ROI analysis of apartment in Azizi Riviera 32: DLD data and real deals

1. Area definition and data structure

Actual location: According to DLD transaction records filtered by the building name Azizi Riviera 32, the property is located in the Al Merkadh area, within the Meydan One Community master project. All further comparisons with the area and the master project are based solely on these official DLD data.

For Azizi Riviera 32 there are 309 registered sale and purchase transactions. In Al Merkadh there are over 33,900 transactions recorded, which indicates a highly liquid area. Rental contracts for the building total 275 (by comparison, almost 26,000 for the area).

2. Analytics for 2-bedroom apartment sales

For 2-bedroom apartments (2BR) in Azizi Riviera 32, the transaction volume dynamics are recorded for three quarters: one contract in Q1 2022, six in Q4 2023, and one in Q1 2024. This points to a rather limited number of secondary 2BR sales in this particular building.

Average price per m² dynamics for Azizi Riviera 32 (2BR):

Q1 2022: about 17,100 AED/m²,
Q4 2023: approximately 12,830 AED/m²,
Q1 2024: again around 17,100 AED/m².

Quarterly averages fluctuate due to the very small sample size; in practice we are talking about 1–6 transactions per quarter.

For comparison, across all 2-bedroom apartments in Al Merkadh the market has shown a more stable trend:

In 2022 the average price per m² ranged between 17,150 and 19,300 AED,
In 2023 — 18,100–20,100 AED/m²,
In recent quarters there has been growth towards 20,100–21,000+ AED/m².

The average price for 2BR in the area over the last 12 months is about 20,140 AED/m².
For Azizi Riviera 32 itself, it was not possible to calculate an aggregated figure for the last 12 months due to an insufficient number of valid transactions in this window: the data for the past year are not enough for reliable statistics.

3. Rental market (2BR — all levels)

For both Azizi Riviera 32 and Al Merkadh, none of the statistics for 2-bedroom apartments revealed valid annual contracts with both unit size and rental rate specified (they are either missing or did not fall under the filter “Residential, 2 bed rooms, area >10 m², amount >1,000 AED” for the last 12 months). In other words, based on objective DLD data for the past year, it is not possible to calculate an average rental rate per m² either for the building or for the area in a strict 2BR breakdown.

4. Liquidity and demand assessment

Azizi Riviera 32 is one of the more actively traded assets in Meydan and Al Merkadh, as evidenced by the overall transaction volume for both the building and the area. However, the secondary 2BR market is very limited (only a few deals per quarter). Demand for real estate in the area is high, but specifically for 2-bedroom apartments in Azizi Riviera 32 the open DLD market is currently illiquid.

5. Price dynamics over 3–5 years

In Al Merkadh, 2-bedroom apartments show a stable/upward trend: from 2020 to 2025 prices per m² have moved from ~14,300 to ~21,000 AED/m², supported by a broad data set. For Azizi Riviera 32, the scatter is explained by the small number of data points.

6. Market comparison and current price range

Two-bedroom apartments in Azizi Riviera 32 (based on isolated transactions) show local dips (Q4 2023 — a drop to ~12,800 AED/m²), but overall remain within the area’s price range. By the end of the period, the average area price per m² for 2BR is higher than the building’s indicative level.

7. Rental rate and return calculation (ROI)

According to DLD data, there is no necessary information on actual rental rates per m² for 2-bedroom apartments either in Azizi Riviera 32 or in Al Merkadh as a whole over the last 12 months. This makes it impossible to calculate the yield level and determine a “fair price” aligned with a target return of 7–8% per annum.

8. Investor conclusions

Azizi Riviera 32 is located in a liquid, actively developing area. Average prices per m² for the asset are within or slightly below the area averages, but 2BR statistics on the building’s secondary market are extremely fragmented. Liquidity for this unit type in the building is low, with only isolated secondary transactions.

It is not possible to assess rental yield or calculate a fair investment price range based on objective DLD data (there are no aggregated rental transactions for the comparison period). It is advisable to analyse the internal micro-sample dynamics for the building and the broader area trends, but one should not expect clear market supply and demand for 2BR in Azizi Riviera 32 over the coming year without robust rental benchmarks.

Prospects over a 3–5 year horizon depend on the further development of Meydan and Al Merkadh: the sustained growth trend in recent years generally supports investor interest in the area, but the building will remain relatively high-risk in terms of secondary resale and transparency of rental cash flow for 2-bedroom apartments.