ROI analysis of apartment in Azizi Riviera 3: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to unique values in the DLD database, Azizi Riviera 3 is located in Al Merkadh, within the master project Meydan One Community. The analysis includes only transactions for studio apartments (0BR), which matches the specified filter.

The DLD database records 245 transactions for the building, of which 143 are for studios. Over the past 12 months, there have been 14 sale transactions for studios and 89 new rental contracts (studios) in the building.

2. Transaction and price dynamics

Sales, activity and dynamics for the building
Over the past 4 years there has been a sharp increase in the number of studio transactions: the peak falls on 2024–2025 (75–25 studio deals per year, a significant share of the building’s total turnover). The market is saturated with new transactions, most of which are primary sales from the developer.

Average price per square metre for studios in Azizi Riviera 3:
– Over the last 12 months: 19,584 AED/m² (14 transactions, a sufficient sample to assess the short‑term price trend).
– Quarterly range in recent years: from 13,400 to 21,000 AED/m², with typical values for 2023–2025 in the 15,000–20,000 AED/m² range.
– For comparison: the average over the last 12 months for studios in Al Merkadh is 20,745 AED/m² (based on 1,213 transactions), meaning the building is slightly cheaper than the area benchmark.

Price dynamics in the area (Al Merkadh, studios):
– A clear price increase over the last 2 years: from ~16,500–17,000 AED/m² in 2022–2023 to 19,000–21,000 AED/m² in 2024–2025.
– Volumes are very high — in several quarters around 1,000 transactions per quarter, indicating high liquidity of primary stock and stable investor demand.

3. Rentals: rates, dynamics, liquidity

For Azizi Riviera 3, 213 new rental contracts for studios have been recorded (89 in the last 12 months).
– Current average rental level for studios over the last 12 months: 1,495 AED/m²/year.
– For Al Merkadh: 1,654 AED/m²/year (based on 3,564 contracts per year, so the district rental market is extremely liquid and statistics are robust due to large samples).
– Rental dynamics show a sharp increase in rates as new buildings are handed over (for both the building and the area, average studio rents in 2021 were ~750–950 AED/m²/year, rising to 1,200–1,600 AED/m²/year in 2023–2024).
– The DLD database does not cover daily/short‑stay or furnished rentals.

4. ROI, comparative analysis and “fair price”

Comparing current purchase prices and rents over the last 12 months allows us to estimate the approximate yield (ROI_brutto) for studios:

For Azizi Riviera 3:
– Average purchase price: 19,584 AED/m²
– Average rent: 1,495 AED/m²/year
– Gross yield: 1,495 / 19,584 ≈ 7.6% per annum

For Al Merkadh:
– Average purchase price: 20,745 AED/m²
– Average rent: 1,654 AED/m²/year
– Gross yield: 1,654 / 20,745 ≈ 8.0% per annum

After adjusting for total entry costs (DLD fee, broker, registration, vacancy and service costs), the actual “net” ROI will be 7–8% lower than the nominal gross:
– Approximate figure: 7.6% / 1.07 ≈ 7.1% per annum for Azizi Riviera 3
– For the area: 8.0% / 1.07 ≈ 7.5% per annum

An investment‑grade price range for a buyer targeting a 7–8% yield (current rent / desired yield) for the building:
– at 1,495 AED/m², the fair purchase price that delivers a 7–8% yield is 18,687–21,357 AED/m²
– The actual average market purchase price in the building lies within this range — the market is balanced for an investment strategy.

5. Overall assessment and liquidity

– Both Azizi Riviera 3 and Al Merkadh show extremely high transaction and rental turnover — excellent liquidity for studios in the mass‑market segment.
– The building is attractive for investors: appealing yields, a deep rental market, and solvent demand that has remained stable for 2 years.
– Price and rental growth are constrained by the large‑scale delivery of new buildings (competition is high, but demand is also strong).

6. Summary

Azizi Riviera 3 is a typical new residential building for rental‑focused investment in the rapidly developing part of Meydan One Community. The building is slightly below the area level in terms of AED/m² transaction prices, rents are slightly below the area average, and yields are close to the market “fair” level and in line with mass‑market investor expectations (7–8% brutto, 7–7.5% net after costs). Liquidity is high, and all sales and rental indicators are supported by large DLD data samples. The 3–5 year outlook is sustainably investment‑grade, given ongoing area development and strong demand for compact rental units.