1. Definition of the area and data structure
The actual location of Elitz 2 by Danube is determined according to DLD data: the building is part of the Elitz 2 By Danube project and belongs to the Al Barsha South Fourth area, within the Jumeirah Village Circle master project. Query filters were applied strictly to this combination.
2. Analysis of transaction volume and dynamics
Over the entire period of Elitz 2 By Danube’s existence, 148 transactions for 2-bedroom apartments (2 b/r) have been recorded in the DLD database. The first wave of deals took place in the second half of 2023 (the main peak was in Q4 2023 with 87 transactions), followed by individual deals and small batches in 2024 and 2025 (the data includes forward deals, since off-plan properties are registered with a delay in handovers and “paper” sales).
At the Al Barsha South Fourth area level, 2,870 sales of 2-bedroom apartments have been registered over the last 12 months, confirming very high market liquidity in this segment.
3. Price dynamics and price level per m²
The average transaction price per square metre for 2-bedroom apartments in Elitz 2 By Danube over the last 12 months amounted to 15,153 AED/m² (based on 10 actual transactions). For Al Barsha South Fourth, the comparable figure is 12,805 AED/m² (based on 2,870 transactions). Thus, Elitz 2 By Danube is currently trading at a premium of roughly 18% to the area.
The average price per m² in the building has been fairly flat: from Q3 2023 to Q2 2025 the fluctuation range is narrow, around 14,800–15,500 AED/m², with no short-term growth or decline recorded. For Al Barsha South Fourth the trend has been positive: while in 2021–2022 the average price was 8,000–9,000 AED/m², in 2023 it increased to 10,300–11,500 AED/m², and in 2024–2025 it stabilised above 12,000 AED/m².
4. Rental analytics
For Elitz 2 By Danube itself, both for 2-bedroom apartments and for the project as a whole, there are no valid rental contracts in DLD (which is typical for newly handed-over and off-plan properties). Even when expanding the search to the entire Jumeirah Village Circle master project, 0 such contracts are recorded.
The most relevant benchmark is rental performance in Al Barsha South Fourth: over the last 12 months, 27,900 contracts have been concluded for all residential apartments (rental activity is extremely high). The average annual rental rate per m² was 1,024 AED/m², which is 8% higher than a year earlier (around 950 AED/m²). By quarters since 2023, there has been a steady increase in rates from 745 to 900+ AED/m² and above.
5. Yield (ROI) comparison
Since there are no valid rental contracts specifically for Elitz 2 By Danube, it is not possible to calculate a building-level ROI. Calculations are made for Al Barsha South Fourth:
– Average purchase price in the area over the last 12 months — 12,805 AED/m².
– Average annual rent for the same period — 1,024 AED/m².
– Gross yield (ROI brutto, area): 8.0%.
Adjusting for transaction costs (7–8% in total: DLD, broker, registration, discounting), the indicative “net” yield (ROI net, area) is 7.4–7.5%.
“Fair price range” for an investor targeting a 7–8% annual yield:
– At the area level: 1,024 / 0.08 = 12,800 AED/m² (for an 8% ROI), 1,024 / 0.07 = 14,629 AED/m² (for a 7% ROI). The current average transaction price provides a fair ROI without the need for a significant discount.
– Elitz 2 by Danube is trading significantly above the area level (15,153 AED/m²) and is more suitable for buyers who are willing to accept a low (or even negative) spread to their target yield in exchange for the premium of a new development.
6. Conclusions on liquidity and outlook
Elitz 2 By Danube shows high liquidity in the primary market — virtually the entire sales volume has occurred over the last 2 years. There are currently no, or very few, rental transactions for this complex in the DLD database. In Al Barsha South Fourth, both the rental and sales markets are active, demand is stable, and the growth in prices and rents over the past 3 years has been notable.
For an investor: the potential for capital appreciation is closer to the area average; the premium of Elitz 2 By Danube over the area is justified only if you have strong conviction in structurally higher demand for new towers. For yield calculations, it is advisable to rely on area-level figures: gross ROI is roughly 8%, net ROI is 7.4–7.5%. Given the high current price premium, achieving a 7–8% ROI would require a substantial rental level, which has not yet been confirmed by DLD contracts for the building and the project.
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