Mixed-use retail podium • Plot Area 4,200 sq.m • Zoning: Mixed-Use (MU-1)
This Phase 1 Executive Summary evaluates a mixed-use retail podium development situated along the Dubai Marina waterfront promenade, occupying a 4,200 sq.m plot zoned Mixed-Use (MU-1) under Emaar Master Developer guidelines and Dubai Municipality regulations. The property comprises a 3-level podium (G+2) with 62 individual retail units totaling 8,400 sq.m of net leasable area, anchored by waterfront F&B outlets, a boutique cinema operator, and a 1,200 sq.m fitness center.
The assessment assigns a LOW risk rating (Score: 78/100), reflecting strong regulatory compliance across most authorities. The primary considerations are: (1) tourism license renewal requirements for 14 units operating under DTCM permits, (2) F&B density limits under DM Circular 2024-09 which may constrain the conversion of two vacant retail units to restaurant use, and (3) marina access and mooring regulations that affect the planned floating deck extension.
The property's waterfront positioning, 94% occupancy rate, and proximity to Dubai Marina Metro station and the Marina Tram make it an attractive acquisition with manageable regulatory requirements. Annual footfall exceeds 3.2 million visitors, supported by the 85,000-resident Dubai Marina community and tourism traffic.
Assessment of 6 regulatory authorities with pass/review/fail determinations.
| Authority | Scope | Status | Key Finding | Est. Cost (AED) |
|---|---|---|---|---|
| Dubai Municipality (DM) | Building permits, F&B density, signage | F&B density at 38% of NLA vs. 40% max (DM Circular 2024-09); proposed Unit 47/48 F&B conversion would exceed limit. Signage permits current. | 120,000 | |
| ESMA | Product safety, labeling compliance | All installed products and equipment bear valid ESMA conformity certificates. Food safety equipment in F&B outlets verified Q1 2026. | — | |
| Civil Defence | Fire safety, evacuation, crowd mgmt | Current fire safety certificate (FSC-2025-8842). Cinema operator holds separate crowd management approval. Emergency evacuation plan updated for waterfront scenarios. | — | |
| RTA | Access, parking, traffic, marine transport | Adequate parking ratio (1:30 sq.m vs. required 1:35 sq.m for MU-1). Marine transport berth NOC valid. Tram stop within 200m. | — | |
| DEWA | Electricity, water, cooling | Connected to Empower district cooling. 3.2 MVA allocation sufficient. DEWA smart meter rollout complete. Green building surcharge paid. | — | |
| DTCM | Tourism licensing, hospitality permits | 14 units require DTCM tourism activity permits; 11 current, 3 approaching renewal (Q2 2026). Tourism levy compliance verified. Outdoor seating requires annual marina authority renewal. | 85,000 | |
| Total Estimated Compliance Cost | 4 2 0 | AED 205,000 | ||
The property's 120m marina frontage is governed by the Dubai Maritime City Authority (DMCA) under Federal Law No. 26 of 1981 (Maritime Law) and DMCA Regulation 2023-14. Current permits allow for 4 temporary mooring points for water taxi and ferry access. The proposed floating deck extension (200 sq.m) requires a separate DMCA marine construction permit with environmental impact assessment — estimated timeline of 6–8 months and cost of AED 350,000–500,000.
Dubai Municipality Circular 2024-09 caps F&B use at 40% of total NLA in mixed-use waterfront developments. The property currently allocates 3,192 sq.m (38%) to F&B operators. Converting the two vacant units (Units 47 & 48, totaling 340 sq.m) to restaurant use would push F&B density to 42%, exceeding the cap. Alternative uses such as wellness, experiential retail, or co-working should be explored for these units.
14 tenants operate under DTCM tourism activity permits (Category: Retail & Leisure). 11 permits are current through Q4 2026. Three permits (Tenants: Marina Boutique, Coastal Gifts, AquaSport Rentals) expire in Q2 2026 and require renewal applications at least 60 days prior. The landlord's tourism levy payments (2% of qualifying revenue) are current through 2025, with 2026 filings due by March 31.
Dubai Marina designated as a "Mature Waterfront Community" — protected mixed-use zoning through 2040.
Marina Walk expansion plan adds 2.4km of pedestrian waterfront by 2030, directly benefiting ground-floor retail.
Dubai Marina Metro station upgrade and marina water bus network expansion planned for 2028.
Dubai Marina continues to rank among the top 3 most-visited waterfront destinations in the UAE, with annual tourist footfall of 12.8 million (2025). The Dubai 2040 Plan's emphasis on quality-of-life infrastructure, including the expanded marina promenade, new public parks, and enhanced public transport connectivity, is expected to sustain premium retail rents in the range of AED 2,800–3,400/sq.m. The planned Ain Dubai pedestrian link (completion 2029) will further integrate Bluewaters Island traffic into the Marina retail ecosystem, potentially adding 800,000+ annual visitors to the property's catchment area.
The property presents a low-risk acquisition opportunity with strong waterfront fundamentals, high occupancy, and manageable compliance requirements. The following items should be addressed as part of standard due diligence:
This Executive Summary confirms low risk. Upgrade to Phase 2: Due Diligence for tenant lease audits, waterfront permit deep-dive, and detailed financial modeling.
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DISCLAIMER: This is a SAMPLE REPORT created for demonstration purposes only. All property details, regulatory references, authority findings, risk ratings, financial figures, and recommendations contained herein are entirely fictional. No real property, entity, or regulatory filing is represented. This document should not be used for any investment, legal, or compliance decision. Actual BizFlow™ reports are based on verified data from relevant Dubai authorities and tailored to specific properties.