ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals — 31.12.2025 — 31.12.2025

1. Definition of the area and data structure

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

As of May 2024, the DLD database contains over 900,000 sale transactions and more than 4.7 million rental contracts. For Elitz 2 By Danube and the 1‑bedroom apartment (1BR) segment, there is a sufficient volume of sales data; for rentals, both for this building and for the wider area, there is no valid information in DLD.

2. Assessment of transaction volume and frequency

Over the past two years, dozens of transactions for 1BR units have been recorded in Elitz 2 By Danube:
– In 2023 – 282 transactions.
– In 2024 – 44 transactions (data current as of now).
– In 2025, 12 transactions have already been recorded, which is related to the registration of off‑plan contracts in the future (in fact, these are preliminary registrations between buyers and the developer).

Across the area (Jumeirah Village Circle, Al Barsha South Fourth, 1BR), thousands of transactions are recorded annually, which indicates high liquidity and established market demand in this segment.

3. Price dynamics per square meter (building and area)

Elitz 2 By Danube (1BR):
– Over the last four quarters, the average price per m² has remained in the range of 16,300–16,600 AED, with some outliers above and below (from 14,000 to 17,700 AED depending on the quarter).
– There is no significant decline or explosive growth: the price corridor is stable, which is typical for quality developers in Jumeirah Village Circle.

Master project and area (Jumeirah Village Circle, Al Barsha South Fourth, 1BR):
– In 2023–2024, the average price per m² increased from 12,000 AED (early 2023) to 14,000–15,000 AED (2024–2025). The growth amounted to about 15–20% over two years.
– Over the last 12 months, the area average has been around 14,400 AED per m².
– Premium for a new high‑end building versus the area: about 12–13% (16,300 versus 14,400 AED per m²).

4. Current price level and comparison with the area

Over the last 12 months:
– Average 1BR transaction in Elitz 2 By Danube: 16,270 AED per m² across 12 transactions.
– In this building, sales are predominantly registered at the construction stage (off‑plan).

Over the same period across the area:
– Average price per m² – approximately 14,400 AED (more than 10,000 transactions for 1BR).

Thus, Elitz 2 By Danube is on average 13% more expensive than comparable properties in the area/master project.

5. Rentals: analysis and limitations

According to DLD, there are currently NO valid registered rental contracts for 1BR apartments (annual_amount > 1000 and actual_area > 10 over the last 12 months and earlier) either in Elitz 2 By Danube or within Al Barsha South Fourth and the Jumeirah Village Circle master project. This is typical for new projects at the construction stage: the property has not yet been handed over and/or occupied, so rental transactions are absent from the DLD system.

Without confirmed DLD data on rental rates, it is impossible to correctly calculate the average rental rate, yield (ROI), or a fair price range for a target yield of 7–8%.

6. Assessment of investment yield and “fair price” range

– Since there are no valid rental transactions for the building, the area, or the master project, it is not possible to calculate even an indicative level of annual rental rates and yields (gross and net ROI).
– It is not possible to recommend an “investment‑fair price range” for a target yield of 7–8% without relying on confirmed rental data in DLD.

7. Conclusions on liquidity and outlook

– The building’s liquidity as a sales asset is very high: in 2023–2024, hundreds of units were sold just in the 1BR segment, which is typical for sought‑after off‑plan projects in Jumeirah Village Circle.
– Prices in Elitz 2 By Danube are about 13% above the area average, which is explained by the project’s newness, brand, and quality.
– The area records high transaction volumes in the 1BR segment, with moderate price fluctuations and a gradual upward trend.
– However, due to the lack of data on actual rentals, it is not yet possible to calculate ROI and draw conclusions on investor yield based on DLD until the first real rental contracts appear after handover. A potential buyer should factor this in when assessing payback horizon and shaping an investment strategy.

To summarize: in the 1BR segment, Elitz 2 By Danube is a liquid, in‑demand asset with a price premium versus the area. Rental and yield metrics cannot yet be assessed: it is necessary to wait for the first periods of real operation and the appearance of registered rental contracts for this building and the surrounding development area.