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1. Definition of the area and data structure
Actual location: according to DLD, Pelagos by IGO is located in the Marsa Dubai area, within the Dubai Marina master project. A direct filter for 1-bedroom apartments is supported in the database.
Sample structure: for this building and this unit type there are enough transactions to analyse the sales market. The rental database is empty not only for the building itself, but for the entire master project. At the same time, the volume of rental contracts in Marsa Dubai is very high — more than 115,000 deals over the entire period. Therefore, for the rental and yield sections, the area benchmark is used.
2. Liquidity and deal dynamics
Over the observation period, the database records 126 sales for Pelagos by IGO (1-bedroom apartments), with the bulk of transactions falling in Q1 2025 (72 deals) and Q2 2025 (33 deals). In 2024, 15 deals were recorded (formally Q4 2024 by DLD dates).
In Marsa Dubai, thousands of 1-bedroom transactions are concluded annually, forming a large and stable secondary market.
This indicates high liquidity both for the building within its segment and for the area as a whole.
3. Price dynamics
For Pelagos by IGO (1-bedrooms):
– Average price per m² in Q4 2024: 28,434 AED.
– In Q1 2025 — 28,555 AED.
– In Q2 2025 — 29,475 AED.
– In the latest quarters, based on a small number of deals (Q3–Q4 2025) — around 30,700 AED.
Average price per m² over the last 12 months: 28,886 AED.
For Marsa Dubai (1-bedrooms):
– As of Q4 2024, the average price per m² was 24,146 AED.
– In Q1 2025 — 28,029 AED.
– On average over the last 12 months: 26,733 AED per m².
The average price for 1-bedroom apartments in the area has increased by about 30% over the last 3 years, with a peak in 2023 followed by some stabilisation/correction.
In Pelagos by IGO, prices are 8–15% above the area average — an expected premium for a new asset (likely off-plan or just handed over).
4. Rental and yield data
For Pelagos by IGO and the Dubai Marina master project, DLD does not show a single rental contract with data of sufficient quality to calculate average rental rates. Therefore, yield can only be estimated using the average rent in Marsa Dubai (all residential apartments, any sizes).
In Marsa Dubai, the average annual rental rate per m² over the last 12 months (for all apartments) is 1,306 AED/m². The contract volume is high, which allows this average level to be treated as a reliable benchmark.
5. ROI and investor benchmark
– For 1-bedroom apartments in the building (actual transaction average): purchase price 28,886 AED/m²;
– For Marsa Dubai (last 12 months): rent 1,306 AED/m², purchase 26,733 AED/m².
In the calculations below we rely on the area level, as there is no rental data in DLD for the building itself.
Roughly estimated ROI (gross, before expenses): 1,306 / 28,886 = 4.5% (for the building, abstracting from the absence of contracts) and 1,306 / 26,733 = 4.9% (for the area on average).
Taking into account transaction costs (7–8% on entry), net ROI comes out lower: around 4.2–4.6% at the current price level and actual DLD rents.
The “fair investor price” for a target ROI of 7–8% per annum: for Marsa Dubai this is in the range of 16,300–18,660 AED per m² (calculated as 1,306 / 0.08 … 1,306 / 0.07). At the current average deal price (almost 29,000 AED/m²), Pelagos by IGO is 50–60% above this range, and even the wider area on the secondary market is roughly 40% above it.
6. Comparison of the building and the area
Is the building more expensive than the market? Yes, by 8–15% relative to the Marsa Dubai average over the last 12 months.
Liquidity for the building is good, and for the area it is excellent, with the number of transactions still high.
7. Conclusions and outlook
– Pelagos by IGO is a new building with a premium to the area’s average market price.
– At current price levels, yields above 5% per annum are unlikely — such ROI is only achievable if buying at 16,000–18,000 AED/m² (in practice, only with a substantial discount).
– Marsa Dubai remains one of the most liquid areas on the market, with steady demand for both sales and rentals.
– Buying in Pelagos by IGO at current prices is primarily suitable for personal use or a strategic long-term hold (betting on capital appreciation rather than current rental yield).
– For an investment strategy focused on quick payback and high yield, it is reasonable to target assets in this area priced no higher than 18,000 AED/m² — such options exist on the secondary market, but not among new builds.
Important: all yield figures and “fair prices” are based solely on DLD data and reflect the average market dynamics. For an accurate investment assessment of a specific apartment, including its individual features and layouts, additional data is required.
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