1. Definition of the area and data structure
Actual location: According to open DLD data, transactions for Azizi Riviera 21 are unequivocally assigned to the Al Merkadh area, Meydan One Community master project. All further comparisons are based on this area.
Data availability and structure:
– For Azizi Riviera 21 and specifically for 2-bedroom apartments (2BR), DLD records show 155 sale transactions, which allows for a confident analysis of price dynamics and levels.
– For apartment rentals (including 2BR) in this particular project, there are no current rental contracts in open DLD data, which is typical for new/just‑handed‑over properties.
– To analyse rental rates and yields, the full set of residential contracts for the Al Merkadh area has been used — this is a valid methodology for an indicative benchmark given the absence of precedent rental deals for this specific building.
2. Transaction and price dynamics
The frequency of transactions for 2BR units in Azizi Riviera 21 shows activity from 2021 to the present. From 2023 onwards, there is a clear increase in the number of sales, especially in 2024 — this reflects both the introduction of the property to the market and investor interest in new residential stock in Meydan One Community.
The dynamics of the average price per square metre for 2BR units in Azizi Riviera 21 show significant fluctuations:
– In 2021–2022, average values remained in the range of 15,000–20,000 AED/m².
– 2023 showed a spread from 12,200 to 16,600 AED/m², and in 2024 there is a range from 7,700 to 17,100 AED/m² by quarter (this reflects the impact of individual outlier transactions, possible assignment deals or different handover phases).
– Over the last 12 months, the average sale price for 2BR units in the building has been recorded at 17,700 AED/m², which is slightly below the average level for Al Merkadh (20,600 AED/m²).
For Al Merkadh, for apartments (Flat, Residential), there is a stable positive trend: since 2021 prices have risen from ~16,600 to 21,000 AED/m² (Q3–Q4 2024). On average, as projects are fully handed over, prices in the area are rising faster than in the specific project Azizi Riviera 21, which is explained by the effect of primary sales/assignments with discounts in new phases.
3. Rental rates and yield
For Azizi Riviera 21 and the project as a whole, rentals are practically absent in open DLD data — no 2BR rental contracts have been identified, therefore any direct estimates of rental rates and yields for this particular building are impossible on a data‑driven basis.
For Al Merkadh, over the last 12 months the average annual rental rate across all apartment formats is 1,534 AED/m² per year. There is a clear upward trend in rates: from ~800 AED/m² in 2021 to 1,550+ AED/m² in 2024, especially after the commissioning of new complexes. This confirms stable tenant demand and the attractiveness of the area for both short‑term and long‑term leases.
ROI and fair price range
– Actual ROI for the building cannot be calculated — there is no rental data for 2BR units in this building.
– For the area, the investor’s gross yield at the new price levels is: ROI_brutto_area = 1,534 / 20,574 ≈ 7.5% per annum.
– Taking into account transaction costs on entry (7–8%), the “net” yield ROI_net will be around 7.0–7.1%.
– Interval analysis: the fair price to achieve 7–8% per annum in the area is 1,534 / 0.08 = 19,175 AED/m² (minimum) and 1,534 / 0.07 = 21,914 AED/m² (maximum).
– With current secondary market prices (17,700 AED/m² for the building and 20,600 AED/m² for the area), this means that buying in Azizi Riviera 21 can already provide an investor with a yield slightly above the area average, and liquidity will only strengthen as the area matures.
4. Conclusions: liquidity and outlook
– In terms of sale transaction volume for Azizi Riviera 21 (2BR), liquidity is high, especially at the handover stage.
– In rentals, the building is not yet represented in DLD statistics; however, rental dynamics in the area show stable growth, which is favourable for a future buy‑to‑let investor.
– Current prices in the building are slightly below the area average; there is potential for this discount to narrow as Al Merkadh reaches the stage of a mature residential cluster.
– The area is considered one of the youngest, in a phase of accelerated growth in rental rates and capital values, but going forward a moderation of growth rates should be expected.
– Azizi Riviera 21 is a quality investment product from a buyer’s perspective: when purchasing below the area average, one can expect yields of 7%+ per annum with low liquidity risk over a 3‑year horizon, especially in the context of a stabilising rental market.
Related Articles
- Buying Property in the UAE: How to Choose Real Estate, Work With Agents and Understand Prices in Dubai
- ROI analysis of apartment in VICTORIA RESIDENCY: DLD data and real deals
- ROI analysis of apartment in Azizi Riviera 39: DLD data and real deals
- ROI analysis of apartment in SUNCITY HOMES: DLD data and real deals
- Fujairah Real Estate and Infrastructure: Strategic Outlook for UAE and Dubai-Focused Investors
