1. Definition of the area and data structure
Actual location: According to DLD data based on real transactions, Azizi Riviera 23 is located in the Al Merkadh area within the Meydan One Community master project. All further comparisons with area and master-project averages are therefore valid.
Sales market: For Azizi Riviera 23, the DLD database records 263 transactions since 2020, with more than 60 deals over the last 12 months. The sample size is sufficient for a robust building-level analysis.
Rental market: For the same address, the database contains 117 rental contracts for studios, including 64 contracts over the last 12 months. This is also a sufficient sample for reliable building-level aggregates.
2. Transaction and price dynamics for the building and the area
Activity by year: Transaction activity for Azizi Riviera 23 increased sharply starting from 2023, with peak sales volume in 2024. This pattern is typical for large new projects after handover.
Average price per m² dynamics (studios, building):
In 2021–2022 the average price per m² for studios remained in the 16,300–20,000 AED/m² range, with most deals closing between 17,000–19,000 AED/m². In 2023–2024 there has been a gradual decline in the average price from 18,100 AED/m² at the end of 2023 to 15,500 AED/m² by mid‑2024, while the spread remains wide.
Size and price range for transactions over the last 12 months: Studios sold had sizes from 29–44 m², with transaction values from 410,000 to 830,000 AED. The price per m² in these deals ranged from 12,820 AED/m² to 22,575 AED/m² (with the median closer to 18,500 AED/m²).
Area dynamics (Al Merkadh, studios): The average price per m² in the area has increased significantly over the last 1–2 years: while in 2022–2023 it was in the 16,000–17,500 AED/m² range, in the 2024–2025 quarters the Al Merkadh average already exceeds 21,000 AED/m². Thus, Azizi Riviera 23 is currently trading slightly below the area average for studios.
3. Rental market for the building and the area
Average rent per m² dynamics (building, studios): Over the last 12 months, the average rental rate for studios in Azizi Riviera 23 was 1,567 AED/m²/year (a fairly stable figure based on 64 contracts). The contract range is wide: 1,100–2,200 AED/m²; most contracts fall within a narrow 1,350–1,800 AED/m² band.
Quarterly dynamics: Quarterly rental indicators show a smooth upward trend — from 1,370 AED/m² at the beginning of 2024 to 1,574–1,594 AED/m² in Q2 2025 (the current period). There are no obvious spikes.
Area rents (Al Merkadh): The average annual rental rate for studios over the last 12 months is 1,649 AED/m² (based on a large sample of 3,774 contracts). Thus, Azizi Riviera 23 rents slightly below the average area rates.
4. ROI assessment and investment fair value
Current building averages over the last 12 months:
– Purchase price (studio): 18,847 AED/m² (9 transactions)
– Rental rate: 1,567 AED/m² (64 contracts)
Current area averages:
– Purchase price: 20,928 AED/m² (1,284 transactions)
– Rental rate: 1,649 AED/m² (3,774 rentals)
Gross ROI for the building = 1,567 / 18,847 ≈ 8.3%
Gross ROI for the area = 1,649 / 20,928 ≈ 7.9%
Adjusted (net) ROI taking into account standard entry costs (≈7–8% of purchase price):
– For the building: from 7.7% (dividing by 1.08) to 7.8% (dividing by 1.07)
– For the area: from 7.3% to 7.4%
Fair price range for a target yield of 7–8% per annum (building, studios):
– 1,567 / 0.08 = 19,587 AED/m² (for an 8% yield)
– 1,567 / 0.07 = 22,386 AED/m² (for a 7% yield)
– Actual (building): 18,847 AED/m² (below this range — the market offers a slightly higher yield to the investor)
Fairness of the current price: The building’s market level is slightly below the 7–8% ROI investment range, giving the investor a “premium” to yield. At the same time, new transactions in the area are already moving beyond the target range (price growth in the area is outpacing rental growth).
5. Conclusions on liquidity and outlook
– Azizi Riviera 23 shows high liquidity — both in sales and rentals;
– The potential for further price growth is constrained by the current premium to the wider area, but its attractiveness as an income-generating asset remains — the building’s ROI is slightly above the market average;
– Al Merkadh is developing faster than the broader market, as reflected in 2024 transaction price growth and strong rental activity;
– The building rents studios slightly below area levels and is also cheaper than the area average in price per m². For an investor, the building remains attractive for capital preservation and, to a reasonable extent, for resale over a 2–3 year horizon.
Related Articles
- How to sell an apartment in Dubai in Prime Residency 3 – analysis 2026
- ROI analysis of apartment in SEVENTH HEAVEN: DLD data and real deals
- ROI analysis of apartment in ALEF NOON RESIDENCE: DLD data and real deals
- How to sell a home in Dubai in Binghatti Gateway – analysis 2026
- ROI analysis of apartment in GRAND HORIZON 1: DLD data and real deals
