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1. Definition of the area and data structure
Actual location: According to DLD, Pelagos by IGO is classified as being in the Marsa Dubai area and within the Dubai Marina master project. All further conclusions are based strictly on these official characteristics.
The DLD database records 43 transactions for 2-bedroom apartments (2BR) in this building.
2. Sales analysis (historical dynamics)
Transaction frequency:
The highest volume of 2-bedroom sales in Pelagos by IGO occurred in 2025, with a gradual ramp-up: 5 deals in Q4 2024, 17 in Q1 2025, 19 in Q2, and 2 in Q3 2025. This indicates an active sales phase, most likely around handover or initial market launch.
Average price per square metre dynamics (2BR, Pelagos by IGO):
– Q4 2024: 24,517 AED/m²
– Q1 2025: 24,355 AED/m²
– Q2 2025: 25,263 AED/m²
– Q3 2025: 25,542 AED/m²
Average price dynamics in the area (Marsa Dubai, 2BR, all buildings):
– 2020: from 11,319 to 17,154 AED/m² (by quarter)
– 2021: stabilisation at 13,913–20,390 AED/m²
– 2022: growth to 21,142–22,803 AED/m²
– 2023: peak at 29,152 AED/m², then correction to 24,374–27,228 AED/m²
– 2024: 21,331–26,202 AED/m² (on average around 24–25k)
– 2025: 24,403–27,179 AED/m²
Over the last 12 months (according to DLD):
– Average price per m² for 2BR in Pelagos by IGO: 24,830 AED/m²
– Average price per m² for 2BR in Marsa Dubai: 25,909 AED/m²
The building’s current price level is fully aligned with the upper segment of the area and is even slightly below the average for 2-bedroom apartments in Marsa Dubai over the past 12 months.
3. Rental market analysis
For Pelagos by IGO and the Dubai Marina master project, DLD currently records 0 rental contracts for 2-bedroom apartments — apparently the property has not yet entered large-scale rental operation, or the data has not yet been reported.
Across Marsa Dubai there are in total more than 116,000 residential lease contracts, which indicates high rental liquidity in the location.
Rental dynamics in Marsa Dubai (all apartments, by area, AED/m² per year):
– 2020–2022: gradual increase in average rents from ~700–900 to 1,200 AED/m².
– 2023 peak: 1,187–1,260 AED/m².
– 2024: growth trend continues; in Q3 the average is 1,236 AED/m², in Q4 — 1,282 AED/m².
Average rent over the last 12 months in the area (Marsa Dubai) is 1,309 AED/m²/year.
This is a reliable benchmark for Pelagos by IGO in the absence of its own rental contracts.
4. Yield assessment and fair investment range
ROI: since there have been no rental contracts for Pelagos by IGO over the last 12 months, it is not possible to calculate a building-specific yield — we use only the area-wide rental rate.
Indicative yield for the area:
– Gross yield: 1,309 / 25,909 = 0.051 (5.1% per annum, Marsa Dubai, 2BR, last 12 months)
– Taking into account transaction costs (7%): 4.8% per annum (net).
Fair purchase price range for a target yield of 7–8% per annum in the area: 1,309 / 0.08…0.07 = 16,362–18,700 AED/m². The current market price is roughly 32–40% above this “investment fair value” level required for a 7–8% annual yield.
5. Liquidity and conclusions
The building has only just entered the market; 2BR sales are very dynamic, confirming strong liquidity at launch. On the rental market, Pelagos by IGO is not yet present (no official contracts recorded). The wider Marsa Dubai (Dubai Marina) area is one of the city’s most liquid, rental-driven zones, with a consistently rising rate per m².
Prices for 2-bedroom units in Pelagos by IGO are fully in line with the area, and yields at this price level are typical for flagship Dubai Marina assets at market peak (around 5% per annum). For an investor targeting a 7–8% ROI, a discount of at least 30–40% to current market prices would be required. The absence of recent rental deals in the building itself limits the precision of a property-specific assessment, but the area benchmark is sufficiently representative.
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