ROI analysis of apartment in Fashionz 1 by danube: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, the building Fashionz 1 By Danube is registered in the Al Barsha South Fifth area, master project Jumeirah Village Triangle. The analysis uses only transactions and lease contracts verified by the DLD system.

Sample structure: For this building, 731 transactions have been recorded, with a significant share relating to one-bedroom apartments (1BR), which confirms a sufficient data volume for sales analysis. As of the request date, there are no registered lease contracts in the building itself — neither for the building nor for the master project. To assess rental rates and yields, statistics for the entire Al Barsha South Fifth area are used (over 15,000 valid contracts), which allows these values to be considered representative.

2. Sales dynamics and frequency

Number of 1BR apartment transactions in Fashionz 1 By Danube by year:
– 2023: 118 transactions
– 2024: 42 transactions
– 2025: 28 transactions (most of these are off-plan sale and purchase deals and may calendar-wise include not only handovers/resales of completed units)

The data shows the highest activity in 2023, which coincides with the project launch period and active primary market sales.

Quarterly dynamics of the average price per square meter for 1BR in this building:
– Range by year: from 18,600 to 19,000 AED/m² in 2023–2024, with episodic declines in H2 2024 and early 2025 to 14,800–18,000 AED/m² (the spread is due to the small number of quarterly transactions after the main launch phase).
– Overall, the price level remains consistently high relative to the area.

For 1BR units in Al Barsha South Fifth, the growth is less pronounced but steady:
– In 2020–2022, prices fluctuated around 6,000–11,000 AED/m².
– From summer 2023 there was a sharp jump to 13,500–15,500 AED/m², and in the most recent quarters the area price has reached 15,000–17,000 AED/m².

Fashionz 1 By Danube is positioned above the average area price across the entire observation horizon (the gap over the last 12 months is around +13%).

3. Average price per square meter over the last 12 months

– Fashionz 1 By Danube (1BR): around 17,300 AED/m².
– Al Barsha South Fifth area (1BR): around 15,325 AED/m².

Conclusion: The building trades at a premium to the area of about 13%, which is typical for a new branded project with strong demand.

4. Rental rate dynamics and levels in the area

As of the request date, there are no valid registered residential 1BR lease contracts in Fashionz 1 By Danube or in the Jumeirah Village Triangle master project (the asset is still in the handover and completion phase).

For the Al Barsha South Fifth area:
– Quarterly dynamics show a steady increase in the average annual rental rate per m² from 550–700 AED/m² in 2022–2023 to 930 AED/m² over the last 12 months (average across all apartment types, predominantly new stock).
– In recent quarters, rental growth has accelerated due to strong demand for new apartments in the area.

5. Yield (ROI) assessment and “investment fair value”

The calculation is performed only at the area level, since there are no precise lease contracts for the building in DLD.

– Average annual rental rate in the area: 930 AED/m² (over the last 12 months, confirmed by 2,900+ contracts).
– Area purchase price: 15,325 AED/m².
– Gross yield (ROI) for the area: about 6.1% per annum.
– Net yield, taking into account initial costs of ~7%: approximately 5.7% per annum.

To achieve a target yield of 7–8% per annum for an investor (“investment fair value”), in theory the purchase of an apartment in the area becomes justified at a price not higher than 11,625–13,300 AED/m² (roughly 13–20% below the current market). For Fashionz 1 By Danube (given its premium to the area), the “fair value for an investor” may be even lower relative to the current transaction price. At the moment, the premium to the area is substantial, and the investment yield for new projects is often deliberately lower than for mass-market stock.

6. Conclusions on liquidity and outlook

– The Fashionz 1 By Danube project demonstrates high liquidity at the launch stage, as evidenced by the large flow of primary market transactions in 2023.
– Demand for 1BR units in the project is consistently above the area average, which is reflected in the sustained price premium per m².
– Rental dynamics at the area level indicate outpacing growth in rates; however, the absence of registered contracts for the building does not allow confident conclusions about the actual yield and payback period of a specific apartment today — formally, yield can only be calculated at the area level.
– For an investor, the opportunity to buy at market price and still achieve a 7–8% annual yield is significantly constrained — current market prices require either a substantial discount or further outpacing rental growth (which is not guaranteed).
– The area’s market outlook is positive; however, branded new builds are already trading at a significant premium, and their yield for a long-term investor is limited based on current DLD data.