ROI analysis of apartment in Skyz by Danube: DLD data and real deals — 13.01.2026 — 13.01.2026

1. Definition of the area and data structure

Actual location: According to DLD, the building SKYZ BY DANUBE is located in the Al Barshaa South Third area and is part of the Arjan master project.

Sales data for 1-bedroom apartments in this building are well represented, with more than 1,000 transactions recorded. For rentals, by contrast, there are no valid contracts either for the building itself or at the master-project level. Residential rental data is available only at the level of the entire Al Barshaa South Third area, where the volume of rental transactions is significant (tens of thousands of contracts), providing a sufficiently reliable picture of the market for the district as a whole.

2. Dynamics and structured information on sales

The number of transactions with 1-bedroom apartments in Skyz by Danube peaked in 2022 and declined noticeably after the first wave of sales (2022: hundreds of deals per quarter, then as the project was handed over — single digits or dozens). The average price per square meter in 2022 was in the range of 12,700–13,000 AED/m² and has risen since early 2024 to 14,000–15,600 AED/m², with a gradual upward trend. Over the last 12 months, the average price per m² for 1-bedroom units amounted to 14,841 AED, with 23 transactions.

For comparison: the average across the entire Al Barshaa South Third area for 1-bedroom apartments over the same period is 13,869 AED/m² (1,752 transactions). Thus, Skyz by Danube trades at roughly a 7% premium to the district average, which is typical for new higher-class projects versus older stock.

The district-wide dynamics are smoother: over the last 3 years prices have increased from around 10,000 AED/m² to above 13,000 AED/m², while the average level for Skyz has almost always been higher than the district average.

3. Dynamics and level of rental rates

For Skyz by Danube, DLD has no valid rental data — neither for the building itself nor for the Arjan master project. At the Al Barshaa South Third district level, almost 12,000 contracts for all residential apartments have been concluded over the last 12 months, with an average annual rental rate of 931 AED/m². Over the past 3–4 years there has been a significant increase in rental rates: from 600–700 AED/m² to around 930 AED/m², with further growth to 950–1,000 AED/m² recorded in recent quarters.

4. Yield assessment and fair price range

Yield (ROI) and fair price range can only be calculated at the district level — due to the absence of rental contracts in the building itself, ROI for Skyz by Danube cannot be officially confirmed based on DLD data.

At the district level (Al Barshaa South Third):
– Average purchase price (transactions over the last 12 months): 13,869 AED/m²
– Average rental rate: 931 AED/m² per year
– Gross yield (ROI): 6.7% per annum
– Adjustment for all transactional costs (7%): net yield (ROI net) is approximately 6.3% per annum

For an investor targeting a 7–8% yield, the fair purchase price range should be 11,600–13,300 AED/m² (derived from district rental levels and target yield). Current market prices in the district and in Skyz exceed this range by 5–25%, which is typical for a new active demand wave and possible temporary “new-build” premiums.

5. Liquidity and outlook

Skyz by Danube is a new popular project with high initial liquidity (dozens of deals per month at launch), which is favorable for investors both on entry and exit. On the secondary market, liquidity has predictably decreased, but demand for similar properties in Arjan and Al Barshaa South Third remains stable thanks to affordable prices and relatively strong rental growth over the last 2–3 years. The current gap between actual sale prices and the “investment fair price” may partially close going forward as the rental market grows, but to achieve a 7%+ annual yield one should count either on further rental rate growth or on finding below-market purchase opportunities.

6. Conclusion

– Skyz by Danube (1BR) confidently maintains a price-per-m² premium to the district, explained by the project’s newness and class.
– There is no official rental data; ROI can only be estimated from the wider district market: currently at about 6.3–6.7% net.
– To achieve a 7–8% annual yield, the fair price should be 5–25% below the current market level; there is catch-up potential in rental growth, but it does not guarantee a rapid alignment with sale prices.
– New-build liquidity is very high, but on the secondary market competition with the broader district and ongoing new launches will gradually normalize the premium.
– For an investor, it is reasonable to enter projects of this category only where rental levels are confirmed by actual contracts — or where there is an opportunity to buy at a discount to the market.