1. Area definition and data structure
Actual location: according to the DLD database, the building Azizi Riviera 29 belongs to the Al Merkadh area and is part of the Meydan One Community master project. The full range of analysed data is based entirely on DLD: the system records 13 transactions in this building for 2-bedroom apartments (2 b/r). In future, if aggregated analytics at the area or master-project level is required, these are the administrative parameters that will be used.
2. Apartment sales in Azizi Riviera 29 and in the area
Data for the building (2-bedroom):
- A total of 13 transactions have been recorded for the building, broken down by quarter from 2021 to 2024. Over the last 12 months there have been no confirmed transactions in the building (there is no statistics to calculate an up-to-date price per m² for the last year).
- Historical dynamics of the average price per m² for 2-bedroom apartments in the building: from 2021 to 2024 the average price was in the range of 10,500–13,900 AED/m², without a clearly pronounced upward or downward trend, but also without consistently high levels.
Benchmark for Al Merkadh (2-bedroom, a much larger sample — hundreds and thousands of transactions each quarter):
- The average price per m² in Al Merkadh over the last 12 months was 20,400 AED/m² (742 transactions), which is significantly higher than the price levels for Azizi Riviera 29 over the entire analysed period.
- Area dynamics for 2020–2024: long-term growth to 21,000 AED/m² by the end of 2024, starting from approximately 14,300 AED/m² at the beginning of 2020. This reflects a strong upward trend at the area level, despite price stagnation in the building itself.
3. Rental and yield
It is not possible to analyse rental contracts for the building: the DLD database has no registered current rental agreements for 2-bedroom units (or for any apartments at all) in Azizi Riviera 29 over the last 12 months.
For Al Merkadh it was not possible to directly obtain rental statistics specifically for “2 bed rooms” over the last 12 months (there are no confirmed DLD deals at the typology level). However, aggregate statistics for all apartment rentals in the area over the last 12 months (all types) is available:
- The current average effective annual rental rate for the entire area is 1,526 AED/m² (9,253 contracts).
- Over the last 2–3 years, rents in the area have increased substantially: from 850–1,100 AED/m² in 2021–2022 to 1,350–1,600 AED/m² in 2024 according to quarterly dynamics.
4. ROI and “fair price”
It is not possible to calculate the current ROI for the building or the master project, since there are no current rental contracts for Azizi Riviera 29 in DLD (and not even for the “2 bed rooms” segment in general over the past year). For Al Merkadh, based on the average sale price per m² (20,400 AED/m²) and rent (1,526 AED/m²) over the last 12 months, the indicative gross ROI is about 7.5%.
Adjusting to net ROI, taking into account entry costs at the level of 7–8% (DLD and broker – 4+2%, organisational – 1–2%), reduces the actual yield to roughly 7% per annum. The fair purchase price for a target yield of 7–8% at the area level is in the range of 19,075–21,800 AED/m². The current market in the area fully matches this range, indicating a stable balance between supply and demand.
5. Liquidity and 3–5 year outlook
The volume of sales and rental contracts in Al Merkadh is extremely high, which indicates strong liquidity of the area for investment. Although there is virtually no data on rentals and transactions in Azizi Riviera 29 over the past year (the building may be relatively new or in an off-plan/transitional stage), the area as a whole shows strong price and rental trends, forming a positive investment outlook over a 3–5 year horizon.
However, it is important to note: if yield is critical, ROI assessment and “fair purchase price” benchmarks for Azizi Riviera 29 can only be based on area-level indicators, not on building-level data, since there is no valid DLD statistics for Azizi Riviera 29.
Conclusion: prices in the building are noticeably below the area benchmark, but its share of overall liquidity is extremely small. Any discount or premium is likely to arise only at the level of individual deals, not at the market level. For investment purposes, yield assessment should reliably be based only on data for Al Merkadh.
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