ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals — 11.01.2026 — 11.01.2026

1. Definition of the area and data structure

Actual location: according to DLD, the residential complex Elitz 2 By Danube (both towers) is registered under the Jumeirah Village Circle project, Al Barsha South Fourth district. The analysis includes transactions for both towers (“Elitz 2 By Danube – 1” and “Elitz 2 By Danube – 2”) with a focus on two-bedroom apartments (2BR).

Data: For two-bedroom apartment sales in the building, 148 transactions were collected, covering the period from mid‑2023 to the present (with exact values only for deals already registered in DLD). For rental analysis, it is indicative that neither the building itself nor the master project currently has any registered active rental contracts in this apartment category. To assess the rental market, we use averaged statistics for the entire area (Jumeirah Village Circle, Al Barsha South Fourth).

2. Dynamics of volumes and prices for two-bedroom apartments in Elitz 2 By Danube and in the area

Transaction dynamics for the building: The main flow of transactions for two-bedroom apartments occurred in the second half of 2023 (27 deals in Q3 2023, with a peak of 87 in Q4 2023). In 2024 the number of deals dropped sharply — only 17 in Q1 2024 and isolated closings thereafter.

Price per square metre dynamics for the building: The average price per square metre in Elitz 2 By Danube has remained within a relatively narrow range of 14,900–15,300 AED/m², without significant movements or spikes over the entire period under review. Over the last 12 months, the average price amounted to 15,153 AED/m² based on 10 registered sales.

Area benchmark: For comparison, across Jumeirah Village Circle (Al Barsha South Fourth) the average price per square metre for two-bedroom apartments over the same 12‑month period was 12,831 AED/m² (2,749 transactions), while a year earlier the figure was even lower (~11,500 AED/m² at the end of 2023). Thus, Elitz 2 By Danube is selling at a premium of around 18% to the area’s average price. The area’s own price dynamics remain moderately upward — from 10,300 AED/m² at the beginning of 2023 to more than 12,800 AED/m² by mid‑2024.

3. Rental analytics: area-level only

There are no recorded active rental contracts for two-bedroom apartments in Elitz 2 By Danube or across the entire JVC master project: at the time of analysis, the building remains in off‑plan/launch stage, and this segment is not yet represented in DLD. Therefore, all rental market estimates can only be based on averaged area statistics.

Over the last 12 months, the average annual rental rate across all residential contracts in Jumeirah Village Circle (Al Barsha South Fourth) was 1,028 AED/m² (26,798 rental contracts). Over the past three years, the average rate has almost doubled: from 745 AED/m² at the beginning of 2023 to 1,028 AED/m² in 2024. The growth rate is very high, reflecting the overall trend of a strong recovery in the rental market in JVC.

4. Comparison and investment metrics

Comparison of the building and the area: Elitz 2 By Danube is selling significantly above the average area price per square metre (15,153 AED/m² for the building versus 12,831 AED/m² for the area), which is justified for a new modern complex but implies buying at a premium.

ROI calculation (gross and net):

– The indicative gross ROI for the area is: 1,028 / 12,831 = 8.0%.
– For Elitz 2 By Danube the gross ROI is lower: 1,028 / 15,153 = 6.8%.
– Taking into account initial transaction costs (7–8%), the effective net ROI will be around 6.3% for the area and 6.3–6.5% for Elitz 2 By Danube.

Fair price range for an investor:
– If targeting a yield of 7–8% per annum, then the fair price at current area rental rates (to reach 8%) is no higher than 12,850 AED/m², and to reach 7% — up to 14,686 AED/m². The current average price for Elitz 2 By Danube (15,153 AED/m²) is 3–20% above this range, so achieving a 7–8% ROI will require either further rental growth or purchasing at a discounted price.

5. Liquidity assessment and outlook

Elitz 2 By Danube shows typical launch‑phase liquidity: almost all transactions are off‑plan purchases, with high volumes, but the future potential for resales will depend on buyer behaviour after handover. At the moment, the building is selling at a substantial premium to the average JVC price.

The rental market in JVC is showing very strong growth: over two years the average rate has almost doubled, with stable, mass demand. Even at the current price premium, renting out an apartment in this building will be profitable, but yields will be closer to the lower end of the indicative range for new JVC complexes.

Conclusion: Over a 3–5 year horizon, assuming the overall demand trend continues, investments in Elitz 2 By Danube appear relatively safe for holding the asset for rental income or resale. However, entering at prices above 15,000 AED/m² is more suitable for buyers who value the quality of a new complex over potential yield. Achieving an ROI above 7% will require either further rental growth or purchasing at a price closer to the area’s average level.