1. Area definition and data structure
Actual location: According to the DLD database, “Azizi Riviera 28” is located in Al Merkadh, within the Meydan One Community master project. This linkage is confirmed by the presence of real transactions for this building.
2. Sales: volume, dynamics, current price
For 1-bedroom apartments, 45 transactions are recorded in the DLD. Sales come in waves: the highest activity was at the end of 2023 (17 transactions in Q4), with smaller volumes also in early 2022 and 2023.
Average price per square metre dynamics for 1-bedroom units in Azizi Riviera 28:
– 2022 — fluctuations in the range of 15,400–19,600 AED/m²
– 2023 — range of 14,000–15,900 AED/m², with modest growth towards year-end
– 2024 (actuals) — increase to 17,900 AED/m² in Q2, then 16,460 AED/m² in Q3
The average price per m² over the last 12 months for this specific building was 17,019 AED.
For comparison, in Al Merkadh the average market price for completed apartments over the last 12 months is higher — 20,410 AED/m².
Long-term area dynamics: from 2020 to 2024 prices in Al Merkadh increased from ~15,000 to 21,000+ AED/m² (Q3–Q4 2024), with a steadily upward trend.
3. Rentals: market structure and yield level
For this building itself and at the Meydan One Community master-project level, there have been no recorded rental transactions in the DLD database over the last 3 years for 1-bedroom apartments (or this unit type at all). Across the entire Al Merkadh area, more than 27,000 residential rental contracts (various formats) have been concluded over the last 12 months.
The average rental rate in Al Merkadh over the last year is 1,527 AED/m² per year (gross, before expenses, across all apartment types). Rental dynamics in the area: over the last 4 years rates have been steadily and rapidly increasing — from ~600–800 AED/m² in 2020–2021, above 1,100 AED in 2022, and 1,350–1,550+ AED/m² by mid-2024.
For Azizi Riviera 28 itself, no valid rental contracts were found; yield can only be calculated at the area level.
4. Price vs yield comparison, fair value
Current price per m² for 1-bedroom units in Azizi Riviera 28: 17,019 AED (based only on sales over the last year).
Average market price per m² in Al Merkadh: 20,410 AED (last year).
Rent: the average rate in Al Merkadh is 1,527 AED/m² per year.
Gross yield for the area (ROI_brutto): 1,527 / 20,410 ≈ 7.5% per annum.
Taking into account transaction costs of ~7% (DLD, agency, additional expenses), net yield ROI_net is estimated at 7.5% / 1.07 ≈ 7.0%.
Fair price range for an investor (to achieve 7–8% per annum at current rental levels):
— 1,527 / 0.08 = 19,087 AED/m² (for an 8% yield)
— 1,527 / 0.07 = 21,814 AED/m² (for a 7% yield)
Thus, the current price for 1-bedroom units in Azizi Riviera 28 (17,019 AED/m²) is below the investment range for the area, creating a “buffer” for the investor in terms of yield (provided it is possible to rent out at the area’s average rate).
5. Liquidity assessment and outlook
— The transaction volume for the building is high; there is a clear ramp-up in mass handovers and the emergence of completed units on the market.
— Al Merkadh is one of the fastest-growing areas in terms of transaction volume and rentals; demand is extremely resilient.
— Prices in Azizi Riviera 28 are slightly below the area average, which may reflect its recent market entry or certain building characteristics, but leaves room for further growth.
Conclusion: Azizi Riviera 28 is a liquid investment asset at current prices, provided that the area’s rental levels are actually achievable for this building. At current prices, gross yield may exceed 7% per annum, which, against the backdrop of overall growth in Al Merkadh, looks reasonable for an investor with a 3–5 year horizon.
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