ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals — 25.12.2025 — 25.12.2025

1. Definition of the area and data structure

Actual location: According to DLD data, Elitz 2 By Danube (0BR, studio) is located in Al Barsha South Fourth, within the Jumeirah Village Circle master development.

The structure and volume of the DLD database allow for an objective market analysis: 840 sale transactions have been registered for Elitz 2 By Danube, but there are no rental contracts for this specific building yet (typical for off-plan projects or newly completed buildings). For the wider area and master project, the dataset is extensive: tens of thousands of transactions and lease contracts, sufficient for benchmarking.

2. Sales. Price dynamics and levels for Elitz 2 By Danube and the area

The analysis focuses on studios (0BR), with an emphasis on the most recent 12 months and quarterly dynamics.

Sales dynamics for studios in Elitz 2 By Danube:
– In Q3 2023, the average price per m² was around AED 19,200.
– In 2024, the range has been AED 19,030–19,559 per m², with an average of AED 18,567 per m² over the last 12 months (22 studio transactions in Elitz 2 By Danube).
– For comparison: the average price for studios in Al Barsha South Fourth over the last 12 months was AED 17,412 per m² (more than 6,000 transactions).

Over the past 3 years, studio prices in the area have grown from AED 11,000–12,000 per m² in 2021 to AED 15,000–18,000 per m² in 2024. Elitz 2 By Danube has consistently been priced 7–9% above the area’s average market level over the same period.

3. Studio rentals (0BR): levels and dynamics in the area

As of the analysis date, there are no registered rental contracts in DLD for Elitz 2 By Danube itself — the building is new, and leasing has either not started yet or is not reflected in the open data. Therefore, we use a benchmark based on the Jumeirah Village Circle master project and Al Barsha South Fourth (the figures are identical; the datasets fully coincide).

Over the last 12 months:
– The average annual rental rate for studios (0BR) is AED 1,257 per m² (7,501 concluded contracts).
– Over the past two years, the rental market has shown notable growth: from AED 900–1,000 per m² to the current level of AED 1,030–1,150 per m² by quarter.

Thus, the developer premium on sale prices in Elitz 2 By Danube is quite significant, while the rental market in the area is growing dynamically.

4. ROI and investment attractiveness

Calculations are based solely on actual DLD data, with both comparison windows set to the last 12 months.

– Average purchase price per m² for a studio (Elitz 2 By Danube, 12 months): AED 18,567
– Average annual rental rate per m² (area, 12 months): AED 1,257

Indicative gross yield (brutto ROI) for an investor at current market levels:
– For Elitz 2 By Danube: 1,257 / 18,567 ≈ 6.8% per annum (area benchmark). This is below the typical target range (7–8%), mainly due to the high “entry price” in this project.
– For the area (studios): 1,257 / 17,412 ≈ 7.2% per annum.

Taking into account typical additional entry costs (DLD fee, broker, other expenses), net yield (net ROI) will be about 7–8% lower: around 6.3–6.4% for Elitz 2 By Danube and about 6.7% for the area as a whole.

Range of “investment fair value” for a studio with a breakeven ROI of 7–8% (based on confirmed rental levels):
– For the area: at a rental rate of AED 1,257 per m², it is attractive for an investor to buy in the range of AED 15,700–17,957 per m².
– The current transaction level in Elitz 2 By Danube (AED 18,567 per m²) is above this “fair” corridor. This means that to achieve the target 7–8% yield in line with the market, either a 5–10% discount is required, or rental rates for new buildings of this standard will have to be noticeably higher than the current average (for which there is no confirmed data yet).

5. Liquidity and outlook

– Transaction volume in Elitz 2 By Danube is high, with more than 800 studios sold — primary market liquidity is excellent.
– Studio rentals in the area are mass-market, with demand confirmed by tens of thousands of contracts. The dynamics point to continued rental growth.
– For an investor: the current entry point in Elitz 2 By Danube is above the area average, but the premium is supported by brand popularity, the specifics of a new building, and potential rental programs from the developer. However, for a stable 7–8% annual yield, purchases at current prices may be a tight entry point — investors should focus on discounted offers, while owners should target “market rent plus” (rates noticeably above the area average).

6. Conclusion

Elitz 2 By Danube is a liquid asset with strong demand at the purchase stage, but its price premium calls for a cautious approach to the investment model: at current prices and area rental levels, ROI falls short of the lower bound of the typical target range for investors. A robust assessment of fair yield is impossible without real rental contracts in this building; it is advisable to monitor the first lease deals in Elitz 2 By Danube to refine the forecast.