1. Definition of the area and data structure
Actual location: According to DLD, the building Azizi Iris is registered as “Azizi. Iris” and belongs to the Jabal Ali First area, master project Al Furjan. The DLD database for this asset contains data on apartment sales (including 1-bedroom units), but there have been no registered rental contracts in recent years specifically for 1-bedroom apartments in the Azizi. Iris building itself or within the Al Furjan master project. Nevertheless, for the Jabal Ali First area there is a large sample of residential rental data, which allows us to analyse general market trends for comparable properties.
2. Analysis of closed transactions and price dynamics in Azizi Iris (1BR)
There have been 14 transactions with 1-bedroom apartments in the Azizi. Iris building over the past few years, of which:
– 6 deals in 2021,
– 2 in 2022,
– 2 in 2023,
– 4 in 2025 (data for the future year may include preliminary or pre-registered transactions).
Average price per square metre dynamics for 1-bedroom units in the building:
– In 2021: around 6,314–7,015 AED/m².
– In 2022: 7,220 AED/m² in Q4.
– In 2023: 7,941 AED/m² in Q4.
– In the latest recorded quarter (2025 Q4): 10,677 AED/m².
Over the last 12 months, the average sale price per square metre in Azizi Iris (for 1BR) amounted to 10,677 AED/m². There is a clear acceleration in price growth against the backdrop of a more active market.
3. Comparison with Jabal Ali First (1BR)
Jabal Ali First has a broader pool of transactions for 1-bedroom apartments, which provides a more stable picture:
– In 2022 the average price per m²: 9,919 AED.
– In 2023: 11,655 AED (Q4), followed by further growth.
– Over the last 12 months, the average price in the area was higher than in Azizi Iris: 18,720 AED/m². This is likely driven by high activity and the presence of more premium projects in Jabal Ali First.
Azizi Iris significantly lags behind the area in terms of average price per m² — roughly 40% cheaper than the current area level. This may indicate both a certain discount for the building and the specifics of transactions in this particular property.
4. Rental market (area benchmark)
There are no confirmed rental transactions for 1-bedroom apartments in Azizi Iris or in the Al Furjan master project (in recent years). However, the data volume for Jabal Ali First allows us to assess market dynamics:
– Average rental rate in 2020–2021: 500–650 AED/m² per year.
– In 2023 rental levels grew steadily, reaching 710 AED/m² by year-end.
– In the current year the average has already reached 875–890 AED/m² per quarter (877 AED/m² over the last 12 months).
The rental market in the area is showing confident growth: in total, rates have increased by roughly 25–30% over the past two years.
5. ROI calculation and “fair” price range
We use only actual market figures from DLD for Jabal Ali First, since there is no confirmed rental data for the building:
– Average sale price per m² in the area — 18,720 AED/m² (last 12 months).
– Average annual rent per m² — 877 AED/m² (last 12 months).
Gross yield for the area (brutto): around 4.7% per annum.
If we adjust for initial costs (~7%), the potential net yield will be around 4.3–4.4% per annum.
For an investor targeting a 7–8% yield in the Jabal Ali First market, the fair purchase range would be 10,960–12,520 AED/m² (calculation: 877 AED/0.08 and 877 AED/0.07). This is significantly below the current average area price and at or slightly above the pricing levels of transactions in Azizi Iris — which makes a new entry into this building or area of limited interest for a conservative investor relying solely on high rental yields. Sellers and investors should factor in this gap between desired yield and the current market.
6. Liquidity and outlook
Azizi Iris is a liquid but not a top-tier player within Jabal Ali First: the number of new transactions per year is small, yet the building continues to act as a price benchmark for the affordable 1-bedroom segment. The overall volume of rental contracts in the area is very high, demand is stable, and rental rates are consistently rising.
Price growth in the building itself (Azizi Iris) is lagging behind the area trend; as of the latest periods, the building remains attractive for purchases below the average area price, but from the perspective of a 7–8% yield benchmark, there is no clear upside for an investor — rather, the property is more interesting for an end-user or for an investor betting on further area growth and the development of Al Furjan infrastructure.
Conclusion: Azizi Iris is a building with positive price dynamics, but without a premium to the area in terms of capital appreciation and yield. An investor can count on a relatively low entry price compared with the area, but the current ROI level across Jabal Ali First does not exceed 4.4–4.7%, which is below typical investment expectations for Dubai. The benchmark for new investments is to target a transaction price significantly below 13,000 AED/m² to secure an acceptable stable yield amid future rental rate growth.
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