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1. Definition of the area and data structure
Actual location: the building Azizi Riviera 35 is confirmed in DLD transactions as a property in the Al Merkadh area, within the Meydan One Community master project. The analysis is based on studios (0BR) using the ‘studio’ filters and transaction and lease contract data recorded under Azizi Riviera 35.
For Azizi Riviera 35, 327 sale transactions and 325 active/current lease contracts have been identified, which allows for in-depth analysis at the building level, as well as comparison with the benchmark for the Al Merkadh area.
2. Liquidity and market volume
Over recent years, the volume of studio sale transactions in Azizi Riviera 35 has shown a wave-like pattern, but starting from 2023 quarterly activity became particularly high (for example, 71 transactions in Q4 2023, after which volatility eased to 10–12 transactions per quarter in 2024).
For rentals, since late 2023 there has been a stable and high number of new studio lease contracts — from 8 to 45 per quarter, indicating sustained demand from both investors and tenants. This is a positive sign of liquidity for a new building.
3. Price dynamics per m² and comparison with the area
For Azizi Riviera 35 (studios only):
– Average sale price per m² in the building over the last 12 months: about 18,674 AED/m².
– Average rental price per m² in the building over the last 12 months: 1,554 AED/m²/year.
– Sales dynamics: Since 2021 there have been waves of growth and decline, but the price per m² has stabilised in the 14,000–19,700 AED/m² range, with local spikes up to 24,290 AED/m² in recent quarters (individual outliers).
– Rental dynamics: Starting at around 1,340 AED/m² at the end of 2023, steadily growing to 1,620 AED/m² in the latest quarters of 2025.
For comparison, in Al Merkadh (studios only in residential apartments):
– Average sale price per m² over the last 12 months: 20,580 AED/m².
– Average rental rate per m²: 1,707 AED/m²/year.
– The area shows a similar trend: from 2020 to 2022 studio prices were stable in the 14,000–19,000 AED/m² range, and in 2024–2025 they exceed 20,000 AED/m². Rents in the area are rising, with peak values in recent quarters already reaching 1,900+ AED/m².
Thus, Azizi Riviera 35 on average sells slightly below the area average for studios, and the average rent in the building is also slightly below the area level, but the dynamics are similar.
4. Yield (ROI) assessment and fair price range
Based on prices over the last 12 months:
– Current roughly calculated yield (ROI_brutto) for the building: 1,554 / 18,674 ≈ 8.3% per annum.
– For studios in Al Merkadh: 1,707 / 20,580 ≈ 8.3% per annum.
Typical entry costs — registration, brokerage, vacancy discounting, etc. — are around 7%, which means the “net” yield (ROI_net) for Azizi Riviera 35 will be about 7.8% per annum.
Range of “investment fair value” for entry at a target yield of 7–8% based on averaged DLD data:
– For Azizi Riviera 35: 1,554 / 0.08 = 19,425 AED/m² (upper bound for 8%), 1,554 / 0.07 = 22,201 AED/m² (lower bound for 7%)
– For the area as a whole: 1,707 / 0.08 = 21,338 AED/m², 1,707 / 0.07 = 24,386 AED/m²
Comparison: the current actual price in the building is slightly below this range, meaning purchases are close to the event-adjusted fair yield level of 7–8%. To achieve a yield above 8% in the market, a discount to current prices would be required; however, the price of Azizi Riviera 35 is already slightly below the area average.
5. Conclusions and outlook
Azizi Riviera 35 is a liquid building with strong rental activity in the rapidly developing Meydan One (Al Merkadh) area. The studio market here shows high activity in both rentals and sales, with rental growth rates in 2024–2025 significantly outpacing the early 2020–2022 period.
Yields based on actual DLD data (7.8–8.3% per annum net/brutto) match the expectations of mid-tier investors, and the rate for the building is almost identical to the area average.
Current price levels are recommended to be viewed as market levels, with deviations of ±5% defining the “fair” zone for deals between investors. There is no substantial potential for excess returns; however, rents in Al Merkadh continue to grow, which supports the investment case over a medium-term horizon. It is unreasonable to expect yields above 8% without a significant price discount.
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