1. Area definition and data structure
Actual location: According to DLD, the residential complex Azizi Amber belongs to the Jabal Ali First area and is located within the Al Furjan master project. The analysis is carried out for a 2-bedroom apartment (2BR). All sales and rental data are verified via DLD for this project and this property type.
2. Transaction volume and dynamics
Sales
There have been 37 registered sale transactions for 2BR apartments in Azizi Amber. The main volume of registrations falls in 2024–2025. A steady flow of deals strongly indicates an active phase of handover and move-in for the new building.
Distribution of transactions by quarter in recent years:
– 2024: Q3 — 6 deals, Q4 — 15 deals
– 2025: Q1 — 7 deals, Q2 — 1 deal, Q3 — 6 deals, Q4 — 2 deals
Sale prices (average per m², 2BR only, recalculated daily):
– 2024 (Q3): 13,970 AED
– 2024 (Q4): 14,192 AED
– 2025 (Q1): 12,741 AED
– 2025 (Q2): 13,905 AED
– 2025 (Q3): 13,808 AED
– 2025 (Q4): 13,045 AED
Current average price per m² over the last 12 months for Azizi Amber (2BR): 13,712 AED.
Area benchmark (Al Furjan, Jabal Ali First, 2BR):
– Average price per m² over the last 12 months: 13,262 AED.
– Area dynamics show substantial growth from 7,000–8,000 AED/m² in 2020–2022 to 12,000–14,000 AED/m² in 2024–2025.
Thus, the price per m² in Azizi Amber is slightly above the area average for comparable 2BR units, but the gap is moderate and fits within the typical premium for a new project.
3. Rental analysis
According to DLD, a significant number of rental contracts have been registered for Azizi Amber (77 across the entire building, all apartment types, Residential). For the 2BR segment, no new contracts have been recorded yet, but the existing base allows us to assess the rental market for the building as a whole:
– Average rent per m² in the building over the last 12 months: 1,189 AED/m²/year.
– For comparison, the area average (Al Furjan, Jabal Ali First, Residential): 966 AED/m²/year.
Rental rate dynamics for the building:
– 2025 (Q1): 1,277 AED/m²/year
– 2025 (Q2): 1,184 AED/m²/year
– 2025 (Q3): 1,118 AED/m²/year
– 2025 (Q4): 1,176 AED/m²/year
– 2026 (Q1): 1,127 AED/m²/year
Similar dynamics for the area since 2020 show growth in average rents from ~520 AED/m²/year to ~1,000 AED/m²/year.
Azizi Amber delivers a rental premium to the area of around 23%. This spread is logical for a new complex.
4. ROI and fair price for an investor
Yield calculation (gross, based on DLD data, last 12 months):
– Azizi Amber (building): ROI_b — 1,189 / 13,712 ≈ 8.7%
– Al Furjan (area): ROI_b — 966 / 13,262 ≈ 7.3%
Adjustment to “net” yield, taking into account transactional and other costs (≈7–8% of price): net ROI for Azizi Amber is estimated in the range of 8.1–8.3%. For Al Furjan, net ROI is around 6.8–6.9%.
“Fair price range” for an investor targeting a 7–8% annual yield:
– For Azizi Amber: fair range — 14,863–16,983 AED/m² (calculation 1,189 / 0.08; 1,189 / 0.07)
– The actual pessimistic boundary — the current building average (13,712 AED/m²) is SLIGHTLY BELOW the “fair” range, meaning that a purchase at the current price allows you to achieve more than 8% ROI.
5. Conclusions on liquidity and outlook
– The high volume of registrations and rental contracts confirms the liquidity of Azizi Amber as a new residential building in Al Furjan.
– Comparative dynamics: over the last 4 years, prices and rents in the area have almost doubled, highlighting demand and strong investment potential in this segment.
– At the moment, based on DLD contracts, Azizi Amber offers a premium to the area both in sale prices and in average rental rates, with a confirmed gross yield above 8% on current contracts.
– For an investor, a purchase even at the current price level provides a comparable or better ROI than the area average, and above the indicative 7–8% “entry threshold” for Dubai.
– Provided rental demand and price growth rates are maintained, investment in a typical 2BR in Azizi Amber appears to be a justified choice for a balanced portfolio with a 3–5 year horizon.
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