ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals — 15.01.2026 — 15.01.2026

1. Definition of the area and data structure

Actual location: According to DLD, the Elitz 2 By Danube project is located in Al Barsha South Fourth and belongs to the Jumeirah Village Circle master project. All further comparisons by area and master project are based on these parameters.

The analysis focuses on studios (0BR and studio). A significant number of studio transactions (more than 320 deals) have been registered in the building (Elitz 2 By Danube), which allows for a confident analysis of price dynamics using it as an example.

2. Sales volume and dynamics for the building and the area

Recorded volume of studio transactions in Elitz 2 By Danube:
– 2023: 283 deals (main peak),
– 2024: 21 deals,
– 2025: 22 deals (in fact, some of these may be off-plan or options for future re-registrations).

Quarterly dynamics of average price per m² for studios in Elitz 2 By Danube (valid transactions):
– 2023, Q3: 19,205 AED/m² (78 deals)
– 2023, Q4: 19,140 AED/m² (205 deals)
– 2024, Q1: 19,559 AED/m² (14 deals)
– 2024, Q3: 19,030 AED/m² (7 deals)
– Last 12 months: project-wide studio average – 18,567 AED/m² (22 deals)

For comparison — dynamics for Al Barsha South Fourth (studios, apartment transactions only):
– 2023, Q3: 14,251 AED/m² (1,128 deals)
– 2023, Q4: 15,368 AED/m² (1,224 deals)
– 2024, Q1: 15,309 AED/m² (1,201 deals)
– 2024, Q2: 15,299 AED/m² (1,286 deals)
– Last 12 months: area — 17,456 AED/m² (6,156 deals)

Conclusion: Over the past year, the average price per m² for studios in Elitz 2 By Danube has been 6–7% higher than the area average for comparable units. The asset’s liquidity is confirmed by the large volume of speculative/investment transactions at launch; however, in recent months active sales have slowed (either due to the market situation or completion of the main sales phase).

3. Rentals: level and dynamics in the area

For studios directly in Elitz 2 By Danube, no lease contracts are recorded in the DLD database (the likely reason is that building handover is not yet fully completed or contracts are still being formalised at the handover stage).

For the Jumeirah Village Circle master project (and Al Barsha South Fourth area), the data is highly representative:
– Average annual rental rate per m² for studios (last 12 months): 1,263 AED/m² (7,160 contracts). This figure is also applicable to the area, as the volume is very large and there is no meaningful difference between the master project and the area in this respect.

Rental growth dynamics over the past few years:
– Until mid-2022: around 750–950 AED/m²,
– During 2023: growth to 950–970 AED/m²,
– By the end of 2024 Q1–Q2: already stable at 1,030–1,095 AED/m²,
– By 2024 Q4 and early 2025: exceeding 1,140–1,185 AED/m², with spikes above 1,400 in individual quarters (possibly due to peak demand or small new buildings/data noise).

4. Comparison of prices, rents and ROI

Comparison of average indicators over the last 12 months (studios):
– Purchase price of a studio in Elitz 2 By Danube: about 18,567 AED/m².
– Area average: 17,456 AED/m².
– Average rent per m² in the area: 1,263 AED/m².

Brutto ROI for the area (based on DLD data for 12 months):
ROI_brutto_area = 1,263 / 17,456 ≈ 7.2% (area/master-project average).

Brutto ROI for Elitz 2 By Danube (assuming area-level rental rates):
ROI_brutto_home = 1,263 / 18,567 ≈ 6.8% (provided that the rental rate is at least in line with the area average).

Adjustment for transaction costs (approximately 7% on entry price in total):
ROI_net_area ≈ 6.7%
ROI_net_home ≈ 6.4%

5. Fair price range for an investor

The indicative “fair” price range for a target yield of 7–8% per annum is defined as the rent per m² divided by 0.08 and 0.07:
– For the area (1,263 AED/m² / 0.08 = 15,788, 1,263 / 0.07 = 18,043 AED/m²).
– For Elitz 2 By Danube (using the same rent benchmark): 15,788–18,043 AED/m².

The current average price per m² in Elitz 2 By Danube is slightly above the upper bound that is fair for a 7–8% ROI (18,567 versus 18,043), which is typical for new buildings with an area premium. However, the gap is already small — if the actual rental rate at handover is at or above 1,250–1,300 AED/m², or if prices correct slightly downward, the target yield level is achieved.

6. Liquidity and outlook

The data shows high transaction activity for both this building and the wider area. The area consistently enjoys strong demand both in sales (tens of thousands of transactions annually) and in rentals (more than 7,000 studio contracts over 12 months alone!). This indicates high segment liquidity and the presence of solvent demand.

Price dynamics for 2022–2024 show clear growth in both sales and rentals; however, sale prices have been rising faster than rental rates. This has reduced potential gross yields from 9–10% (2–3 years ago) to 6.5–7.5% now.

Overall conclusion

Elitz 2 By Danube is a new, liquid studio project in Jumeirah Village Circle, priced at a premium to the area, with current market-level capitalisation and liquidity. The current ROI level (6.4–6.7% net) is achievable if units are actually rented out at around the area average. For investors targeting a 7–8% yield, a purchase at current prices is close to the boundary of financial fairness; there is no longer a significant premium to the area, but the prospects for capital and rental growth are supported by consistently strong demand in the studio segment. For entry into the project, it is reasonable to wait for actual handover and the first confirmed rental contracts within the building itself.