to the coastline and check whether future developments are planned that could affect the sea view. We advise you on the optimal floor: too low and the view gets blocked; too high and you pay a premium that does not always pay back.
The sweet spot for value with a sea view generally lies between the 20th and 35th floors: high enough for an unobstructed outlook, without the price premium of the uppermost levels.
Sea views and letting potential
Sea-view apartments are the fastest-letting units in Dubai. In the short-stay market, a sea view is the number one search criterion for tourists: an Airbnb listing with "sea view" generates up to 40% more views and can command 25–30% higher nightly rates.
The same holds for long-term letting: sea-view units let 30–50% faster and attract tenants willing to pay a premium. Tenant retention is higher too: residents with a sea view renew their leases more often, reducing voids and refurbishment costs.
Augusta Properties calculates the exact added value of a sea view for you, by location and floor, so you can make a well-founded decision on the investment.