ROI analysis of apartment in Skyz by Danube: DLD data and real deals — 15.01.2026 — 15.01.2026

1. Area definition and data structure

Actual location: SKYZ BY DANUBE is situated in Al Barshaa South Third (according to DLD), with Arjan as the master development.

According to the DLD_transactions database, the project accounts for 1,005 transactions, which indicates good liquidity and solid demand activity. For studios in this building, transactions are recorded from 2022–2025, reflecting the project’s market launch phase and subsequent sell-out.

2. Price dynamics and levels (sales)

Transactions for studios in SKYZ BY DANUBE have been taking place since early 2022. The average transaction price for studios in this building over the last 12 months is around AED 16,400/m². This is slightly above the average for Al Barshaa South Third over the same period (approximately AED 15,700/m² for studios), which is typical for new, modern complexes with well-developed infrastructure and an above-average positioning.

Quarterly dynamics show steady growth with some fluctuations. At the beginning of 2022, prices in the building were at AED 13,300–14,000/m²; by mid‑2024 the average level had already reached AED 14,800–15,500/m², and in the most recent quarters we see stabilization or moderate growth to AED 16,600–17,000+ /m².

Overall, in Al Barshaa South Third, studio prices increased from AED 8,300–10,000/m² in 2020–2023 to the AED 13,500–15,500/m² range. Throughout this period, SKYZ BY DANUBE has maintained a substantial premium to the district average.

3. Rental segment

According to DLD, 11 rental contracts for studios were registered in the complex over the past 12 months. The average annual rental rate for studios is about AED 1,556/m² per year. This is a noticeable premium to the district average (around AED 1,090/m² for studios).

The dynamics for the building so far include only the first fresh deals (2025): the rental level for SKYZ BY DANUBE based on the latest recorded contracts is AED 1,545–1,670/m² per year. The district trend is steadily upward: from AED 600–900/m² in 2020 to 1,050+ AED/m² in 2025.

4. Yield calculation (ROI): building and district

For a correct comparison, we use average sales and rental values for studios over the last 12 months, which allows us to estimate the expected gross yield.

In SKYZ BY DANUBE:
— average sales price — around AED 16,400/m²;
— average rent — AED 1,556/m² per year.
The gross return on investment (ROI_brutto) for a studio is approximately 9.5%.

Taking into account entry costs (DLD fee, broker commission, additional expenses — roughly 7–8% of the purchase price), the actual net yield (ROI_net) will be about 8.8–8.9%.

On average in Al Barshaa South Third:
— sales price — AED 15,700/m²;
— rent — AED 1,090/m² per year.
For the district, the gross yield is around 7%. After all expenses, this translates to about 6.5–6.7% per annum.

5. Fair price range for an investor

If an investor targets a net yield of 7–8% per annum, the fair entry range for a studio in Skyz at the current market level is:
— for the building: 1,556 / 0.08 = AED 19,450/m² (upper bound), 1,556 / 0.07 = AED 22,230/m² (lower bound).
The current level is 10–20% below this range (the building is selling at around AED 16,400/m²), meaning the yield is above the target benchmark.

For the district, the fair price range is: 1,090 / 0.08 = AED 13,650/m², 1,090 / 0.07 = AED 15,570/m² — the district is trading right at the upper edge of the “investor” range.

6. Overall assessment of liquidity, demand and outlook

The volume of sales and rentals in the building is quite high given the project’s completion stage; liquidity is confirmed by regular transactions, and studio apartments have already been absorbed into the active rental market. Al Barshaa South Third is steadily developing, with both price and rental trends moving upward. SKYZ BY DANUBE is positioned as a more premium and faster‑moving product in the district structure.

Over the next 3–5 years, the high yield on new studios may adjust as more units are handed over and the market matures, but sustained demand for compact formats and ongoing district development will support investor interest.