ROI analysis of apartment in Elitz 2 by Danube: DLD data and real deals — 24.11.2025 — 24.11.2025

1. Definition of the area and data structure

Actual location: According to DLD, Elitz 2 By Danube (standard DLD naming used in filters) is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. This is confirmed by direct data from DLD_transactions.

The total number of sale-purchase transactions in the database exceeds 860,000, and registered rental contracts exceed 4.5 million. This indicates high representativeness of the database for all key segments of Dubai.

2. Analysis of transactions for the building (Elitz 2 By Danube, 1-bedroom apartments)

Sales frequency and dynamics:
– The first mass registration of transactions for the building took place in H2 2023.
– The highest activity was observed in Q4 2023 (211 transactions), with the peak coinciding with the mass handover and commissioning of apartments (typical for new projects).
– After the peak, quarterly volumes declined noticeably (January–September 2024: only 44 transactions over three quarters).

Dynamics of the average price per m² for the building:
– The average price per square meter in 2023–2024 for 1-bedroom apartments fluctuated within a narrow range, with a slight trend toward stabilization:
– Q3 2023: 16,500 AED/m²
– Q4 2023: 16,300 AED/m²
– Q1 2024: 16,570 AED/m²
– Q2 2024: 16,350 AED/m²
– Q3 2024: 16,450 AED/m²
– Over the last 12 months, the average transaction price for the building is 16,040 AED/m² (according to DLD).
– In 2025, the first transactions show a wider price spread (from 14,050 to 17,974 AED/m²), which may be related to the completion of key handovers and the emergence of secondary market listings.

Comparison with the area:
– The average price per m² in Al Barsha South Fourth over the last 12 months is 14,027 AED/m² for comparable apartments.
– Thus, the new-build premium for Elitz 2 By Danube versus the area average is about 14% (within the model, for 1-bedroom apartments).

3. Rental analysis (for the building and the area)

For Elitz 2 By Danube (and even for the Jumeirah Village Circle master project), there are no approved DLD rental contracts for 1-bedroom apartments over the last 12 months. This is typical for new buildings at the initial handover stage: rental flows have not yet started to form or are registered in the future.

In Al Barsha South Fourth, rental activity is very high — more than 115,000 contracts in total and 20–30,000 in the last year. However, it was not possible to obtain an average rental rate per m² for 1-bedroom apartments under your specific filter — apparently DLD does not provide this level of granularity in these datasets. Nevertheless, overall demand is stable, and the area is extremely liquid in terms of rentals.

4. Level comparison and yield calculation

Current average purchase price level:
– For the building over 12 months: 16,040 AED/m²
– For the area over the same 12 months: 14,027 AED/m²

The rental level per m² for 1BR at the area and master-project level is unavailable (DLD does not provide the data), therefore:
– ROI and yield metrics cannot be calculated based on confirmed DLD contracts.
– A fair investment value range based on a 7–8% annual yield also cannot be constructed without a reliable average annual rent.

5. Liquidity and outlook

– Transaction dynamics: the building has been consistently selling at prices above the area average; transaction volumes were very high up to the mass completion and handover in 2023, followed by an expected decline in activity — typical for all new residential complexes after launch.
– Al Barsha South Fourth (JVC) remains one of the most liquid rental locations in Dubai, with a large and diversified volume of new rental contracts.
– However, due to the absence of registered DLD rental contracts for Elitz 2 By Danube and even for 1-bedroom apartments in the area, it is not yet possible to make a responsible assessment of the real income potential (ROI).
– Risk assessment: there is a significant “new-build premium” in the market, but the actual rental yield will only become clear once the first wave of mass rental transactions appears.

6. Conclusions

– Elitz 2 By Danube is a new development with high liquidity at the sales stage, trading at a premium to the area.
– The area is in strong demand both for rentals and for sales volumes.
– It is not yet possible to determine a reliable ROI range and fair investment price due to the lack of robust rental data according to DLD.
– An investor should view the asset as a long-term holding, taking into account the time lag before a full, market-based rental sample is formed.