1. Definition of the area and data structure
Actual location: According to DLD, the Azizi Park Avenue building belongs to the Nad Al Shiba First area and the Meydan Racecourse Community master project. All analysis below is based strictly on these parameters.
2. Liquidity of the property and the area
For Azizi Park Avenue (2-bedroom apartments), at least 60 transactions have been registered over the entire registration period, with the main volume falling in 2024 (38 deals in Q1, 6 in Q2, 9 in Q3, 2 deals each in Q4 2023 and Q4 2024, and 3 contracts already in Q1 2025). This confirms the high liquidity of the new project and the sustained interest from investors and end users.
Overall in Nad Al Shiba First, the volume of rental transactions is very high: DLD records more than 10,000 active lease contracts across all residential categories.
3. Price dynamics for 2BR in the building, master project and area
For Azizi Park Avenue:
– The average sale price per m² (2-bedroom units) over the last 12 months was about AED 14,400.
– For 2023–2024 there is noticeable volatility: from a peak of AED 14,785/m² (Q4 2023) to a decline in mid-2024 (AED 10,300–11,400/m²) and a new upswing (around AED 11,500/m² already in 2025).
– Average prices are significantly lower than in the master project.
For the Meydan Racecourse Community master project:
– Last 12 months: average 2BR price – AED 19,570/m².
– Dynamics since 2020: a clear, steady increase from AED 8,000–10,000/m² (2020–2022) to AED 14,000–14,500/m² by the end of 2023 and further growth to AED 20,700/m² at the beginning of 2026.
Nad Al Shiba First shows similar dynamics, as the master project occupies a significant part of the area.
Conclusion: Azizi Park Avenue is currently selling noticeably cheaper than other 2-bedroom apartments in the master project and in the wider area.
4. Rental dynamics and levels in the area
For the building and the master project there are no direct DLD data on actual rental contracts for 2BR units — neither for the building itself nor for the entire Meydan Racecourse Community. This is typical for new/relatively new projects at the early sales stage.
The closest available benchmark is Nad Al Shiba First (all apartments: flats, residential):
– Average rent in the area (all apartments): AED 866/m² per year (Q2 2024), with steady quarter-on-quarter growth.
– Over the last 12 months, rental levels have increased from AED 760–810/m² to AED 925–930/m².
– At the start of the apartment cycle (2021), rents were around AED 600/m²; now the increase is almost 40%.
For 2-bedroom apartments, the level is likely to be slightly above this area-wide average, but there are no clear, confirmed DLD data specifically for 2BR.
5. ROI (investment yield) and “fair prices” for an investor
Analysis at the “specific building” level is not possible due to the lack of up-to-date DLD data on rentals in Azizi Park Avenue itself and even within the master project. All of the indicators below are based on transactions in Nad Al Shiba First and cannot be guaranteed to extrapolate to your property.
Calculations for the area:
– Average purchase price (2BR, last 12 months): about AED 19,400/m².
– Average rent (last 12 months): about AED 925/m².
– Approximate gross ROI for the area: about 4.8% per annum.
– Net ROI (including 7–8% transaction and associated costs): about 4.4–4.5% per annum.
– Fair price range for an investor targeting 7–8% per annum: AED 11,560–13,210/m². Purchases above this range are economically justified only if you are counting on further capital growth in the area.
The market price of Azizi Park Avenue (AED 14,400/m² over the last 12 months) is closer to the upper end of the “fair range” and significantly below the area average (by almost AED 5,000/m²), which indicates a potential entry premium and the possibility of price alignment as the building enters the real rental market. However, when calculating yield based on the current actual rental levels in the area, the investment logic of buying at market price looks restrained (ROI below the desired 7–8%).
6. Final conclusions and recommendations for the investor
– Azizi Park Avenue is a highly liquid asset in a fast-growing mixed-use area. Transaction volume and buyer demand are high.
– At present, prices for 2-bedroom apartments are noticeably below the rest of the master project and the area as a whole.
– Based on actual DLD data (using the area as a proxy rather than the specific building), an apartment currently generates around 4.5% net per annum after costs. For the investment yield to reach the desired 7–8%, the purchase price needs to be at least 15–20% below the current market level.
– The growth in rental rates in the area supports expectations of further demand and rental yield expansion; however, the lack of transparent rental statistics for the specific building in DLD is a factor of uncertainty and risk when projecting future income.
– For speculative or long-term capital growth strategies, the asset is attractive due to its discount to the broader market and high liquidity. For a conservative “rental income” investor, the price looks at the upper edge of what can be justified.
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