Skip to content
1. Definition of the area and data structure
Actual location: according to DLD, AZIZI NEILA is located in the Jabal Ali First district and belongs to the Al Furjan master project. For all market comparisons, the correct benchmark is specifically the Jabal Ali First district and the Al Furjan master project.
Available data volume and liquidity: for AZIZI NEILA, 106 transactions have been registered across all units, of which at least 39 sales of 1-bedroom apartments (1BR) have been confirmed (broken down by years 2024–2025). This is a sufficient volume for sales analysis. For rentals, DLD has no information on leased units in this building or on 1-bedroom apartments within the Al Furjan master project. To analyze rental rates and yields, we have to use averaged figures for the entire Jabal Ali First district (without breakdown by apartment type).
2. Analysis of sales dynamics and pricing
Transaction frequency: the peak of sales activity in AZIZI NEILA falls in 2025 (34 transactions for 1-bedroom apartments, 5 in 2024). This is typical for new buildings at handover, when most sales occur in the year of completion.
Dynamics of average price per m² in the building:
– Q4 2024: 13,964 AED/m²
– Quarters of 2025: fluctuations from 13,039 to 15,052 AED/m². The average price over the last 12 months is 14,171 AED/m².
Dynamics of average price per m² in the district (Jabal Ali First, 1-bedroom only):
– In 2022–2023 the average level was 9,600–11,600 AED/m².
– From 2024 a growth trend is visible: 11,984–13,032 AED/m², followed by a sharp jump in 2025 (20,877–23,895 AED/m²; these values may be driven by new projects or outliers and should be interpreted with caution).
Last 12 months: the average purchase price per m² in AZIZI NEILA is 14,171 AED/m² (actual building data), while in Jabal Ali First it is 18,722 AED/m² (across all 1-bedroom units; within 2025 there are extreme outliers).
Over the last 12 months, AZIZI NEILA is about 24% cheaper per m² than the district average, which may represent an attractive entry point for an investor, provided that rental levels and overall liquidity support the yield.
3. Rental market dynamics and levels
For AZIZI NEILA and the Al Furjan master project, DLD has not registered a single rental contract for 1-bedroom apartments over the last 12 months — this is common for new complexes at the initial occupancy stage (data may appear later as Ejari registrations are completed). Statistically fixing the market rental level for the building is not possible.
For Jabal Ali First (all apartment types), the average annual rental rate over the last 12 months is 877.5 AED/m² (including all residential units >10 m² and valid contracts, not only 1-bedroom apartments).
It is not possible to trace rental dynamics by quarter due to the lack of breakdown by apartment type and low data granularity (refining the dynamics would require separate analysis based on other data sources).
4. Yield (ROI) and fair price range assessment
– For the building, yield cannot be calculated: DLD has no rental data either for the building or for Al Furjan in the 1BR segment — rent-to-value and ROI calculations are impossible without official data on actual rental contracts.
– For the district (Jabal Ali First, all apartments): the valid average rent is 877.5 AED/m² per year. With a purchase price of 18,722 AED/m², the district’s gross yield is 4.7%. After accounting for transaction costs (around 7%), the potential net yield drops to ~4.4% per annum.
– The “fair price range” for a 7–8% yield (based on the average rental level in Jabal Ali First) is from 10,969 to 12,536 AED/m². The current market level in Azizi Neila (14,171 AED/m²) is still above this corridor, but significantly below the district’s average sales price, which potentially leaves room for capital growth if demand increases and rental rates reach market levels.
5. Conclusions, liquidity outlook and recommendations
– Liquidity: AZIZI NEILA shows stable transaction turnover, indicating solid interest at the start of occupancy. Overall, Jabal Ali First is a developed district with large-scale development, where both sales and rentals occur regularly, pointing to good overall location liquidity.
– The price gap between the building and the district may create “upside potential” once rental liquidity is realized — however, there is no official rental data for the building at the time of analysis.
– Even at district level, ROI is clearly below classic investment expectations for Dubai (less than 5% per annum “on entry” given current prices and rental market), and calculations for the building are impossible due to the absence of Ejari data.
– To achieve a target yield of 7–8% per annum, the required price range per m² for an investor is significantly below current market levels in Azizi Neila (and especially below the district average).
– From a methodological standpoint, it is reasonable either to wait for DLD rental contracts for the building to update ROI calculations, or to focus on liquidity and capital appreciation potential versus the district, rather than on cash yield.
Related Articles
- ROI analysis of apartment in Royale Residence 1: DLD data and real deals
- How to sell an apartment in Dubai in Nobles Tower – analysis 2025
- ROI analysis of apartment in Creek Edge Tower 1: DLD data and real deals
- How to sell a home in Dubai in Princess Tower – analysis 2025
- ROI analysis of apartment in Pearls by Vision: DLD data and real deals
