1. Definition of the area and data structure
Actual location: according to the DLD database, Azizi Riviera 26 is located in the Al Merkadh district, within the Meydan One Community master project. All calculations and comparison benchmarks are based on this data. The sample of transactions and lease contracts is built on the building name (Azizi Riviera 26) and apartment type — studio (0BR).
2. Liquidity and transaction structure
A total of 257 studio transactions in Azizi Riviera 26 have been recorded for the entire period (from the first deal on 13.02.2020 to the latest on 13.01.2026). The volume of new deals and contracts for both the building and the district is distinctly high: over the last 12 months alone, dozens of studios have changed hands, and actual transactions continue through the current year. This confirms the excellent liquidity of the complex and the strong appeal of the product for both investors and tenants.
3. Price dynamics per m² (purchase of studio apartments)
The dynamics of the average price per square metre over the last 5 years for the building are as follows:
– In 2020, transactions were closing at 14,200–15,000 AED/m².
– In 2021–2022, the average level was 15,500–16,000 AED/m².
– From 2023, prices have been rising: from 15,800 to 17,100 AED/m².
– Over the last 12 months (up to July 2024), the average purchase price of a studio in the building was about 19,267 AED/m², which is equal to or slightly below the corresponding figure for Al Merkadh (20,685 AED/m²) and noticeably below the benchmark for the Meydan One Community master project (21,030 AED/m²).
Overall, studios in Azizi Riviera 26 are priced below the average level for both the master project and the district, which is favourable for an income-focused investor.
4. Rental rate dynamics
The DLD database shows stable volumes of lease contracts for Azizi Riviera 26 (more than 40 studio contracts over the last 12 months, with the dynamics increasing as the project handover progresses). The average actual rental rate for the same period in the building reached 1,612 AED/m²/year, which is slightly below the district average (1,651 AED/m²/year) and a bit below the master-project level (1,661 AED/m²/year).
In a month-by-month breakdown for the last four quarters for Azizi Riviera 26, rental rates show growth: from 1,320–1,350 AED/m² in summer–autumn 2024 to peaks of 1,600–1,740 AED/m² closer to the end of the year and the beginning of 2025.
5. Building vs district comparison, yield (ROI)
– Average studio purchase price over 12 months for the building: 19,267 AED/m²
– Benchmarks: master project 21,031 AED/m², district 20,686 AED/m²
– Average studio rental rate for the building: 1,612 AED/m²/year
– Benchmarks: master project 1,661 AED/m²/year, district 1,651 AED/m²/year
Gross studio yield (ROI_brutto) for the building: 1,612 / 19,267 = 8.37% per annum
For the district ROI_brutto: 1,651 / 20,686 = 7.98%
For the master project ROI_brutto: 1,661 / 21,031 = 7.90%
For investor entry guidance: taking into account general initial costs (around 7%), net yield is reduced to approximately 7.7–7.8% for the building (ROI_net ≈ 7.76%), and to 7.4–7.3% for the district and the master project.
Fair investment price range (for a target yield of 7–8%):
– For Azizi Riviera 26: 1,612 / 0.08 = 20,150 AED/m² — 1,612 / 0.07 = 23,029 AED/m². The current market price (19,267 AED/m²) is now slightly below the fair investment range for a target ROI of 7–8%, which makes the asset attractive for investment even given the current rental market.
– For Al Merkadh district: 20,638–23,587 AED/m² (the current market is slightly below the lower bound of the range; there is investment potential, but it is limited).
– For the master project: 20,763–23,729 AED/m².
6. Summary conclusion
Azizi Riviera 26 is an actively traded (liquid) asset with transparent, robust price dynamics for both sales and rentals of studios. The building’s average prices and rents are still below the levels of the district and the master project, which provides investors with a safe entry point and a high yield of 7.7–8.4% as of mid-2024. In terms of market yield, the discount versus the district is minimal, while compared to Meydan One Community the difference in price/rent is even more pronounced in favour of an investor-owner in Azizi Riviera 26.
The market is showing steady growth in both prices and rental rates; portfolio investments in similar studios look justified in terms of liquidity (there is demand for both sales and rentals) and yield. The “fair price” range for a target ROI of 7–8% at the current stage does not cap the potential capital appreciation of the asset — the discount to the upper bound of the range is 8–16%.
Related Articles
- ROI analysis of apartment in OXFORD BOULEVARD: DLD data and real deals
- ROI analysis of apartment in DESERT SUN TOWER: DLD data and real deals
- How to buy a property in Dubai in Eden House The Canal – analysis 2026
- ROI analysis of apartment in OXFORD BOULEVARD: DLD data and real deals
- How to sell an apartment in Dubai in Oceana Atlantic – analysis 2026
