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1. Definition of the area and data structure
The actual location of Azizi Aura Residences is the Jabal Ali Industrial Second district, within the Down Town Jabal Ali master project. All factual analytics are based on DLD (Dubai Land Department) data specifically under these identifiers.
2. Liquidity, transaction volume and demand
Over the last 4 years, more than 50 sale transactions with 2-bedroom apartments (2BR) have been registered in Azizi Aura Residences, which is a solid secondary market indicator for the Jabal Ali Industrial Second segment. There have been over 1,400 rental contracts across the entire building since 2021; separate data for 2BR units is limited, but the overall apartment pool is large enough to draw statistically sound conclusions for the building.
3. Purchase price dynamics for 2BR apartments in the building and in the district
The average price per m² for 2-bedroom apartments in Azizi Aura Residences over the past 12 months is about AED 10,800/m². This is 19% lower than the Jabal Ali Industrial Second district average (approximately AED 13,350/m² over the same period for 2BR units).
The average price has fluctuated significantly in recent years: the building has seen both dips (below AED 8,000/m²) and sharp spikes (above AED 12,000/m² in 2024). At the district level, the trend is also mixed, but smoother.
4. Market rental rates
The average annual rent for apartments (all layouts combined; separate statistics for 2BR are limited) in Azizi Aura Residences over the past 12 months amounted to AED 1,198/m², which is noticeably higher than the district’s average rental rate (for all apartments the district shows AED 5,042/m²; this suggests a possible error or outliers in the DLD database, since the usual level for Jabal Ali Industrial Second is 2–2.5 times lower than sales prices per m²). On a quarterly basis, rents in the building have been steadily increasing over the last 3 years, adding 10–20% per year.
5. Yield (ROI) and investment fair price range
Fact: for Azizi Aura Residences, for all apartments, the gross ROI (ROI_brutto) calculated as (rental rate per m² / sales price per m², based on the last 12 months) is about 1,198 / 10,818 ≈ 11.1%.
Net ROI (ROI_net, taking into account all transactional costs of 7–8%) is around 10.3–10.4% per annum.
An investment fair price corridor has also been calculated for a target yield of 7–8% per annum:
• For a 7–8% yield, based on the current average rent (AED 1,198/m²/year), the fair purchase price lies in the range of approximately AED 15,000–17,000/m².
• The actual transaction price (AED 10,818/m²) is below this range, meaning that at the time of analysis the project’s yield for an investor is above the typical market target.
• For the district: a similar calculation is not possible due to the abnormally high average rental rate across the entire DLD database for the last 12 months (AED 5,042/m²/year; this is clearly an outlier or a classification error).
6. Comparison with the district and investment conclusion
Azizi Aura Residences appears to be a highly profitable product compared to the district and nearby new developments: purchase prices are below the district average, rents are consistently high, and demand and transaction dynamics are solid. For an investor, the risk/return profile is attractive, provided current rental demand is maintained and the management company ensures high occupancy.
7. 3–5 year outlook
Moderate growth in both prices and rental rates is expected to continue, driven by the overall trend of rising rents in Jabal Ali Industrial Second and limited competing supply. The main risks are a potential rental correction in the event of a large influx of new projects and further price volatility on the DLD secondary market.
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