1. Definition of the area and data structure
Actual location: According to DLD data, Azizi Riviera 35 is located in Al Merkadh and is part of the Meydan One Community master project. All further comparisons and benchmarks are calculated specifically for this area and master project, based on confirmation from the database.
For Azizi Riviera 35, the DLD database records 87 sale transactions for one-bedroom apartments (1BR) over the entire observation period. Data for sales analysis is available, while there have been no rental contracts for this building itself over the past 12 months.
2. Dynamics and level of purchase prices
The frequency of transactions reflects a steadily increasing interest in the building, with the highest activity observed in selected quarters of 2022, 2023 and 2024. Over the past 12 months, the average sale price for 1BR units in this building amounted to 20,768 AED per m². The comparable average level for Al Merkadh over the same period is 20,502 AED per m².
The dynamics of the average price per m² for 1BR in Azizi Riviera 35 have been wave-like: from a range of 15,100–19,000 AED/m² in 2021–2023 to levels of 20,000–21,400 AED/m² in certain quarters of 2024–2025, which is in line with the overall trend for the area. The district shows steady growth from 14,900 AED/m² (2020) to more than 20,000 AED/m² (2024–2025).
Comparing the building and the area, prices for one-bedroom apartments in Azizi Riviera 35 are very close to the average market values in Al Merkadh, sometimes slightly ahead of them and sometimes marginally below.
3. Rental rates and rental market dynamics
According to DLD, there have been no recorded 1BR rentals (or any valid rental contracts with specified area and rate) in Azizi Riviera 35 itself over the past 12 months. Across the Meydan One Community master project, the average annual rent per m² over the last 12 months was 1,574 AED. For Al Merkadh, the comparable figure is 1,525 AED per m².
The dynamics in both the area and the master project are clearly upward: back in 2021 the average rental rate was at 650–850 AED/m², by the end of 2023 it had reached around 1,350 AED, and in 2024 it stands at 1,500–1,600 AED/m². This reflects rapidly growing interest in the area and its new positioning in the rental market.
4. Liquidity, demand, summary
The transaction volume for Azizi Riviera 35 supports the conclusion of good liquidity: quarterly dynamics show regular sales, there are no failed periods, and the volume of new contracts remains consistently present. The area as a whole also demonstrates a large volume of rental transactions and steady growth in rental rates, despite the absence of data specifically for Azizi Riviera 35 (which is objectively typical for new/off-plan projects, newly handed-over buildings, or slow registration of leases in the DLD database).
5. ROI (gross and net), fair price for an investor
Since there are no confirmed rental contracts with valid area and rate for Azizi Riviera 35, it is not possible to calculate the building’s ROI based on open DLD data. However, the master project and the area can be used as the closest proxy for a potential “investment scenario”:
– Average sale price per m² in the area over the past 12 months: 20,502 AED.
– Average rental rate (area): 1,525 AED/m² per year.
– Thus, the gross yield for the area is about 7.4% (1,525 / 20,502).
Taking into account standard transaction costs (approximately 7% of the purchase price), the equivalent net yield will be around 6.8–6.9% per annum. This is an indicative estimate for a conservative scenario.
If an investor targets a yield of 7–8% per annum, the fair purchase price range, given current rental levels, is from 19,000 to 21,800 AED/m². Current market transactions for Azizi Riviera 35 and for the area fall within this range, meaning the gap between the purchase price and the “investment-justified price” is minimal, and the transaction volume confirms liquidity. No discount to the market is required to achieve a 7–8% return.
6. General conclusions
Azizi Riviera 35 is a liquid asset in a fast-developing area with a high share of new projects, where both sale prices and rental rates have been steadily growing over the past 3–4 years. Prices in the building are in line with the average levels for the area, confirming the absence of any significant premium or discount relative to the location. The lack of rental contracts for the building itself is explained by its specific life-cycle phase — a new project where rental registrations are only just starting to appear at scale.
Both investors and sellers should focus on the area’s yield benchmark — 7–7.5% gross at current price/rent levels. The market does not require overpaying or offering an additional discount. The 3–5 year outlook, taking into account macro trends, is positive — transaction volumes and rising rates confirm sustained demand.
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