ROI analysis of apartment in Skyz by Danube: DLD data and real deals — 20.01.2026 — 20.01.2026

1. Definition of the area and data structure

Actual location: According to DLD data, SKYZ BY DANUBE is located in Al Barshaa South Third, within the Arjan master project. The analysis is based exclusively on transactions for this building and the area, using direct matches in the DLD database.

2. Transactions and liquidity

There have been over 1,000 transactions in the building. In the 1-bedroom (“1 b/r”) segment, the main sales volume fell in 2022 (80–110 deals per quarter). From 2023 onwards, the number of transactions dropped sharply to just a few per quarter, which typically reflects the transition of a building to the occupancy stage and the completion of the developer’s primary sales. This is a typical pattern for new projects, where the liquidity peak occurs at launch and in the first months after handover.

3. Price dynamics per m²: building vs area

Average purchase price per m² in the building (1 b/r, area filter 20–150 m², deals up to the current date):

– In 2022–2023 the price was in the range of 12,500–13,000 AED/m².
– In 2024 an increase was recorded: in Q1–Q2 2024 the average 1-bedroom deal was already at 14,400–14,500 AED/m², with some transactions exceeding 15,000 AED/m² by the end of the period.

Area average (Al Barshaa South Third, apartments only):

– The price per m² in the area lags behind SKYZ BY DANUBE: in 2022 it was ~11,300 AED/m², then accelerated — in 2023–2024 it rose to 13,000–13,900 AED/m². However, the gap relative to SKYZ BY DANUBE remained: the building is priced roughly 4–5% higher than the average market level in the area for comparable apartments.

4. Current 12‑month values

– Average purchase price per m² in the building (last 12 months, 1-bedroom): 14,840 AED/m²
– The same metric for the area: 14,160 AED/m²

This indicates a sustained 5% premium for this building versus the area average for comparable units.

5. Rental rates and yield

For SKYZ BY DANUBE and the Arjan master project, no DLD-registered rental contracts for 1-bedroom units have been identified yet, which is typical for new buildings (rental registrations usually appear 6–12 months after occupancy). Rental assessment is only possible at the Al Barshaa South Third area level, where the sample is very large (>52,000 apartment contracts).

– Average annual rent per m² in the area over the last 12 months: 930 AED/m²

Over recent years, rental rates have increased by 30–40%: in 2022 they were 600–660 AED/m², and by mid‑2024 they had already reached 830–870 AED/m².

6. ROI and investor benchmark

– The investment ROI for the area is calculated as 930 / 14,160 ≈ 6.6% gross.
– For SKYZ BY DANUBE there is no direct figure (due to the absence of rental contracts in the building itself), but assuming the rental rate is similar to the area, the gross ROI for current purchases is about 930 / 14,840 ≈ 6.3%.

After accounting for all transactional costs (7–8% of the purchase price, including DLD fee, agency commission, and vacancy discounting):

– Net investment yield (ROI net) for the area is around 6.1–6.2% per annum (gross / 1.07–1.08).
– For SKYZ BY DANUBE the indicative range is 5.9–6%.

If we use a typical target yield of 7–8% (for investors focused on fast leasing in the end-user market), the “fair entry price range” (based on the area’s average rent) today is 11,625–13,285 AED/m². This is 10–15% below current market deals in the building. Accordingly, for a purchase at today’s prices to deliver 7–8% per annum, either a substantial increase in rental rates or a purchase discount to the market is required.

7. Unit sizes and comparison by area

For 1-bedroom apartments in the building, the average size is 51.2 m², with a range from 26.6 to 53.2 m². This is a typical format for the area: most units are compact, without significant differences in size compared to other complexes in Arjan and Al Barshaa South Third.

8. Rental liquidity

The area shows strong demand (tens of thousands of new contracts annually). In SKYZ BY DANUBE, mass tenant move‑ins have not yet been observed, but given the developed infrastructure and solid demand in Arjan, a rapid inflow of tenants and new contracts can be expected once warranties and initial restrictions from the developer expire.

9. Summary and outlook

– The project was in high demand at launch; by the end of 2022–2023 it demonstrated good liquidity for investors who entered at early stages.
– In 2024, the price premium to the area per m² remains around 5%.
– Yield at current market prices is around 6–6.5% (net — closer to 6% or slightly below).
– For investors targeting 7–8% per annum, entering the building at current prices requires either a discount (~10–15% below market) or further strong rental growth over the next 1–2 years.
– As rental history accumulates in the building, actual yields are expected to converge towards the area average. In the Arjan zone, demand is supported by steady population growth and ongoing infrastructure development.