1. Area definition and data structure
Actual location: MODELUX TOWER 1 is situated in Warsan Fourth, within the master project International City Phase 3, according to Dubai Land Department (DLD) data. This is confirmed by the presence of registered apartment sale transactions for this building specifically under this community and master project.
2. Transaction volume and dynamics for the building
For MODELUX TOWER 1, 2-bedroom apartments (2BR), only 10 sale transactions were registered between November 2021 and June 2024. In recent quarters there has been a slight increase in activity: 3 transactions in Q4 2025, 1 transaction in Q3 2025, one in Q2 2024 and one in Q1 2023.
The 2-bedroom market in this building is very narrow — each transaction has a strong impact on the averages.
3. Price dynamics per square metre (2BR)
Average price per square metre for 2-bedroom apartments in MODELUX TOWER 1 by quarter:
- Q1 2021: 5,305 AED/m²
- Q3 2022: 5,595 AED/m²
- Q1 2023: 5,690 AED/m²
- Q2 2024: 5,782 AED/m²
In Q3 and Q4 2025 there is a jump to 9,445 and 7,504 AED/m² respectively (most likely due to the small number of transactions and a possible bias towards newer or upgraded units).
For comparison, the dynamics of the average price for 2-bedroom apartments across the entire Warsan Fourth area is much broader:
- In 2021–2022 the average range for the community was 4,300–6,500 AED/m².
- In 2023 there is growth, with averages of 6,200–7,200 AED/m².
- Q2 2024: 7,426 AED/m².
- In 2025 the growth continues: quarterly averages of 8,900–10,555 AED/m².
The average transaction price in the building over the last 12 months was 7,990 AED/m², while the community average over the same period was 10,063 AED/m². This implies a discount to the community average of around 20–25% (the deviation is linked to the narrow sample for the building and possibly to the specifics of the transactions or the condition of the units).
4. Rentals: market level and dynamics
There is no up-to-date rental information for 2-bedroom apartments specifically in MODELUX TOWER 1 in the DLD database: no rental contracts have been registered under this filter for the entire period. The same applies at the level of the International City Phase 3 master project.
However, across Warsan Fourth as a whole there is a large volume of rental contracts over the last 12 months (more than 46,000 for the entire analysed period, and thousands in each quarter). The average rental rate per square metre for all residential apartments in the community over the last 12 months is 756 AED/m²/year.
Rental dynamics for the community:
- In 2020 rates were 490–530 AED/m²/year.
- From 2022 there was gradual growth — to 590–630 AED/m²/year in 2023–2024.
- In the last four quarters (2024–2025) the averages have consistently exceeded 700 AED/m²/year.
5. Yield (ROI) and investment fairness
ROI can only be calculated at community level due to the lack of reliable rental data for the building itself.
- Average transaction price per square metre in the building over the last year: 7,990 AED/m².
- Community average rent: 756 AED/m²/year.
- The ratio gives an indicative “rough gross” ROI for this community: 756 / 10,063 ≈ 7.5% per annum.
- It is not recommended to estimate ROI for the building itself due to the absence of market rental data specifically for this asset.
Allowing for transaction costs:
- Taking into account entry costs (DLD fee, agency commission, expenses) of ~7–8% of the price, the actual net yield is lower: ROI_net ≈ 7.5% / 1.07 ≈ 7.0% per annum.
“Fair” price range for an investor targeting a 7–8% annual yield:
- 756 / 0.08 = 9,450 AED/m² (for 8% ROI)
- 756 / 0.07 = 10,800 AED/m² (for 7% ROI)
The actual average market price in the community (10,063 AED/m²) is close to the upper bound of the fair range for a target yield of 7–8% per annum.
6. Liquidity
For the building, the sample is narrow and low-liquidity (10 transactions over >3 years), while at community level liquidity is high (dozens of transactions per month for each apartment type) with strong and stable rental demand. Warsan Fourth shows steady mass-market interest both for purchase and for rent.
7. Outlook
Over the past 3–4 years there has been a steady increase in both sale prices and rental rates in Warsan Fourth. At the same time, sales in MODELUX TOWER 1 are on average at a discount to the community, which may be of interest to investors able to upgrade the apartment — or may reflect an additional risk premium for lower liquidity.
Community-level ROI is around 7–7.5% per annum including all costs, assuming current trends continue. Listings in the building are noticeably cheaper than the community average, but it is not possible to verify the yield based on actual rental contracts for this specific building due to the lack of data.
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