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1. Definition of the district and data framework
The actual location of the property is confirmed by DLD data: Azizi Grand is located in the Al Hebiah Fourth district and is part of the Dubai Sports City master project. All further analysis of prices and rents is carried out strictly within this geography: comparisons are made specifically with Al Hebiah Fourth (and not Sports City as a whole).
2. Data volume and structure
For sales transactions of 2-bedroom apartments (2BR) in Azizi Grand, 19 deals have been recorded since the official registration of the project. The sales dynamics start from Q3 2024, which indicates a new building and the emergence of initial liquidity after completion and handover.
As of the analysis date, there is no DLD data on registered lease contracts specifically for 2-bedroom apartments in Azizi Grand. There is also no rental data for 2-bedroom units at the Dubai Sports City master-project level. Therefore, to estimate rental yields, a broader market was used: all apartments in residential complexes in Al Hebiah Fourth, where more than 50,000 lease contracts have been concluded over the last 12 months.
3. Price dynamics and purchase levels
The average purchase price per square metre for Azizi Grand (2BR) over the last twelve months amounted to 14,650 AED/m². The most active transactions for the project were recorded in the second half of 2024 and in 2025. The quarterly spread is quite wide, but on average the price level is stable (from 12,800 to 18,600 AED/m², with most deals in the 13,000–14,500 AED/m² range).
For comparison: the average purchase price per square metre for similar apartments in Al Hebiah Fourth over the last 12 months is 10,400 AED/m². Thus, Azizi Grand carries a premium of around 40% to the district, which is typical for new stock from a well-known developer with more modern specifications.
Over the past three years, the district has seen strong price growth: while until mid-2022 the average level hovered around 5,500–7,000 AED/m², prices have been rising actively since 2023. From 2024 the growth is particularly noticeable — the average price per m² in the district already exceeds 11,000 AED/m² in certain quarters.
4. Rental rate dynamics
There is no DLD rental data for Azizi Grand itself as of the analysis date, so the estimates are based on average market indicators for Al Hebiah Fourth across all residential apartments.
The average annual rental rate in the district over the last 12 months is 893 AED/m². This only allows for an indicative yield estimate for new buildings of a comparable class, taking into account the Azizi Grand premium.
Rental rates in the district are rising: while in 2021–2022 the level was 470–580 AED/m² per year, in 2023–2025 the averages increased to 750–900 AED/m². The current range is 740–915 AED/m² depending on year and quarter.
5. Liquidity and demand
Azizi Grand is a new project that has only just started to build a transaction track record. Over the past 1–1.5 years, the volume of deals looks stable; liquidity is being formed through resale activity immediately after VV, as well as proximity to the district’s key transport and infrastructure hubs.
Al Hebiah Fourth as a whole shows very high liquidity in both the sales and rental markets. There have been more than 20,000 sales transactions for 2-bedroom apartments over four years and more than 50,000 active lease contracts for all apartment types. The district consistently enjoys strong demand from both investors and tenants.
6. Yield comparison and fair price analysis
According to DLD, the current purchase price for 2-bedroom apartments in Azizi Grand is 14,650 AED/m²; for the district it is 10,400 AED/m².
The current average rental rate in the district is 893 AED/m²/year. A direct ROI calculation for Azizi Grand is impossible due to the lack of rental data for the building, but we can estimate the lower bound of ROI for the district:
– ROI for the district (roughly, before expenses) = 893 / 10,400 ≈ 8.6% per annum.
– For Azizi Grand (taking into account the price premium and assuming the same rental rate) ROI will be 893 / 14,650 ≈ 6.1% per annum (or lower if the building’s rental rate comes in below the district average).
Taking into account initial acquisition costs (7–8% of the price: DLD fees, brokerage, registration), the effective yield falls to about 5.7–5.9% per annum for Azizi Grand and to about 8.0% per annum for the district.
For investor guidance: to achieve a net yield of 7–8% in the Al Hebiah Fourth market at the current rental level (893 AED/m²), the “fair investment price” for the district is 11,200–12,800 AED/m². For Azizi Grand it should be higher (11,200–12,800 AED/m²), but the actual price today exceeds this range, which is typical for a new building during the primary sales phase.
7. Conclusions and outlook
Azizi Grand is a liquid new building with a significant market premium to the district. The project suits an investor who is betting on long-term capital growth driven by newness and product quality, rather than on maximising current yield. To reach 7–8% per annum on rental income, either the purchase price needs to come down or rental rates must grow faster than the district average. Al Hebiah Fourth is developing rapidly and shows consistently rising demand, which makes it attractive for long-term investment.
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