Botanica Tower — sale prices & transaction history

Botanica sale prices by bedroom

Median recorded prices for Botanica Tower by bedroom count. Each row is priced on the last 4 months wherever that period holds enough sales, and steps back only as far as it has to — 12 months, then 3 years, then the whole record. The period each row actually covers is named beside it, with the number of sales behind it, so you can see exactly how thin or deep the figure you are reading is. Every row also shows what has traded in the last 4 months, including when that is nothing — set against the full record of 1,026 recorded transactions. These are the prices buyers actually paid — not asking prices, and not a district average.

A bedroom type with fewer than five recorded transactions keeps its count and loses its median: below that sample a middle value is arithmetic, not a market rate. A median taken across the whole register mixes prices from every year the building has traded, so each row above is priced on the most recent period that clears that threshold. Rows can sum to less than the building total — very large units are held out of the table for the same reason.

Most recent Botanica transactions

The newest individual recorded transactions on the register, exactly as recorded. A median is a claim we vouch for; these are facts you can check against the Land Department yourself.

Why below-market resale shows up in Botanica

• A dominant small-unit mix. Studios and one-bedroom apartments in the Marina are investment products rather than homes, and investment products are sold on the owner's schedule, not the market's.
• Yield-driven ownership. Where the purchase was underwritten on rental return, a service-charge rise or a softer achievable rent can turn a held asset into a sold one within weeks.
• Age. Stock first recorded in 2009 has reached the refurbishment stage of its life, and an owner facing that bill sometimes prefers to discount and hand the work to the buyer.
• Mortgage exposure among units bought at cycle peaks, which are consistently the first to reach the market when a payment schedule stops working.

What to check before you offer on Botanica

• Compare the studio row and the one-bedroom row on rate per square foot before you assume the smaller unit is the better value per foot. In this building that relationship has run the other way. Check the window label on each row as you do it — the two are not always priced off the same period.
• Check the recorded floor area of the specific unit against the typical size shown on its row. Small units vary more in layout than their bedroom count suggests, and floor area is what the rate per square foot is built on.
• Ask for the current service charge per square foot and the last two years of it. In Dubai it is set per building and reviewed annually, and a rise of a dirham or two per square foot moves a mid-size flat's running cost by thousands a year.
• Ask which register the unit sits on. A completed home changes hands on the secondary register at the Land Department; a pre-handover unit is an assignment of the original sale contract, needs the developer's no-objection certificate, and carries whatever is left of the payment plan.

Botanica — common questions

Is the price data on this page asking prices or actual sales?

Actual sales. Every figure comes from the Dubai Land Department's record of completed transactions — the price recorded when ownership legally changed hands.

Why do studios here cost more per square foot than one-bedroom apartments?

Because rate per square foot and total price are different things. A studio has the lowest total ticket in the building, which widens the pool of buyers who can reach it, and a wider pool supports a firmer rate per foot. The same pattern shows up across small-unit stock in Dubai. The page recomputes both rows on every load, so you can check whether it still holds.

Is this the same Botanica as the one in Jumeirah Village Circle?

No. The Land Department register holds two separate buildings whose names share a word, in two different districts. This page covers the Dubai Marina tower only, and every figure on it is scoped to that building's own register.

Can I tell from this data whether a unit is selling below its original price?

No. The Land Department records a developer's first sale and a pre-handover resale under the same code, and the export carries no unit identifier, so an original price cannot be traced to a later sale of the same apartment.

How current is this register?

The page states the date of the most recent recorded sale it holds and recomputes every figure on load. Records arrive in batches, so the newest few days are typically not yet included.