ROI analysis of apartment in Azizi Aliyah Residences: DLD data and real deals

1. Definition of the district and data structure

Actual location: according to DLD, Azizi Aliyah Residences is located in Al Jadaf, within the Dubai Health Care City Phase 2 master project. The project name fully matches the official name in the DLD transactions database.

Data volume and density: DLD records show 295 sale transactions for this building and 1,363 rental contracts, of which 789 relate to studio units in the residential stock. This volume is sufficient to draw accurate conclusions at the unit-type level (studios) for this property, as well as to compare transaction parameters with the wider Al Jadaf area.

2. Liquidity and demand dynamics

Sales transactions have been recorded since 2020 in the range of 30–60 per year, with around 58 deals completed over the last 12 months. On the rental side, the number of studio contracts is also stable — on average 80+ per year just for this category, which confirms high liquidity both in the resale and rental markets.

3. Sale price dynamics and structure

The average price per square metre for studios in Azizi Aliyah Residences over the last 12 months was about 13,831 AED/m² (DLD data for studios only, filtered for unit sizes of 20–80 m² and excluding price outliers). Across Al Jadaf as a whole (all apartments), the average price per m² is higher — 19,174 AED/m². This indicates that the price level for studios in this building is significantly below the district benchmark (by ~28%).

Studio sizes in the building range from 32.9 to 94.1 m², while the price range per m² for completed transactions is from 6,354 to 25,867 AED/m²; however, the analysis is based on reasonable samples without extreme values.

Quarterly price dynamics for the building show a gradual recovery after the 2021–2022 dip and an upward trend from late 2023 — from 11,100–12,000 AED/m² to 13,800–14,400 AED/m² in 2024 and early 2025. It is worth noting that recent quarters demonstrate a stable, gradual increase in the average price.

4. Rental rates and yield

The average annual rental rate for a studio in Azizi Aliyah Residences over the last 12 months is 1,260 AED/m², whereas in Al Jadaf the average rate across all apartments is lower — 969 AED/m². The rental range for studios in the building according to DLD is from 415 to 1,902 AED/m² per year; for calculating averages, samples excluding extreme values were used.

Over the past three years there has been a steady upward trend in rental rates: from 800–950 AED/m² (2020–2022) to 1,150–1,300 AED/m² (2023–2025). Intra‑quarter variations are minimal, and each data point is based on 15 to 49 transactions, which makes the indicator reliable.

5. Comparison of current building levels with the district

– Azizi Aliyah Residences (studios): average sale price 13,831 AED/m², average rent 1,260 AED/m².
– Al Jadaf (all apartments): average sale price 19,174 AED/m², rent 969 AED/m².

In terms of sale price, the building is 28% below the district level, while in terms of rent (for studios) it exceeds the district average by 30%. This means that specifically for studios, this property delivers a more attractive rental income relative to purchase price than Al Jadaf on average.

6. Yield calculation and “fair price range”

– ROI (gross, annual): 1,260 / 13,831 ≈ 9.1% for studios based on actual DLD contracts over the last 12 months (for the building). For the district (all apartments) the figure is lower — 5.1%.
– Adjustment to net yield (taking into account purchase costs of around 8%): ROI (net) ≈ 9.1% / 1.08 ≈ 8.4%.
– The “investment fair price range” for a target yield of 7–8% is calculated as 1,260 / 0.08 = 15,750 AED/m² (upper bound) and 1,260 / 0.07 = 18,000 AED/m² (lower bound). Thus, the average actual purchase price is 10–25% below the upper bound of this range, meaning that buying at the current DLD level already provides a yield above 8% before costs and around 8% after costs.

7. Outlook and conclusions for the investor

Azizi Aliyah Residences is one of the highest‑yielding assets in the studio segment in Al Jadaf. Against the backdrop of a price discount to the district, the rental premium remains stable, and liquidity is confirmed by the large number of transactions and contracts in recent years. Price dynamics over the past year indicate market recovery, while the high rental yield on studios (8–9% net) is maintained even without the need to discount the current average transaction price. When buying at the average market price, an investor can reasonably target a net rental yield of around 8% per annum. Comparable yields are rarely achieved by other ready properties in the district.