1. Defining the area and data structure
Actual location: according to DLD, the SPARKLE TOWERS project is located in the Marsa Dubai area and is part of the Dubai Marina master project. All further comparisons are made against these administrative units.
Data availability:
- The DLD database records a substantial volume of transactions for this building, particularly for two-bedroom (2BR) apartments — covering more than 20 quarters of transaction history.
- For 2BR rentals in the building itself, and even at the master-project and area level, no valid rental transactions have been found in open DLD contracts over the past 12 months. However, across Marsa Dubai as a whole, the volume of valid rental contracts for all layouts over the same period exceeds 18,000.
2. Liquidity
Purchase transactions:
- The volume of 2BR sales in SPARKLE TOWERS has been stable across the entire observation period: transactions are recorded almost every quarter, and in the last 4 quarters (two years) there were between 3 and 11 deals per quarter (a total of 17 2BR transactions over the past 12 months).
- By comparison, in Marsa Dubai the 2BR sales volume is even higher, indicating strong liquidity in this segment: more than 3,000 transactions per year.
Rentals:
- No valid registered rental contracts for 2BR units in SPARKLE TOWERS itself have been found in the DLD database for the past 12 months.
- At the Marsa Dubai area level, both for 2BR and for all apartment types, the rental market volume is very high (around 19,000 contracts for all apartment types per year).
3. Purchase price dynamics
Dynamics for the building (SPARKLE TOWERS, 2BR):
- After the 2020–2021 lows (12,300–14,800 AED/m²), the average price per square metre has been steadily increasing:
- 2022: growth to ~13,000–19,000 AED/m²;
- 2023: range of 17,000–22,200 AED/m²;
- 2024: range of 18,500–22,200 AED/m².
- Over the past 12 months, the average purchase price was 17,760 AED/m² across 17 2BR transactions. Values fluctuate by quarter, which is typical for buildings with a limited number of deals.
Dynamics for Marsa Dubai (2BR):
- A clearly pronounced growth trend from 2020 (11,300–16,700 AED/m² in 2020) to 25,800 AED/m² in the latest quarters of 2024–2025.
- Over the past 12 months, the average price stands at 25,834 AED/m² (based on more than 3,000 2BR transactions), which is a substantial 45% higher than in SPARKLE TOWERS.
Conclusion: prices in the building are noticeably lower than the Marsa Dubai average for 2BR apartments.
4. Rental dynamics and levels
- For SPARKLE TOWERS, for the Dubai Marina master project, and even for 2BR apartments in Marsa Dubai, no valid rental transactions have been found in open DLD contracts over the past 12 months.
- However, for Marsa Dubai without breakdown by layout, the average annual rental rate for all apartments is 1,309 AED/m² (based on 18,769 contracts).
- It is not possible to compare rental income levels specifically for 2BR units and specifically for this building due to the lack of sufficient rental contracts.
5. ROI and valuation
Given the absence in DLD of valid rental contracts for 2BR apartments in the building and even across the area over the past 12 months, it is not possible to calculate a gross ROI for an investor specifically in this segment (2BR in SPARKLE TOWERS and even 2BR units in the area overall).
- At the same time, the overall rental stock in Marsa Dubai confirms the scale of the market: indicators for all apartments can be used as a reference point for average yields in the area, but not for this specific layout.
- Comparing the current average sale price in the building (17,760 AED/m²) with the average rental rate in the area for all layouts (1,309 AED/m²) gives an approximate but inaccurate estimate for 2BR: the potential ROI for a 2BR buyer would be comparable to around 7–8% per annum, assuming rental levels similar to the area-wide average.
- Without DLD-confirmed actual rental rates for this layout, these estimates lack sufficient accuracy and cannot be recommended as a basis for decision-making.
6. Investor perspectives
SPARKLE TOWERS demonstrates stable liquidity in 2BR sales and a significant discount relative to the Marsa Dubai average price level for this segment. The main macro strategy for an owner is to treat the lower entry point as an advantage; however, actual achievable 2BR rental rates for owners are not captured in the DLD database. Consequently, the yield may turn out to be either higher or lower than the area average, depending on market conditions and the specific characteristics of the asset.
Conclusion: until new DLD data appears on 2BR rental transactions in Sparkle Towers and in the area for this format, recommendations should be limited to analysing liquidity and comparing sale prices. ROI and a fair price range for 2BR units in this building cannot be reliably assessed without additional rental data.
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