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1. Definition of the area and data structure
Actual location: according to DLD, Elitz 3 by Danube is officially registered in the Al Barsha South Fourth area, within the Jumeirah Village Circle master project.
Transaction and rental data for Elitz 3 by Danube are recorded under this name; additional verification confirmed its linkage to Al Barsha South Fourth in the DLD system.
Below, the area name “Al Barsha South Fourth” is used, and for rental analysis the Jumeirah Village Circle master project is applied (as there is no rental data for the building or the area itself).
2. Liquidity and transaction volume
Over the past two years, around 600 transactions (across all apartment types) have been registered in Elitz 3 by Danube, with the bulk of activity in the second half of 2023 and in 2024. This indicates high activity typical for new off-plan projects. A significant share of deals falls on pre-launch phases and multiple sales waves, which is common for large residential complexes.
At the 2BR unit-type level, transactions are not explicitly visible in the project data (or such deals are not separated in DLD by rooms_en).
At the level of the entire building and the area, liquidity is high; growing investor interest is confirmed by a steady flow of transactions.
3. Average price per square metre dynamics
For Elitz 3 by Danube:
– From Q3 2023 to the current quarter of 2024, the average price per square metre based on transactions in the building increased from 10,900 AED (Q3 2023) to 25,500 AED (Q4 2024), followed by stabilisation at 17,500–19,500 AED (in 2025 quarters). This spike is explained by payment-plan specifics, handover timing and the nature of off-plan projects, where bookings and completed transactions may be recorded at different stages.
– On average over the last 12 months, the average transaction price in the building’s market has been around 18,300 AED/m².
For Al Barsha South Fourth:
– Prices per m² increased from 10,000–12,000 AED in 2020–2022 to 13,000–14,500 AED/m² in 2023–2024.
– Over the last 12 months, the average price in the area was 15,350 AED/m².
As a result, Elitz 3 by Danube is selling at a 19–20% premium to the area average (18,300 vs 15,350 AED/m²), which is in line with the market practice for new branded projects.
4. Rental dynamics and levels
For Elitz 3 by Danube itself and for Al Barsha South Fourth, there are no valid rental contracts in the DLD database for the last 12 months. This is typical for new projects that are either just being handed over or are not yet fully operational.
For benchmarking, the Jumeirah Village Circle master project is used:
– Over the last 12 months, the average annual rental rate based on DLD contracts was 1,025 AED/m².
5. Comparison: building / master project / area
– Elitz 3 by Danube: average price per m² over 12 months — 18,300 AED.
– Al Barsha South Fourth (area): 15,350 AED.
– Jumeirah Village Circle (rental): 1,025 AED/m² per year.
The building is already significantly above the area average, reflecting strong demand for new stock, a contemporary concept and a marketing premium.
6. Current yield (ROI) calculation
– There is no up-to-date rental data for the building in the DLD database — this is common for off-plan, new or just-handed-over properties.
– As a benchmark, the rental level for the whole of Jumeirah Village Circle is used (1,025 AED/m²).
– Gross yield at the current building price level is around 5.6% per annum (1,025 / 18,300), which is below a typical investor target.
– For the area, yield (based on average rental rates and prices over 12 months) is 6.68% (1,025 / 15,350).
Fair price estimate for a 7–8% yield:
– If we target a 7–8% annual ROI, the “fair price” for an investor is 12,800–14,600 AED/m² (calculation: 1,025 / 0.08 and 1,025 / 0.07 respectively).
– The current average price is significantly above this range, indicating a market premium for new build / future price growth potential, but limiting the attractiveness of the asset for a pure income strategy right now.
– Taking into account all typical acquisition costs (DLD fee, broker, other — ~7–8%), the net yield is even lower: around 5.2% at the current building price level.
7. Investor conclusions
– Liquidity is very high: the transaction flow in the building is stable, and the project is popular at pre-launch and in early sales waves. The absence of actual rental contracts for the building and the area is explained by its novelty.
– Price dynamics are outpacing the area: the premium to the local market is maintained, but rental yield is lower than for more mature assets and the secondary market. If the goal is a quick rental launch, a discount or a bet on future growth will be required.
– Potential capital appreciation is possible due to the overall development of Jumeirah Village Circle, but the “investment fair price” (for 7–8% annual yield) based on actual DLD transactions is currently noticeably below the market asking levels for Elitz 3 by Danube.
– For investments focused on stable passive income, this building is not yet an ideal fit. For a capital-gain strategy, there may be upside as construction is finalised, occupancy grows and the rental pool fills. However, the effective yield, including all costs, is currently below the area average.
– Conclusion: Elitz 3 by Danube is a liquid new development with a premium entry price, but the rental income level (based on DLD data) is below typical investment benchmarks unless one assumes a substantial increase in rents over the coming years.
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