ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals — 10.01.2026 — 10.01.2026

1. Area definition and data structure

Actual location: According to DLD data, the Elitz 2 By Danube project is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master development. All numerical data below is based solely on verified DLD transactions filtered specifically for this project and this area.

For Elitz 2 By Danube, 840 sale transactions have been registered (total across all apartments); there are currently no rental contracts for this building in the DLD database. Within Al Barsha South Fourth, however, the database contains a very large volume of rental contracts for studios (over 7,000 contracts over the last 12 months, providing a highly representative base for benchmarking).

2. Liquidity and transaction activity

In the Elitz 2 By Danube project (studios) there is a wave of transactions in the late stages of 2023 and 2024:
– The main peak in volume occurred in Q4 2023 (205 studio transactions), which is typical for newly completed properties entering the Dubai market.
– Over the last 12 months, 20 studio transactions have been recorded in the project, which remains a fairly high level of liquidity for a single building.

There are still no DLD-registered rental contracts for Elitz 2 By Danube, which is typical for new buildings immediately after handover. However, the number of studio contracts in Al Barsha South Fourth allows for reliable conclusions regarding market rental levels.

3. Average price per m² dynamics (sales)

The average sale price of studios in Elitz 2 By Danube over the last 12 months amounted to 19,057 AED/m² (with an average studio size of 36.7 m²).
– The recorded price range in 2023–2025 is from 16,748 to 21,521 AED/m²; the quarterly spread is small, indicating a stable pricing policy and a homogeneous product.
– By comparison, in Al Barsha South Fourth the average studio transaction price over 12 months is 17,444 AED/m² (with a comparable range of unit sizes).

Thus, the current premium for Elitz 2 By Danube studio units is around 9% above the area average.

4. Rental dynamics and yield benchmarks

There are no rental contracts for Elitz 2 By Danube yet. In Al Barsha South Fourth, the average studio rental rate over the last 12 months is 1,262 AED/m²/year (based on a very large sample of 7,230 contracts). According to DLD data, the core mass-market segment lies in the range of 950–1,400 AED/m²/year.

5. ROI and investment returns

Accurate yield assessment for the building requires rental data from the property itself, which is not yet available at the time of analysis. Therefore, the ROI calculation is based on the purchase price in Elitz 2 By Danube and the average studio rental rate in the area:
– Market price per m² in the building: 19,057 AED.
– Average area rental rate: 1,262 AED/m²/year.
– Expected gross ROI at the area level: around 6.6% per annum (1,262/19,057).
– Factoring in entry costs (7–8% for launch, DLD fees, brokerage, vacancy discount) reduces the “net” ROI to roughly 6.1% per annum.

To reach a target yield of 7–8% per annum (a typical benchmark for investors), the fair purchase price range for studios in the area should be 15,775–18,028 AED/m². Accordingly, the current price in Elitz 2 By Danube is slightly above this corridor, and to achieve a typical yield an investor would need either rental rates to grow above the current area level or to secure some discount at the purchase stage.

6. Brief conclusions on the project’s outlook

– Elitz 2 By Danube shows strong sales liquidity for a new building, confirming its appeal to both investors and end users.
– The achieved price per m² for studios in the project is slightly above the area level (a premium of about 9%).
– According to DLD, no rentals have yet been registered for the building itself, but the area data set is complete. The area is growing dynamically, rental demand is substantial, and there is no pronounced income risk differentiation.
– For an investor, the current purchase price in the building implies an ROI slightly below the classic investment benchmark; however, with subsequent rental growth and/or careful unit selection, it is possible to reach the desired yield level.

7. Recommendation

Elitz 2 By Danube is a new, in-demand project that is priced slightly above the average level for the area. For a long-term investor, the main focus should be on the potential for further rental growth driven by the development of Jumeirah Village Circle and the limited supply of comparable new projects.