1. Definition of the area and data structure
Actual location: Azizi Riviera 33 (this building in the DLD database) is located in Al Merkadh, with Meydan One Community as the master project.
The DLD database shows 230 registered apartment sale transactions for this building.
For two-bedroom apartments (2BR) in this building there is valid sales data, but there is no valid rental data (no contracts for the building or for the master project), not even at the master-project level. At the wider Al Merkadh district level there are thousands of rental contracts (27,000 over the entire history), so rental benchmarking is only possible at the district level.
2. Sales analytics for the building and the district
2BR transaction dynamics over the last 2 years:
– The number of transactions in Azizi Riviera 33 is significantly below typical market volumes; deals are irregular (usually 1–2 per quarter, maximum 2).
– Dynamics of the average price per m² in Azizi Riviera 33 for 2BR:
– Q4 2023: 15,400 AED/m²
– Q1 2024: 12,611 AED/m²
– Q2 2024: 14,488 AED/m²
– Q3 2024: 11,992 AED/m²
– Q4 2024: 13,149 AED/m²
– Average price over the last 12 months: around 20,068 AED/m² (most likely a single premium transaction).
– For comparison, Al Merkadh district for two-bedroom apartments over the last year shows an average price of 20,413 AED/m². In quarterly dynamics over the last 2 years, district prices have remained in the 18,500–21,000 AED/m² range, with growth in 2023–2024.
Conclusion: in individual transactions, sale prices in Azizi Riviera 33 can be noticeably below the district average; however, in 2024 the latest significant transaction value is sharply higher (obviously a one-off case or registration of a large package).
3. Rental market analytics
For Azizi Riviera 33 and the Meydan One Community master project, the DLD database contains no confirmed rental contracts for two-bedroom apartments either over the last year or historically. There is no real rental data for this building at all. The building is likely new, with an undeveloped rental market, or transactions are taking place outside the DLD/Ejari framework (which can happen for off-plan properties).
District benchmark for Al Merkadh:
– In Al Merkadh over the last 12 months, the average annual rental rate across the entire apartment stock is 1,527 AED/m² per year.
– The dynamics of the average rent per m² show growth: from 1,184 AED/m² (Q2 2023) to 1,550 AED/m² and above in Q4 2024.
– Overall, the rental market in Al Merkadh is active, with high liquidity (more than 27,000 rental contracts in the sample).
4. Sales vs. rental comparison and yield assessment
Current levels (12‑month averages):
– Average sale price, 2BR, Azizi Riviera 33: 20,068 AED/m² (within the district range)
– Average rent, Al Merkadh (all apartments): 1,527 AED/m²/year
ROI can only be calculated at the district level due to the absence of rental data for the building:
– Gross yield (district): 1,527 / 20,413 ≈ 7.5% per annum
– After accounting for transaction costs (around 7% on top of the purchase price), the indicative net yield in the district is about 6.9–7.0% per annum
Fair price range for a 2BR to secure a 7–8% annual yield (based on district rental data):
– At 7% ROI: 1,527 / 0.07 ≈ 21,814 AED/m²
– At 8% ROI: 1,527 / 0.08 ≈ 19,088 AED/m²
Comparison: the average actual sale price in Azizi Riviera 33 (20,068 AED/m²) and in the district (20,413 AED/m²) falls within the “corridor” of fair investment pricing for a target yield of 7–8% per annum. There is virtually no premium or discount relative to the district’s market yield.
5. Liquidity and outlook
The transaction volume in the building is significantly below the district average, with irregular sales. At the same time, the district shows very high sales and rental volumes, an upward price trend since 2020, and steadily growing rental demand.
For an investor, entering Azizi Riviera 33 at a market price of around 20,000–20,500 AED/m² corresponds to the district’s average yield. The potential for further yield growth is limited: based on available data, the rental market is already close to an equilibrium level of 7–8% per annum for current entry prices.
6. Key limitations and risks
At the time of analysis, there are no confirmed real rental transactions for the building in DLD, so immediate leasing or achieving the district’s typical rental rate cannot be guaranteed. Recommendation: verify the actual achievable rental level with the property management company or owners of comparable apartments.
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