ROI analysis of apartment in Azizi Riviera 42: DLD data and real deals

1. Definition of the area and data structure

Actual location: Azizi Riviera 42 is located in the Al Merkadh area, within the Meydan One Community master project. This is confirmed by DLD data — all transactions for this building are clearly attributed to Al Merkadh.
Asset type: the analysis is based on 2-bedroom apartments (2BR), both for the building and for the wider area.

2. Activity and liquidity

For Azizi Riviera 42, there are only 10 recorded 2BR sale transactions in the database. This cannot be considered high liquidity — market activity is concentrated more at the district level (thousands of transactions in Al Merkadh) and in other Riviera buildings.
The volume of valid lease contracts for the building/project is very substantial (179 contracts over the last 12+ months and beyond), which indicates strong rental demand for the complex.

3. Sale price dynamics over 3–5 years

Azizi Riviera 42 (2BR, price per m² by quarter):
– No data for 2022–early 2023 (linked to the project handover).
– Q3 2023 — 16,760 AED/m²
– Q1 2024 — 17,518 AED/m²
– Q2 2024 — 16,818 AED/m²
– Q1 2025 — 15,770 AED/m²

Al Merkadh (2BR, quarterly dynamics):
– 2022: range 17,147–19,317 AED/m²
– 2023: growth up to 20,108 AED/m² (Q3), followed by stabilization at 18,610–20,947 AED/m²
– 2024: averages remain in the 18,953–21,063 AED/m² range

Thus, the average price in Azizi Riviera 42 over recent quarters is noticeably lower than the Al Merkadh average for comparable units (the gap reaches 15–20% in favour of the district).

Over the last 12 months it was not possible to obtain an average transaction price for the building (there are no valid recent 2BR sales in the last-12-month DLD cut). For the district, the average 2BR price over this period was about 20,336 AED/m² (Al Merkadh).

4. Rental dynamics and levels

For Azizi Riviera 42:
– Average rent per m² for all apartments in the complex over the last 12 months is 1,554 AED/m²/year (the 2BR sample is zero, so the figure is aggregated for the entire building).
– Rental dynamics by quarter: Q2 2024 — 1,406 AED/m², Q3 2024 — 1,326 AED/m², Q4 2024 — 1,460 AED/m², Q1 2025 — 1,482 AED/m², Q2 2025 — 1,582 AED/m², thereafter — around 1,470–1,620 AED/m².
– There is a smooth upward trend, supported by active growth in the averages for both the complex and the district.

For Al Merkadh:
– Average rent per m² over the last 12 months is 1,525 AED/m² (in early 2023 it was ~1,150; by Q4 2024 — 1,551; in 2025 — from 1,500 to 1,640 AED/m²; the trend is steadily upward).
– The district has been consistently appreciating in rental terms by 5–10% per year.

5. ROI and “fair” price range (investment benchmark)

– There is insufficient data for an accurate ROI calculation specifically for 2BR units in Azizi Riviera 42 (no recent 2BR sales).
– For the building as a whole (aggregated across all apartment types — acceptable for indicative purposes):
– We assume an average rent of 1,554 AED/m²/year,
– The average sale price in the district (nearest benchmark) is 20,336 AED/m².
– Gross yield: about 7.6% per annum for the district (excluding expenses).
– Adjusting for embedded acquisition costs (7–8% on entry): net ROI is in the 7.0–7.1% range (an investor effectively receives around 7% per annum when buying at district-level prices).
– Fair purchase range for a target yield of 7–8% per annum:
– 1,525 / 0.08 = 19,060 AED/m²; 1,525 / 0.07 = 21,785 AED/m².
– Actual transaction prices in the district are in line with or slightly above this “investment corridor”: the current market price (20,336 AED/m²) is at the lower/mid boundary of the fair price range for achieving a 7–8% yield.

6. Comparison with the district, conclusions

– In terms of price per m² for 2BR units, Azizi Riviera 42 is below the district average (the number of building transactions is small, but the data show a 15–20% discount versus the district). For a buyer, this is an opportunity to enter slightly below the Al Merkadh market.
– Rents in the building are fully in line with the district; there is clear mass-market demand for the complex and a positive growth dynamic.
– Al Merkadh is a fast-growing development area with strong demand for both rentals and purchases, and high liquidity (in terms of registrations it performs like a leading district).
– In terms of ROI, when buying at or slightly below district market prices, one can confidently expect around 7% net nominal yield per annum, which is a competitive figure in the current Dubai market.

Summary: Azizi Riviera 42 is an asset with market-level returns, pricing that is not overheated relative to the district, and clear strength in the rental segment. For an investor, it is reasonable to consider purchases in the 19,000–21,700 AED/m² range as a fair price for achieving a 7–8% yield, assuming the current rental growth trend continues. District market liquidity is high, and short-term demand downside risks are minimal.