Skip to content
1. Definition of the area and data structure
Actual location: In the DLD database, the building AZIZI NEILA is classified as being in the Jabal Ali First area, master project Al Furjan. The project is uniquely identified by the name “AZIZI NEILA”. All comparative figures and area-level benchmarks below are based strictly on data for this area.
There are 104 registered sale transactions for the building in the database, of which 39 are for 1-bedroom apartments (1 b/r). This provides a sufficiently large sample to analyse sales dynamics. There are no valid 1-bedroom rental contracts in the DLD either for AZIZI NEILA itself or within the Al Furjan master project. Across Jabal Ali First as a whole, however, the volume of rental contracts in recent years has been very high (over 143,000 since 2020), so the subsequent analysis of rental rates and yields is carried out at the area level.
2. Transaction dynamics for the building and the area
Transactions for 1-bedroom apartments in AZIZI NEILA:
The majority of transactions were registered in 2024 and 2025 (given that the database includes some “future” dates, the focus of the conclusions is on the latest available quarters of 2024 and the entire period of 2025). Activity is high: each quarter there were between 5 and 11 transactions involving 1-bedroom apartments in AZIZI NEILA. This indicates good liquidity for a new building both at handover and as it becomes occupied.
3. Sales analysis — price dynamics and price per square metre
Average price per m² for 1-bedroom apartments (1 b/r) over recent quarters:
– Azizi Neila (building):
– Q4 2024: 13,964 AED/m²
– Q1 2025: 13,039 AED/m²
– Q2 2025: 14,867 AED/m²
– Q3 2025: 14,111 AED/m²
– Q4 2025: 15,052 AED/m²
– Jabal Ali First (area, 1 b/r):
– Q4 2024: 13,032 AED/m²
– Q1 2025: 12,562 AED/m²
– Q2 2025: 13,523 AED/m²
– Q3 2025: 20,877 AED/m²
– Q4 2025: 24,538 AED/m²
Average price per m² over the last 12 months:
– AZIZI NEILA (building, 1 b/r): 14,130 AED/m²
– Jabal Ali First (area, 1 b/r): 18,487 AED/m²
In recent quarters, the price per m² in AZIZI NEILA has remained slightly below the area average. This may be due to a high share of mass-market transactions (including from the developer at handover stage) or somewhat lower brand recognition compared with the most liquid new projects in the area. It is important to note the increase in the area-wide indicator in 2025 — most likely the database reflects advance payments for off-plan properties with higher underlying costs.
4. Rental market and yield (ROI) analysis
For AZIZI NEILA (and for the entire Al Furjan master project), there are currently no recorded long-term rental contracts for 1-bedroom apartments in the DLD, which is typical for new buildings — rental supply usually appears en masse 6–12 months after handover, as residents start moving in.
Across Jabal Ali First as a whole, over the last 12 months the average annual rent for all residential apartments (without breakdown by unit type, as there is no separate data for 1-beds) amounted to 877 AED/m². Rental dynamics since 2020 show steady growth: from 500–600 AED/m² in 2020–2022 to the current 800–880 AED/m², with occasional spikes above 1,000 AED/m² in individual quarters, which are not typical for the mass market.
5. Liquidity comparison and outlook
– AZIZI NEILA shows sales liquidity significantly above the area average among new projects — a typical example of a well-absorbed mid-market building at construction and handover stages.
– The rental market for the building has not yet formed, but the high level of sales activity points to the prospect of a rapid stabilisation of rental rates as occupancy grows, especially against the backdrop of strong in-migration into Al Furjan/Jabal Ali First.
– At the area level, Jabal Ali First is characterised by stable rental demand with consistently rising rates in recent years, confirming the attractiveness of the location for investors.
6. ROI and investment fairness
– For AZIZI NEILA it is not yet possible to calculate an accurate ROI and a fair price range, as there is no 12‑month rental data for 1-bedroom apartments in the DLD.
– For Jabal Ali First (all apartments):
– ROI_brutto: 877 / 18,487 ≈ 4.7% (average yield for a typical purchase/long-term lease)
– ROI_net after accounting for initial costs (≈7%) is around 4.4%
– A fair investment price range for a target yield of 7–8% per annum should lie between 10,962 and 12,528 AED/m² (877 / 0.08 and 877 / 0.07). The current market price for the building is slightly above this range, and for the area as a whole it is significantly higher — therefore, to achieve a 7–8% yield, it only makes sense to buy with some discount to the current average market price.
Final conclusions
– AZIZI NEILA is a modern building with strong liquidity among new projects in Al Furjan. Current sale prices are slightly below the area average.
– There is still no DLD rental data for this building, so it is not yet possible to assess the yield for an investor on a specific 1-bedroom unit. The only reference point for now is consolidated data for the wider area.
– The average yield in the area (Jabal Ali First) at current prices does not reach a typical investment target (around 5% instead of 7–8%), so a rational investor will focus on negotiating a discount or selecting specific units that can command a higher rental rate.
– Recommendation: wait for the rental market for the building itself to form and, if the asset is of interest, continue monitoring as the first long-term contracts appear.
Related Articles
- How to buy an apartment in Dubai in SOL Avenue – analysis 2025
- The Most Expensive Villas in Dubai: Locations, Features and Investment Potential
- ROI analysis of apartment in Sonate Residences by Condor: DLD data and real deals
- ROI analysis of apartment in Cayan Tower: DLD data and real deals
- Top 10 Property Management Companies in Dubai
