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1. Definition of the area and data structure
Actual location: According to DLD, the building Azizi. Iris belongs to the Jabal Ali First area and the Al Furjan master project. All further comparisons by area and master project are based strictly on these designations, without substituting the area at our own discretion.
For this building (Azizi. Iris) there are no registered transactions for 2-bedroom (2BR) apartments or any other type of flats in the DLD_transactions database. This indicates either an absence of resales, or that transactions were conducted outside the standard registration of individual units, or a specific ownership transfer structure in this building.
2. Transaction volume and dynamics in Jabal Ali First (Al Furjan)
At the Al Furjan master-project level within Jabal Ali First, more than 10,000 apartment transactions have been recorded. Over the past few years there has been a steady upward trend in both average prices per square metre and the number of transactions.
Analysis of average price per square metre dynamics:
– In 2022 the average price in the area ranged from 9,650 to 10,850 AED/m².
– During 2023 the growth rate accelerated: the average price per m² increased from 9,186 AED at the beginning of the year to 10,421 AED by year-end.
– In 2024 growth strengthened significantly: quarterly averages reached 11,250–12,530 AED/m².
– Over the last 12 months the average price across the master project stands at 13,540 AED/m².
– In 2025 (based on the quarters that have already passed) the average price is approaching 13,500–14,300 AED/m².
Thus, over 3 years (since the beginning of 2022) the price per square metre in Al Furjan (Jabal Ali First) has increased by approximately 35–40%.
3. Rental market (for Azizi. Iris and for the area)
Rental contracts (according to DLD_rent_contracts) for Azizi. Iris do exist: a total of 258 contracts have been recorded. However, there are no registered contracts specifically for 2BR units. Analysis is therefore possible only at the building level.
For Azizi. Iris:
– The average rental rate per square metre over the last 12 months is 3,070 AED/m² per year (this is an aggregate figure across all units).
– Over the last 3 years rental rates have increased substantially: while at the beginning of 2022 the average rent in the building was around 500–590 AED/m², by 2024 this figure exceeded 800 AED/m² (with some quarters above 1,000 AED/m²). Due to outliers and small sample sizes in individual quarters, deviations are possible; however, the average rental level for 2024–2025 in this building is noticeably higher than in the wider area.
For Jabal Ali First (Al Furjan):
– Over the last 12 months the average annual rent for apartments is approximately 980 AED/m².
– Rental dynamics mirror price dynamics: in 2022 the average rent was in the 605–672 AED/m² range, in 2023 it increased to 697–810 AED/m², and in 2024–2025 it has remained in the 860–1,020 AED/m² range.
4. Current price levels: comparison of the building and the area
– Sales prices: there are no transactions for Azizi. Iris, so analysis is only possible at the area level.
– For Jabal Ali First (Al Furjan): the average apartment sale price over the last 12 months is 13,540 AED/m².
– Rentals: Azizi. Iris shows an elevated average annual rent of around 3,070 AED/m², which is 3 times higher than the area-wide average (around 980 AED/m²). This gap requires checking for anomalies or data-entry errors in a number of contracts, but according to DLD the averages are as stated.
5. ROI assessment (annual gross rental income to purchase price)
– ROI for Azizi. Iris (based on the building’s average rent and the area’s average price):
– ROI_brutto = 3,070 / 13,540 ≈ 22.7% (an unrealistically high figure, likely a consequence of data errors in some rental contracts).
– ROI for the area (Al Furjan, Jabal Ali First):
– ROI_brutto = 980 / 13,540 ≈ 7.2% — for an average apartment in the area.
– Adjusted indicative yield (ROI_net), taking into account standard one-off transaction costs (7–8%): ~6.7% for the area.
– The “fair price” range for an investor targeting a 7–8% annual yield, given this rental level, would be: 980 / 0.08 = 12,250 AED/m² (benchmark for a quick sale) and 980 / 0.07 = 14,000 AED/m² (upper range for a long-term holder). The current market price per m² in Al Furjan is within this range.
For Azizi. Iris the calculated ROI comes out excessively high, which calls for additional verification of rental contracts in DLD. A realistic ROI for the wider area is considered to be around 7–7.5% per annum.
6. Liquidity and conclusions
– The secondary market for Azizi. Iris is stagnant: there are no apartment sale transactions, which reduces the objective liquidity indicators of the asset and complicates capital appreciation forecasts over a 3–5 year horizon.
– Jabal Ali First (Al Furjan) as an area shows solid demand and confident growth in both sales and rentals.
– For an investor, the most reasonable benchmark is the area’s average metrics, where a 7–8% annual yield is achievable when buying at market prices and subsequently renting out.
– Azizi. Iris currently has no proven sales track record; the building may have restrictions on sale/resale or be subject to specific corporate ownership structures.
For a conservative investor it is more advantageous to focus on assets in Al Furjan / Jabal Ali First with confirmed transaction and rental activity.
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