ROI analysis of apartment in Azizi Riviera 20: DLD data and real deals

1. Area definition and data structure

Actual location: According to DLD, the Azizi Riviera 20 building is located in the Al Merkadh area and is part of the Meydan One Community master project.

For 1-bedroom apartments in Azizi Riviera 20, 68 sale transactions are recorded in the DLD database. This is sufficient to draw conclusions on prices and dynamics. There are no rental contracts for 1-bedroom units in this building, nor across the entire master project. Therefore, rental analytics is only possible at the Al Merkadh area level.

2. Deal frequency and dynamics for the building

The volume of transactions for 1-bedroom apartments in Azizi Riviera 20 has been growing since 2023 — up to 2022 there were only 1–4 deals in individual quarters, while the main wave of handovers and mass market entry falls on 2023–2024 (for example, in Q4 2023 there were 18 transactions at once, and in subsequent quarters of 2024 activity remains high).

3. Recent price dynamics and comparison with the area

The average price per square meter for transactions in Azizi Riviera 20 (1-bedroom apartments) over the last 12 months amounted to 17,608 AED/m².

For comparison, the average level in Al Merkadh (apartments only, 1-bedroom) over the same 12 months is higher: 20,353 AED/m².

In other words, 1-bedroom units in Azizi Riviera 20 are currently 13–15% cheaper than the area benchmark. Historically (since 2020), prices in the building were closer to the area average, but volatility is high, which may be related to a large volume of apartments coming onto the market.

4. Rental and yield analysis

There are no current DLD rental contracts for 1-bedroom apartments in Azizi Riviera 20, nor within the Meydan One Community master project. Therefore, to estimate yields and a fair price range, we can only use the average figures for Al Merkadh.

The average annual rent per m² for all residential properties in Al Merkadh over the last 12 months was 1,524 AED/m². This is a fairly high figure: the area is developing rapidly and building up rental flows (dynamics: from 1,152 AED/m² a year ago to more than 1,500 AED/m² in recent quarters).

The calculated “rough” ROI for the area, based on the latest average sale price (20,353 AED/m²) and average rent (1,524 AED/m²), is about 7.5% per annum (1,524 / 20,353).

Taking into account entry costs (around 7–8% for registration and commissions), the effective net yield is about 6.9–7% per annum.

As a reference point: with a target investor yield of 7–8% per annum, the fair purchase price range based on current area rental rates is 19,050–21,775 AED/m² (calculated from 1,524 AED/m² rent).

Current prices in Azizi Riviera 20 (17,600 AED/m²) are below this fair range, which makes the asset potentially attractive for buy-to-let, especially given the young age of the building and the inflow of tenants into the area.

5. Liquidity and conclusions

Judging by the transaction volume and high deal frequency in 2023–2024, the building is liquid. At the rental level, the area shows steady growth in rates, with the supply–demand balance tilted in favor of landlords. The lack of rental data specifically for the building does not allow for a tailored yield calculation for an individual apartment, but the area outlook is positive: the price and rent ranges are stable, and the risk of major drawdowns over a 1–2 year horizon appears low.

Azizi Riviera 20 is currently trading noticeably below the established area average, which creates an entry window both for end users and for investors targeting rental income.

6. Key limitations

All yield, payback and fair price range estimates for Azizi Riviera 20 are based on the average rent in Al Merkadh, since there are no DLD rental contracts for this building yet. It should be taken into account that the actual rent for a specific apartment may deviate slightly from the area average (±5–10%). This should be adjusted for in personal calculations, considering the characteristics of the particular unit, view, etc.

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