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1. Definition of the area and data structure
Actual location:
The Azizi Riviera 21 building is officially located in the Al Merkadh district, within the Meydan One Community master development. All further comparisons will be made using this district.
Search queries show that under the filter “Azizi Riviera 21 + 2-bedroom apartments” in DLD there are both transactions for this specific building and representative series for the Al Merkadh district and the Azizi Riviera master project.
2. Transaction volume, frequency and liquidity
The DLD database records a stable volume of sales of 2-bedroom apartments in Azizi Riviera 21 in recent years. From 2021 to 2024, this filter shows individual transactions in almost every quarter: from 1 to 7 deals per quarter, with an increase in frequency from 2023. This indicates growing liquidity as the project is completed and units enter the market. The Al Merkadh district is also characterized by very high turnover in both sales and rentals.
3. Purchase price dynamics over 3–5 years
For Azizi Riviera 21 (2-bedroom units), the average transaction price per m² during 2021–2024 has been highly volatile: from a low of around AED 7,700/m² (individual deals) to peaks of AED 23,100/m², with an average level over the last 12 months of AED 16,650/m². Periodic spikes up and down are explained by the small number of transactions in certain quarters and a wide spread in unit sizes and specifications.
Across Al Merkadh as a whole, the average price for residential apartments (analysis of the entire segment, not only Azizi Riviera) has fluctuated over the last 2–3 years between AED 16,800 and 21,000/m². The district’s average over the last 12 months is AED 20,440/m², which is 23% higher than the average sale price in the building under review (2-bedroom units).
This directly indicates that Azizi Riviera 21 is positioned slightly below the district’s average price level, most likely due to its more mass-market segment.
4. Rentals: level and dynamics
For the building and the master project under the “2-bedroom” type, no valid rental contracts have been registered in DLD over the last 12 months (the sample is empty). Accordingly, it is not possible to operate with an individual rental rate for the building/project.
However, in the Al Merkadh district, apartment rentals show very rapid and steady growth. Over the last 4 years, the average rental rate for apartments has almost doubled: from AED 700–750/m² in 2020 to AED 1,540/m² over the last 12 months. Quarterly dynamics show a smooth increase: AED 1,150–1,210/m² at the beginning of 2023, and AED 1,350–1,550/m² in 2024.
The volume of rental contracts in the district is enormous (up to several thousand per quarter in 2024), confirming extremely high demand and liquidity.
5. Comparison of price levels and yields
— Average sale price of 2-bedroom apartments in Azizi Riviera 21 over the last 12 months: AED 16,650/m².
— Average sale price in Al Merkadh (apartments): AED 20,440/m².
— Average rent in the district: AED 1,540/m²/year.
6. ROI and fair price
– For Azizi Riviera 21, calculating rent and yield is not possible due to the absence of confirmed rental contracts in DLD for 2-bedroom units. Any figures referring to yield for this specific building would be unfounded.
– For the Al Merkadh district (apartments):
– Gross ROI = 1,540 / 20,440 ≈ 7.5% per annum.
– Net ROI (including +7% acquisition costs): approximately 7.0% per annum.
– Fair price range for an investor targeting a 7–8% yield: AED 19,250–22,000/m² (calculated based on a rental rate of AED 1,540/m²). The current market level (AED 20,440/m²) is quite close to this range, which confirms a balanced local market and high competition.
– In Azizi Riviera 21, the price is close to the lower edge of the investment range (AED 16,650/m²), which potentially makes the asset attractive for long-term acquisition against the backdrop of consistently high rental levels in the district.
7. Conclusions and outlook
– Liquidity: very high in both sales (stable transaction activity for the building and the district) and rentals (up to 2,000–3,000 contracts per quarter in the district);
– Dynamics: the rental market is on the rise; sales in Al Merkadh show growth and resilience, while within Azizi Riviera 21 price volatility remains high;
– Yield: across the district, yields of around 7–7.5% per annum before expenses are recorded — a strong level for the investment segment of new developments;
– Risks: the absence of current rental contracts for the building itself negatively affects predictability; nevertheless, the district is stable in terms of demand and pricing.
– Potential: Azizi Riviera 21 trades at a discount to the district average and is located in a fast-growing infrastructural zone, so its long-term prospects, given a well-timed purchase, look positive.
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