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1. Definition of the area and data structure
Actual location: Azizi Riviera 35 is located in the Al Merkadh area, within the Meydan One Community master project (confirmed by the DLD transaction sample based on the building_name_en field).
2. General overview of sales and rental contract volumes
There are 323 registered sale transactions for Azizi Riviera 35 in DLD. Activity has been high over the past few years, especially since Q4 2023.
The rental contract volume for this building is also substantial — 321 contracts for Azizi Riviera 35 in the DLD_rent_contracts database alone. The dataset is sufficient for both dynamic and comparative analysis.
3. Sales dynamics and price trends
Transaction frequency and liquidity:
- Since 2021, transactions have been occurring on a regular basis, with particularly strong activity from late 2023 (90+ deals per quarter in H2 2023 and a consistent increase in 2024).
- The project has long demonstrated market liquidity, with transactions taking place at all market stages.
Average price per m² dynamics (studios):
- The average price per m² in Azizi Riviera 35 has ranged from 13,400 to 19,700 AED/m² by quarter between 2021 and 2025 (based on actual transactions, though some future dates reflect primary market registrations).
- Over the last 12 months, the average achieved price for studios stands at 17,843 AED/m².
- For comparison: the average price in Al Merkadh over the same period is higher — around 21,054 AED/m² (i.e. Azizi Riviera 35 is currently trading at a discount of roughly 15% to the area average for studios).
4. Rental dynamics and levels
Average figures for Azizi Riviera 35 (studios, last 12 months):
- The average annual rental rate is 1,546 AED/m².
- In Al Merkadh, the average rent is slightly higher at 1,685 AED/m².
Quarterly dynamics:
- The building shows a confident upward trend in rental rates: from around 1,340 AED/m² at the end of 2023 to about 1,370 AED/m² in Q2 2024, and above 1,530 AED/m² in Q4 2024 (based on current active contracts).
- The wider area is also demonstrating steady growth: from 1,200–1,300 AED/m² in 2023 to over 1,600 AED/m² in 2024.
5. Investment analysis (ROI, price levels and fair value range)
Gross yield for the building (based on DLD data, annual rental income to purchase price over the last 12 months):
- For Azizi Riviera 35, ROI_brutto = 1,546 / 17,843 ≈ 8.7% per annum.
- For Al Merkadh: ROI_brutto = 1,685 / 21,054 ≈ 8.0% per annum.
Taking into account standard transaction costs when purchasing (7–8%), the adjusted net yield (ROI_net) for the building is estimated at around 8.1–8.2% per annum, and around 7.4–7.5% for the area overall.
Range of investment fair value (for a target yield of 7–8% per annum):
- For Azizi Riviera 35, based on the latest market rents: the fair price range for a 7–8% yield is 19,325–22,089 AED/m²; current transactions are below this level (the building is trading with upside potential on price).
- For the area: the fair range is 21,061–24,070 AED/m² (at average rents), meaning the area as a whole is also trading below its theoretical ceiling.
6. Conclusions and outlook
- Azizi Riviera 35 is a liquid residential building with active sales and leasing, delivering a higher average yield than Al Merkadh as a whole.
- At the moment, the building is trading at a discount to the area (~15%), which makes it attractive for yield-focused investors.
- The market is showing steady growth in both sale prices and rental rates, supporting the long-term investment potential.
- Resale and leasing over the next 1–2 years should not pose difficulties (given the volume of concluded deals and contracts); there is positive momentum and sufficient demand.
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