ROI analysis of apartment in Skyz by Danube: DLD data and real deals — 19.01.2026 — 19.01.2026

1. Definition of the area and data structure

Actual location: the SKYZ BY DANUBE building is officially registered in the DLD database in the Al Barshaa South Third area, master project Arjan. For the analysis, we used transactions filtered by the SKYZ BY DANUBE building and 2-bedroom apartment type (2BR).

The database contains more than 1,000 transactions across the entire building (all apartment types); for 2BR there is a stable transaction history, and there is also a certain number of rental contracts both for the building and for the area over the past 12 months.

2. Sales dynamics and transaction volume

The number of 2BR transactions in the building increased at the start of the project (the most active period was Q1 2022), then dropped sharply; however, individual sales have continued up to the current year. In total, around 77 transactions have been recorded under the 2BR filter (sum across quarters).

Dynamics of the average price per square metre for 2BR deals in SKYZ BY DANUBE for key periods:
– 2022: starting at 9,520 AED/sq.m, with a gradual increase to 10,630 AED/sq.m.
– 2023: range of 10,330–11,728 AED/sq.m, with an uptick in autumn.
– 2024 (Q1–Q2): range of 10,073–15,018 AED/sq.m, with averages higher than in previous years; over the last 12 months the average is 12,495 AED/sq.m.
– For the entire Al Barshaa South Third area, 2BR dynamics are also positive: from ~7,300 AED/sq.m in 2021 to 12,682 AED/sq.m over the last 12 months.

Thus, in the first years the building was selling at price levels 5–15% below or comparable to the area, but by 2024 the average price in the building has almost caught up with the area (12,495 AED/sq.m versus 12,682 AED/sq.m across the area over 12 months).

3. Rental rate dynamics and distribution across the building and the area

For SKYZ BY DANUBE itself, 12 apartment (Flat) rental contracts have been registered in the DLD database over the past 12 months. The average rental deal in the building is 1,551 AED/sq.m per year (annualised), which is significantly higher than in the area.

In Al Barshaa South Third (sample of more than 11,600 contracts per year), the average rent over the last 12 months for Flats is 926 AED/sq.m per year.

Rental rate dynamics for Flats in the area:
– 2020–2022: 550–600 AED/sq.m;
– 2023–2024: growth to 800–870 AED/sq.m;
– 2024, Q1–Q2: increase above 820–870 AED/sq.m.

For the building, the data currently show a noticeable premium in favour of SKYZ BY DANUBE (1,551 versus 926 AED/sq.m), but this may be due to the small sample size and strong demand for new housing.

4. ROI and investment attractiveness: calculations and analysis

Current averages for 2BR over the last 12 months:
– SKYZ BY DANUBE: sale — 12,495 AED/sq.m, rent — 1,551 AED/sq.m.
– Al Barshaa South Third: sale — 12,682 AED/sq.m, rent — 926 AED/sq.m.

Return calculation (ROI_brutto) for the last year:
– Building: ROI_brutto ≈ 12.4% per annum (1,551 / 12,495).
– Area: ROI_brutto ≈ 7.3% per annum (926 / 12,682).

Adjusting for transaction costs (~7% “on entry”) gives ROI_net:
– Building: about 11.6% (12.4 / 1.07).
– Area: about 6.8% (7.3 / 1.07).

Fair price range for an investor (“Fair price” at a target yield of 7–8%):
– Building: to achieve 7–8% per annum at the current average rent, the price per square metre should be in the range of 19,388–22,157 AED/sq.m (1,551 / 0.08 and 1,551 / 0.07), which is 50–75% above the current average sale price. This means that today’s buyers, at current rental levels, can expect to exceed their target yield if the rental trend persists.
– Area: the fair price is 11,575–13,229 AED/sq.m (926 / 0.08 and 926 / 0.07), which almost matches the market, indicating an already balanced yield level for secondary stock in the area.

Important: the calculation for the building is based on a relatively small rental sample. If more contracts appear in the future for SKYZ BY DANUBE at lower rates, the building’s ROI may adjust down to the area level.

5. Liquidity, demand and outlook

The volume of active transactions and the number of new rental contracts confirm the asset’s liquidity and the strong demand for new housing in Arjan/Al Barshaa South Third. SKYZ BY DANUBE shows a premium rental rate versus the area (likely due to its newness and product quality), while its price level is in line with other new developments in Arjan.

Both price and rental dynamics have been confidently positive over the past 3–4 years, for the building and for the area. The main risk is a reduction of the rental premium as more supply comes to market, which may bring ROI in the long term down to the average area level (7–8%).

6. Conclusion

SKYZ BY DANUBE currently stands out favourably against the area in terms of rental yield, while its price per sq.m is comparable with the market for new buildings in Arjan. An investor entering at current prices can, assuming rents hold, expect a yield above 11% per annum (gross), but it is important to factor in that this figure may decrease as the tenant base saturates and new competing buildings are delivered.

The area as a whole remains in demand and liquid, with a balanced market-level yield (6.8% per annum after all costs).