ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals — 14.01.2026 — 14.01.2026

1. Definition of the area and data structure

Actual location: according to the DLD database, “Elitz 2 By Danube” is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle (JVC). All calculations and comparisons are made relative to these official boundaries.

Data structure and volume: for Elitz 2 By Danube, 326 transactions with studios (0BR) have been recorded, confirming strong liquidity in the primary market. For rentals, there is no data on actually leased studios in this building (typical for new, still under-construction or newly handed-over properties in JVC). At the JVC master-project level, there is a very large panel of transactions and contracts for studios, which places correlations and benchmarks in a statistically reliable zone.

2. Sales dynamics for the building and the area

Transaction dynamics and average prices for studios (Elitz 2 By Danube):
– The main sales peak for studios occurred in Q3 and Q4 2023 (a total of 283 transactions). In 2024 only 21 transactions have been recorded, indicating that the main wave of developer sales has been completed.
– The average price per m² for studios has consistently remained in the 19,000–19,500 AED/m² range for 2023–2024.

Studio dynamics in Jumeirah Village Circle (Al Barsha South Fourth):
– During 2020–2022, the average price for studios in JVC fluctuated between 11,000–15,000 AED/m². From 2023, a clear upward trend is visible: 13,000–17,500 AED/m² in 2023–2025 (data for future periods are included in the dataset, but only the current range is used for analysis and comparison).
– In 2024, the average level for studios in JVC was about 15,400–15,900 AED/m², which is significantly lower than in Elitz 2 By Danube.

Price range for studios in Elitz 2 By Danube itself:
– The main cluster of transactions by size is 35.8–35.9 m².
– The main price range for studios is 18,000–20,000 AED/m²; minimum deals from ~17,800 AED/m² (isolated cases), maximum up to 21,000 AED/m² (single high-ticket lots).
– There are virtually no outliers or “anomalies” in sales; the bulk of transactions is evenly grouped.

Average sale price per m² over 12 months:
– For Elitz 2 By Danube, studios: 18,567 AED/m².
– For Jumeirah Village Circle (area benchmark), studios: 17,469 AED/m².

Thus, Elitz 2 By Danube trades at a ~6% premium to the area average for studios (for 2023–2024). This is consistent with the positioning of a new, technology-driven project from a popular developer.

3. Rental rate dynamics

For studios in Elitz 2 By Danube itself, there are no confirmed DLD rental contracts. This is typical for new buildings and the off-plan segment in JVC: handover has only just started, and rentals are not yet recorded with DLD.

At the Jumeirah Village Circle level:
– Last 12 months: the average confirmed rent for studios in JVC is 1,263 AED/m² per year.
– Dynamics from 2020 to 2024: a steady increase has been recorded from 600–800 AED/m² in 2020–2022 to 950–1,150 AED/m² in 2023–2024; over the last 12 months (one of the upper points) – 1,263 AED/m² (more than 1,000 deals contracted over the year, statistics are robust).

4. Yield calculation

The ROI indicator is calculated only at the area benchmark level, since there are no rental contracts for the building itself – formally we record that the actual rental market for Elitz 2 By Danube has not yet been formed in DLD.

Gross ROI for studios in JVC:
– 1,263 / 17,469 = 7.2% per annum (gross).
– Taking into account entry costs (around 7–8%): Net ROI ~ 6.7% per annum.

Fair investment price range:
– With a target yield of 7–8% per annum for a landlord: the fair price range for studios is 1,263 / 0.08 = 15,790 AED/m² (upper bound), 1,263 / 0.07 = 18,047 AED/m² (lower bound).
– Accordingly, the current average transaction price for Elitz 2 By Danube (18,567 AED/m²) is slightly above the upper boundary of this range, which is typical for premium off-plan in an active area.

5. Investor takeaways

– Liquidity is very high: several hundred studio transactions in this building have been recorded in less than a year; the JVC market is one of the largest in Dubai for studios.
– The Elitz 2 By Danube project trades at a market premium to the area, driven by its newness and loyalty to the developer’s brand.
– For an investor ready to accept a short-term reduction in yield and to wait for handover/occupancy, investment in Elitz 2 By Danube is at the upper price range for studios in the area. To achieve a market ROI of 7–8% per annum, a temporary compromise is possible: the premium is paid for quality, strong distribution and potential capital gain.
– For those focused purely on rental yield without paying a premium to the area, it makes sense to wait for price democratization or look for units in less new JVC complexes.
– The 3–5 year outlook for the area and the studio segment appears to be steadily positive: JVC is being built up rapidly and shows stable demand both in the primary market and in rentals.