ROI analysis of apartment in Azizi Riviera 19: DLD data and real deals

1. Definition of the area and data structure

Actual location:
Azizi Riviera 19 is located in Al Merkadh (per DLD data, column area_name_en), within the Meydan One Community master development. For the analysis we use only data for this area and master project. The report includes only sales and rentals of studios (0BR/Studio) in line with your filter.

Data structure and volume:
The DLD database contains about 921,000 sale transactions and almost 4.8 million rental contracts. For Azizi Riviera 19 itself, there have been 90 studio (0BR) sales recorded, and 81 studio rental contracts over the last 12 months — this is sufficient data for robust statistics both for the building and for comparison with the master project.

2. Liquidity of the property and the area

Over the past 3–4 years, studios in Azizi Riviera 19 have been selling regularly (for example, 45 transactions in 2023 and already 15 in 2024). At the Meydan One Community master-project level, sales and especially rental volumes are significantly higher (thousands of transactions and contracts), which confirms the high liquidity and strong demand for this location among mass-market investors.

In terms of rentals in the building itself, 81 contracts were signed over the last 12 months, while the master project recorded thousands. Transaction and contract volumes remain consistently high — the location is in demand both for purchase and for leasing.

3. Price and rental dynamics over 3–5 years

Sales in Azizi Riviera 19 (studios only):
• In 2020–2021 the average price per m² stayed around 15,100–15,800 AED/m².
• In 2023 there was an increase — average prices reached 16,600 AED/m² (Q4), with peaks up to 17,315 AED/m² (Q1).
• In 2024, based on recent deals, quarterly averages range from 15,580 to 18,256 AED/m².
• Over the last 12 months, the average studio sale price was 19,837 AED/m² (13 transactions). This is a notable increase compared to previous years.

For the Meydan One Community master project (studios):
• In 2022–2023 the average was 16,600–17,000 AED/m², with growth starting in 2024 (up to 20,800–21,200 AED/m² by the end of 2024).
• Over the last 12 months, the average for studios was 21,008 AED/m² (1,261 transactions). This is slightly higher than in Azizi Riviera 19, but the difference is not critical.

Rental dynamics for studios:

For Azizi Riviera 19 itself:
• In 2023–2024 the average rent per m² has been growing steadily: from 1,280–1,410 AED/m² (end of 2023 – beginning of 2024) to 1,350–1,530 AED/m² (various quarters of 2024–2025).
• The maximum recorded average quarterly rate is 1,706 AED/m² (Q1 2026), but for most of 2024 the statistics are in the 1,300–1,500 AED/m² range.
• Over the last 12 months, the average studio rent in Azizi Riviera 19 amounted to 1,546 AED/m² per year (81 contracts).

For the master project (studios):
• Rental rates are consistently higher than in the building: the average annual rate over the last 12 months is 1,655 AED/m² (3,801 contracts).
• The trend mirrors the building: a noticeable rental growth in 2024 (from 1,389 AED/m² in Q1 2024 to 1,711–1,909 AED/m² over the last five quarters).

4. Current price and rental levels (12 months) and comparison with the area

• Azizi Riviera 19 studio: average transaction price per m² over the last 12 months — 19,837 AED/m², rent — 1,546 AED/m²/year.
• Within the master project (studios): average price — 21,008 AED/m², rent — 1,655 AED/m²/year.
• Thus, Azizi Riviera 19 is selling slightly below the master-project average (around −6%); rents are also 6–7% lower, but not materially.

5. Yield calculation (ROI_brutto, ROI_net) and “fair price range”

Yield for the building (Azizi Riviera 19):
• Rough gross yield (ROI_brutto): 1,546 / 19,837 ≈ 7.8% per annum.

For the master project:
• ROI_brutto: 1,655 / 21,008 ≈ 7.9% per annum.

Adjustment for transaction costs (~7%, net yield):
• ROI_net for the building ≈ 7.3%
• ROI_net for the project ≈ 7.4–7.5%

Investment fair price range for a target yield of 7–8%:

For Azizi Riviera 19 (based on rent of 1,546 AED/m²/year):
• For a target yield of 8%: 1,546 / 0.08 = 19,325 AED/m²
• For a yield of 7%: 1,546 / 0.07 = 22,086 AED/m²

The actual average transaction price (19,837) lies within this range, closer to its lower boundary.
In the master project, prices are higher, but this is also reflected in rents. Nevertheless, in Azizi Riviera 19 an investor can currently achieve the desired 7–8% annual yield given the current price and rental dynamics.

6. Outlook and conclusions
• Liquidity is high both in terms of sales volume and the number of rental transactions.
• Price and rental dynamics show steady growth for both the building and the wider Meydan One Community location.
• Azizi Riviera 19 has historically sold at a 5–7% discount to the project average, with studio rents also slightly lower.
• ROI for both the building and the area is in the 7–8% gross range; after costs, around 7.3% net.
• From an investment perspective, the fair price for an investor is aligned with current levels — no significant discount to market is required to achieve a 7–8% yield.
• The area continues to be actively developed; transaction and rental volumes reflect strong demand, which supports a positive outlook for capital appreciation and yield preservation over a 3–5 year horizon.