ROI analysis of apartment in Azizi Riviera 11: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD data, Azizi Riviera 11 is located in the Al Merkadh area and is part of the Meydan One Community master project. For Azizi Riviera 11, the DLD records both sales (131 transactions) and rental contracts (233 entries). This makes it possible to conduct an in-depth analysis at the level of the building itself, as well as to compare it with the district as a whole.

2. Liquidity of the property and the area

Azizi Riviera 11 regularly records both sale-purchase transactions and rental contracts. The highest sales peaks fall on 2022 and 2023, which indicates high liquidity in both the primary and resale markets. Rental statistics also show a sufficient number of deals, especially among compact studios and one-bedroom apartments, which confirms strong tenant demand for this building.

At the level of Al Merkadh as a whole, the number of transactions is significantly higher, as this is an actively developing cluster.

3. Price dynamics over 3–5 years

For Azizi Riviera 11 (average price per m²; only valid transactions):
– 2020: range of 7,200–15,000 AED/m², followed by steady growth: by the end of 2022 values reached 15,000–21,000 AED/m².
– 2023: the average price per m² fluctuated between 15,000 and 19,000 AED/m² by quarter.
– 2024 (1H): levels in the range of 12,500–19,000 AED/m².

For the Al Merkadh area, the price dynamics were as follows:
– 2020: on average 14,900–18,500 AED/m².
– 2021–2022: steady growth from 16,000 to almost 20,000 AED/m².
– In 2023–2024 the district average increased — by mid-2024 current values are at 19,000–22,000 AED/m².

Note: the range within a specific building is wider due to the large spread of transactions across periods and unit sizes. Overall, Azizi Riviera 11 has historically been slightly cheaper than the district average, but at certain points this gap has narrowed.

4. Rental analysis and distribution by apartment type

The building offers the following main apartment types:
– Studios: average size 34–36 m². Average rental rate – about 1,320 AED/m²/year.
– 1-bedroom units: average size 52–62 m². Average rent — 1,315 AED/m²/year.
– 2–3-bedroom units are less common, with average values of 1,190–1,270 AED/m²/year.

Rental dynamics (Azizi Riviera 11):
– End of 2022 — beginning of 2023: average rent 1,220–1,240 AED/m²/year.
– 2023–2024: gradual increase, with current values exceeding 1,400–1,490 AED/m²/year (the average over the last 12 months is 1,420 AED/m²/year).

Across Al Merkadh as a whole, the average rent over the last 12 months stands at 1,550 AED/m²/year: tenant expectations in the area are higher than in this particular building, which allows owners in Azizi Riviera 11 to maintain a competitive edge in pricing.

5. Key metrics for the last year

– Average sale price per m² over the last 12 months (building): 17,570 AED/m²;
– Average sale price per m² (district): 22,243 AED/m²;
– Average rent per m² over the last 12 months (building): 1,420 AED/m²/year;
– Average rent per m² (district): 1,550 AED/m²/year.

This means that Azizi Riviera 11, despite the recent price growth, remains on average 20–25% cheaper than the new district-wide arithmetic mean, while its rental level is slightly below the district average.

6. Return on investment (ROI) calculation

For Azizi Riviera 11 (building, valid data for the last 12 months):
– Gross yield (ROI_brutto) = rent / purchase price = 1,420 / 17,570 = 0.081 (8.1% per annum).
– Approximate net yield (ROI_net), taking into account transaction costs (7–8%), is ≈ 7.5% per annum.

For the Al Merkadh district:
– ROI_brutto = 1,550 / 22,243 ≈ 0.070 (7.0% per annum).
– ROI_net ≈ 6.5% per annum.

On average, Azizi Riviera 11 currently offers slightly higher potential returns (when rented at current rates) than the wider district.

7. Fair price range for an investor-buyer

To achieve a target yield of 7–8%:
– For Azizi Riviera 11 the “fair” price range is: 1,420 / 0.08 = 17,750 AED/m² (for 8%), 1,420 / 0.07 = 20,285 AED/m² (for 7%).
– For Al Merkadh the “fair” price range is: 1,550 / 0.08 = 19,375 AED/m² — 1,550 / 0.07 = 22,140 AED/m².

The current average price in Azizi Riviera 11 is at the very beginning of the “investment fair value” range, while the district average has already approached the upper boundary of this range.

8. Investor conclusions and outlook

Azizi Riviera 11 is one of the most liquid buildings in Meydan One Community. The transaction volume is substantial, rental activity is stable, and demand is concentrated in the studio and one-bedroom segment. The building allows investors to achieve a slightly higher yield than the district average thanks to a more affordable entry point with comparable rental levels.

Over a 3–5 year horizon, there is potential for a gradual convergence between the building’s prices and the wider district (narrowing of the discount), supported by rental demand. For an investor targeting balanced returns with good liquidity and limited price risk, Azizi Riviera 11 currently looks very attractive: buying at today’s levels offers a realistic chance of achieving a net yield of around 7.5% per annum, which is above the district average.

The fair price range per m² for a 7–8% yield is 17,750–20,300 AED/m². Given current market dynamics, purchasing closer to the lower/mid part of this range should allow not only for strong rental income, but also for further capital appreciation as prices move closer to the district average.

9. Limitations and important notes

All estimates are based solely on DLD data (actual concluded transactions and registered rental contracts); the dynamics and ROI figures are indicative and do not constitute a guarantee of future income. The figures are valid as of the analysis date; market conditions may change. Before making an investment decision, it is recommended to additionally assess the legal and operating costs associated with the property.