ROI analysis of apartment in Azizi Riviera 13: DLD data and real deals

1. Definition of the area and data structure

Actual location: Azizi Riviera 13 is unequivocally located in the Al Merkadh area and the Meydan One Community master project (according to DLD data). The report uses only verified names and filters from DLD.

Data for this building:
– The DLD database shows 223 sales from July 2020 through December 2025 (including future registrations), with the main flow of transactions in late 2022 and throughout 2023.
– In DLD_rent_contracts over the last 36 months, 287 studio rental contracts have been registered for this building (“0BR” corresponds to “studio” in DLD).

2. Liquidity and transaction volume

Sales in Azizi Riviera 13 occur on a regular basis, with the main volume falling in Q4 2022 (91 transactions). In other periods, activity is moderate but steady (3–19 transactions per quarter). Al Merkadh and the wider area show similar stability, although the concentration of new mass-market deliveries is gradually shifting towards 2023–2025.

For rentals: over the past 12 months, around 100 studio rental contracts have been concluded at this address alone, which is a very high level of liquidity for this unit type in a new building.

3. Dynamics of the average price per m² for the building and the area

Studio prices in Azizi Riviera 13 have been gradually increasing: from an average level of 11,800–13,600 AED/m² in 2020–2022 to 18,200–19,300 AED/m² according to the latest quarters. Over the last 12 months, the average transaction price for studios in this building was 19,340 AED/m².

For Al Merkadh (studios): over the same 12‑month period, the average figure is slightly higher at 20,830 AED/m², and the area’s history shows an upward trend. However, the growth rate in this particular building is faster than in the area overall.

4. Dynamics and level of rental rates

For studios in this building over the last 12 months, the average confirmed annual rent is 1,490 AED/m². For Al Merkadh, the figure is higher at 1,650 AED/m², while rental activity is very high (almost 4,000 studio contracts per year across the entire area).

By quarter: there is a steady increase in rental rates, from 1,220–1,400 AED/m² in Q2–Q4 2023 to 1,450–1,500 AED/m² in 2024 for Azizi Riviera 13.

5. Comparison “building vs area”

As of the last year, Azizi Riviera 13 slightly lags behind the area in terms of average sale price and average rent (the rental gap is about 10%, the sale price gap about 7%), but this difference is narrowing due to faster price growth in the building itself.

6. ROI and investment yield

The calculation uses only actual DLD statistics on transactions and rentals over the last 12 months:
– For Azizi Riviera 13 (studios): average purchase price — 19,340 AED/m², average annual rent — 1,490 AED/m².
– For Al Merkadh (studios): average purchase price — 20,830 AED/m², rent — 1,650 AED/m².

Rough calculation of gross yield (ROI):
– For the building: 1,490 / 19,340 ≈ 7.7% per annum
– For the area: 1,650 / 20,830 ≈ 7.9% per annum

Taking into account entry, registration and ongoing costs (7% of the purchase price), the effective net yield decreases:
– For the building: ≈ 7.2%
– For the area: ≈ 7.4%

7. Fair price range for an investor (7–8% per annum)

If the investor’s target yield for a studio is 7–8% per annum (net), then the fair price range per m² based on current rents will be:
– For the building: 1,490 / 0.08 = 18,625 AED/m² (for 8%) and 1,490 / 0.07 = 21,285 AED/m² (for 7%)
– For the area: 1,650 / 0.08 = 20,625 AED/m² (for 8%) and 1,650 / 0.07 = 23,570 AED/m² (for 7%)

Thus, the current real market is close to the “investment fair value range” for passive-income strategies with moderate risk.

8. General conclusions

Azizi Riviera 13 is a liquid building with a strong track record of price growth and a well-developed rental market. In the studio segment, the asset slightly trails the area in absolute price and rent levels, but the gap is narrowing. Liquidity in both sales and rentals is confirmed by a large number of registrations in DLD.

ROI for both the building and the area is at the upper end of the typical range (7–8% brutto/net), as confirmed by DLD contracts over the last 12 months. Expecting further rapid growth is reasonable only in the case of a broader rental upturn in Meydan One, but current metrics remain consistently attractive for a long-term investor.