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1. Definition of the area and data structure
Actual location: According to the DLD database, Azizi Riviera 10 belongs to the Al Merkadh area and the Meydan One Community master project. The data for this building is well represented for both sales and rentals (over 180 transactions and 120+ rental contracts for studios). The analysis is based strictly on these verified parameters.
2. Price dynamics and purchase levels
Over the past 3–5 years, around 189 transactions have been registered for studios in Azizi Riviera 10, which is a representative sample. The average price per m² in the last 12 months for this building was about AED 17,240, noticeably below the Al Merkadh average for studios (around AED 20,630 per m² over the same period).
Quarterly price dynamics for the building: In 2022 there was a sharp jump in the average price per m² as the project was handed over and keys were delivered (up to AED 15,500–17,000/m²). In 2023–2024 volatility persisted (from AED 14,700 to 17,800/m² by quarter). On average, the building trails the area benchmark by roughly 15–20%, which may reflect both its current life‑cycle stage and seller profiles (partly investors renting out completed studios).
Across the area as a whole, the average price per m² for studios has been rising: from AED 15,500–17,000 in 2022 to AED 19,000–21,000 by mid‑2024.
3. Rental dynamics and levels
Over the past 12 months, a sufficient number of studio rental contracts have been concluded in Azizi Riviera 10, with an average annual rental rate of about AED 1,500 per m² (for the area as a whole — AED 1,670 per m² over the same period).
Dynamics for the building: in 2022–2024, average rental rates increased from AED 1,130–1,250/m² (2023) to AED 1,450–1,550/m² in 2024–2025. In Al Merkadh overall, the growth trend is similar, but absolute values are slightly higher (AED 1,210/m² at the beginning of 2023, AED 1,700/m² in H2 2024 – H1 2025).
4. Benchmarking and liquidity
Azizi Riviera 10 shows high liquidity for both sales and rentals of studios. Studios account for a significant share of total transaction volume, and this is supported by a large sample of rental contracts. Rental activity remains strong, and vacancy in this segment is minimal.
Studios in this building trade at a discount to the area on a price‑per‑m² basis (roughly 15–20% cheaper). Rental rates are also slightly below the area average, but the gap is small (around 10%). This points to strong tenant appeal (competitive rents with modern new infrastructure) and potentially an attractive entry point for investors focused on high yields and stable demand.
5. Yield (ROI)
— For Azizi Riviera 10 (studios):
• Average transaction price per m² (12 months): AED 17,240
• Average annual rent per m² (12 months): AED 1,502
• Gross yield (ROI_brutto): 8.7%
— For Al Merkadh (studios):
• Average transaction price per m² (12 months): AED 20,632
• Average annual rent per m² (12 months): AED 1,674
• Gross yield (ROI_brutto): 8.1%
Taking into account transaction costs (sale + acquisition ≈ 7–8%), after adjustment:
• Net yield (ROI_net) for the building — approximately 8.1–8.2%
• For the area — 7.5–7.6%
6. “Fair price range” for an investor (target yield 7–8%)
Based on current rents in the building, to achieve a 7–8% annual yield, the “investment‑fair price” range for a studio is:
• AED 18,775 – 21,456 per m² (rent_psm_home_12m / 0.08 and / 0.07 respectively)
The average actual market price (AED 17,240/m²) is below this range, meaning studios in this building are currently trading at an 8–10% discount to the “investment‑justified” price for a 7–8% ROI target.
7. Investor takeaways
Azizi Riviera 10 is a highly liquid building with steady demand, a solid volume of sales and rental transactions, all fully confirmed by open DLD data. Studio prices here are below the area average, while gross rental yields are even higher than the typical level for Al Merkadh. The building is attractive for an investor targeting a stable 8%+ yield, with additional capital appreciation potential driven by the broader upside of Meydan One. Over the next 3–5 years, stable demand and further rental growth are likely, while the price discount to the wider area may gradually narrow.
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