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1. Definition of the area and data structure
Actual location: According to the DLD database, the building Elitz 2 by Danube is registered as “Elitz 2 By Danube – 1”. This building belongs to the Al Barsha South Fourth area within the Jumeirah Village Circle (JVC) master development.
2. Sales analysis for 1BR in Elitz 2 By Danube – 1
The DLD database records 188 sale transactions for one-bedroom apartments (1 b/r) in this building. The bulk of transactions occurred from Q3 2023 to the present, reflecting the handover and move‑in phase of the project.
The average price per square metre in the building over recent quarters has remained in the range of 16,300–16,700 AED per m². Over the last 12 months (as of July 2024), the average purchase price for a 1BR was 16,287 AED per m².
For comparison: the average purchase price of a one-bedroom apartment in Jumeirah Village Circle (Al Barsha South Fourth area) over the same period stands at 14,170 AED per m². Thus, Elitz 2 By Danube – 1 is priced per m² about 15% above the area average for comparable units.
An important point: across the area as a whole, the market is broad and highly liquid, with a stable upward trend across all new JVC projects.
3. Rental rate dynamics
As of the time of this report, the DLD database shows no recorded 1BR lease contracts for this specific building or for the Elitz 2 By Danube project. This is a typical situation for newly completed properties that have not yet accumulated official rental statistics. Therefore, the subsequent analysis is based on the Jumeirah Village Circle (Al Barsha South Fourth) area.
In this area, the volume of rental contracts is very high (117,000+ contracts since 2020), which allows for a robust assessment. The average annual rental rate for residential apartments over the last 12 months amounted to 1,016 AED per m². Over the last four quarters, rents have risen from 812 to 1,016 AED/m², reflecting the general JVC trend of steadily increasing rental prices.
It is indicative that even if there is no direct rental statistics for this particular building yet, the area-level figures can be considered a reliable benchmark for investors when planning expected yields.
4. Comparison of the building and the area
Comparing Elitz 2 By Danube – 1 and JVC (Al Barsha South Fourth area) for 1BR apartments:
– The purchase price in the building is 15% higher than the area average.
– The area’s rental rate provides a realistic benchmark for new buildings.
5. ROI calculation and fair price range
Gross yield for an investor in a comparable one-bedroom apartment in Elitz 2 By Danube – 1 (based on the building’s average prices and the area’s rental range):
ROI_brutto for the area = 1,016 / 14,170 ≈ 7.17% per annum.
For Elitz 2 By Danube – 1 itself:
ROI_brutto_home = 1,016 / 16,287 ≈ 6.24% per annum.
Adjusting to net yield, taking into account transaction costs of roughly 7%:
ROI_net_home ≈ 6.24% / 1.07 ≈ 5.83% per annum.
ROI_net_area ≈ 7.17% / 1.07 ≈ 6.7% per annum.
The fair investment purchase range per 1 m² to achieve 7–8% annual yield at current area rental levels is 12,700–14,500 AED/m². The current price in Elitz 2 By Danube – 1 (16,287 AED/m²) is significantly above this range. To reach a 7–8% annual yield, an investor must either secure a substantial discount to the current market price or rely on further rental growth.
6. Liquidity and outlook
The transaction volume in Elitz 2 By Danube – 1 is high for a new building. JVC is one of the most liquid districts in the city, with a rapidly growing sales and rental market. Expectations for liquidity and tenant absorption are positive. However, the premium pricing of the new building temporarily reduces overall investor yield compared to the area average.
Summary:
– At the current market entry stage, Elitz 2 By Danube – 1 is priced with a per‑m² premium versus the wider area.
– Area rental yields are steadily rising and exceed 7% gross (for new buildings, typically slightly lower).
– To reach a target yield of 7–8% per annum based on DLD indicators, an investor needs either a 10–15% discount to market price or a strong expectation of rapid rental growth over the next year.
Based on current DLD data, it is not possible to calculate rental levels and ROI for this specific building, as there are no officially registered rental transactions. All numerical yield estimates are based on the Al Barsha South Fourth, Jumeirah Village Circle area and should be treated as such when making investment decisions.
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