1. Definition of the area and data structure
Actual location: INDIGO SPECTRUM 2 is located in Al Warsan First, within the master project International City Phase 1 (according to Dubai Land Department data). The analysis is based on actual closed transactions in the DLD with precise filters by building name and one-bedroom apartments (1BR).
Data volume: For INDIGO SPECTRUM 2 (1BR), 28 sales have been recorded in the DLD database since 2020, with dates ranging from May 2020 to November 2025 (there are some future-dated deals – they were excluded from calculations). For rental of one-bedroom units in this building, no direct contracts were found in the DLD; therefore, the analysis further focuses on the Al Warsan First area level.
2. Sales dynamics for INDIGO SPECTRUM 2 (1BR) and the area
Sales (price per 1 m²):
– In INDIGO SPECTRUM 2, the average price per m² for 1BR units over the last 12 months is only 2,280 AED/m² (limited data volume, 6 transactions).
– For comparison: in Al Warsan First, the average price per m² for 1BR apartments over the same period in 2023–2024 is about 6,700 AED/m², based on more than 1,000 transactions over 12 months.
Quarterly dynamics show that in the building the price range over the last 3–4 years has been wide (from 1,350 to 7,000+ AED/m², but in 2024 mainly around 5,300–6,700 AED/m²). However, the average for the last year is abnormally low due to a few atypical deals at the lower edge of the market. In the area, from 2020 to 2024 there has been steady growth: from 4,600–4,800 AED/m² in 2020–2022 to 6,500–7,000 AED/m² in 2023–2024.
Liquidity: the number of actual transactions in the building is small (a few per quarter), while in the area it is high – consistently 200–300 transactions per quarter just for 1BR units, which indicates good liquidity for Al Warsan First, but not for INDIGO SPECTRUM 2 itself.
3. Rental analysis
According to DLD data, there is no rental history for 1BR apartments in INDIGO SPECTRUM 2 (not a single valid contract in the database). The same applies at the master-project level.
For Al Warsan First (all apartments, not only 1BR):
– Over the last 12 months, the average annual rent per m² is 670 AED/m² (based on >22,600 contracts).
– Dynamics: since 2020, rents in the area have almost doubled – from ~420 AED/m² to the current 650–700 AED/m² over the last year. Rental market liquidity is very high.
4. Comparison of prices and returns, ROI
Due to the absence of valid rental data for the building, investment indicators (ROI, fair price range for an investor) can only be calculated at the area level.
– For Al Warsan First:
— Current average purchase price on the market over the last 12 months — 6,700 AED/m².
— Average rent level — 670 AED/m²/year.
— Gross yield (ROI) – around 10% per annum for the area [670/6700].
— Taking into account entry costs (around 7%), net ROI is approximately 9.3%.
Range of “investment fair” prices at a target yield of 7–8%:
– For the area, to achieve a 7–8% ROI, an investor would need to buy at 8,400–9,600 AED/m² (this price is above the current market average — therefore, the area’s yield is still above these target thresholds).
For INDIGO SPECTRUM 2 (1BR), formally the data for the last 12 months show a much lower average transaction price (2,280 AED/m²), but in reality such prices deviate significantly from the market and may be related to special settlement terms or other non-standard circumstances. On average, the typical price in the building over recent years is comparable to the area level (5,000–7,000 AED/m²).
5. Summary and outlook
– Al Warsan First is extremely liquid both in sales and rentals, with steady growth as an area with strong demand for budget housing.
– In INDIGO SPECTRUM 2 itself, 1BR transactions are rare (a few per quarter), and the price spread is sometimes very wide.
– For an investor focusing on area-level yields, the current ROI is noticeably above typical Dubai targets, which provides a buffer on price or the potential for higher rental rates when buying at market value.
– Rental growth appears sustainable: over 4 years rents have increased by roughly one and a half times, and price growth for purchases in the area is broadly in line with Dubai’s average.
If precise yield figures are required specifically for the building, confirmed data on long-term rental rates in INDIGO SPECTRUM 2 are needed. At present, they are not available in either the DLD or at the master-project level. As an area benchmark, yield and liquidity are above average, but for an individual decision on this building it is important to carefully assess tenant base quality, the condition of specific units, and other non-regulated factors.
Related Articles
- How to buy a property in Dubai in Thyme Central Park – analysis 2026
- ROI analysis of apartment in Avenue Residence 4: DLD data and real deals
- ROI analysis of apartment in Elite 9 Sports Residence: DLD data and real deals
- Al Ain in the UAE: Garden City Lifestyle and Property Insights for 2026
- ROI analysis of apartment in Park Heights I: DLD data and real deals
