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1. Definition of the area and data structure
Actual location: Elitz 2 By Danube (both towers, 1 and 2), according to DLD reporting, belongs to the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project. These parameters are confirmed by project transactions in the DLD database, which is correct for spatial and comparative analysis.
For Elitz 2 By Danube (studios, 0BR), 326 sale transactions have been recorded, which provides sufficient volume for quarterly analysis. However, for leasing there are currently no valid studio rental contracts for this specific building/project in the DLD database over the past 12 months, so the rental analysis below is based on Al Barsha South Fourth (studios) as the only available mature benchmark.
2. Sales and rental liquidity
In recent years, a high volume of primary sales of studios (0BR) in Elitz 2 By Danube has been registered (the main cluster in 2023 and a smaller number of deals in 2024). For rentals, we can only rely on the area benchmark: in Al Barsha South Fourth several thousand studio rental contracts are concluded annually, and strong market demand is confirmed by a large number of transactions on a quarterly basis (from 1,000 to 1,900 contracts per quarter over the last two years).
3. Price dynamics per m² (sales) for the building and the area
For Elitz 2 By Danube (studios):
– Quarterly average prices per m² are stable: in the range of 19,030–19,560 AED (2023–2024).
– No significant quarterly changes are observed: the average level holds around 19,000–19,500 AED/m².
For Al Barsha South Fourth (studios):
– Since 2023 there has been a gradual increase: from 14,250 AED/m² at the beginning of 2023 to 17,940 AED/m² at the end of 2024.
– Over the last 12 months, the average sales price per m² in the area is 17,394 AED (approximately 6–7% lower than in the building).
4. Rental dynamics per m² (area)
Since there are no rental contracts for Elitz 2 By Danube in the database, the analysis uses the area benchmark for studios:
– Over the last 12 months, the average rental rate for studios in Al Barsha South Fourth is 1,256 AED/m² per year.
– Quarterly trend: rental rates have been steadily rising from 950 AED/m² at the end of 2023 to 1,150 AED/m² at the end of 2024.
– The volume of new contracts is high and stable (1,000+ deals in each quarter).
5. Comparison of current levels: building vs. area
– Average sales price per m² for a studio in Elitz 2 By Danube over the last 12 months: 18,567 AED.
– Area average price for studios: 17,394 AED/m².
– Premium of Elitz 2 By Danube to the area — about +7% (the building is more expensive due to its newness and positioning).
6. ROI and investment fair price range
– Gross ROI when buying at the average area price: 1,256 / 17,394 ≈ 7.2%.
– Gross ROI when buying at the average Elitz 2 By Danube price: 1,256 / 18,567 ≈ 6.8%.
– Net ROI (taking into account standard 7% costs): around 6.4% for the area and 6.1% for Elitz 2 By Danube.
Assessment of the fair price range (for a 7–8% yield):
– If we take the rental level of 1,256 AED/m² per year, the investment-justified purchase price for a studio is 15,700–17,950 AED/m² (calculation: rent divided by target yield of 8–7%).
– The average price in Elitz 2 By Danube (18,567 AED/m²) is slightly above the upper boundary of the “fair interval”, meaning that to achieve the desired 7–8% ROI, a buyer will either need to secure additional rental growth or rely on capital appreciation.
Without access to valid rental contracts specifically for Elitz 2 By Danube, it is impossible to calculate the exact yield for the building; however, the area indicators are historically stable and liquidity is excellent.
7. Outlook for an investor
Elitz 2 By Danube is a modern asset in a fast-developing area with steady demand in the studio segment. The building’s market price level is in the premium zone relative to the area average. If your strategy is hold-and-grow with potential rental uplift in the future, the asset can be attractive; however, to achieve a yield above 7% it is reasonable to negotiate a discount or consider alternatives with less price pressure. Demand in Al Barsha South Fourth is very strong, which supports fast leasing and an easy exit from the position.
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