1. Definition of the area and data structure
Actual location: According to DLD, the building Azizi Riviera 37 is located in the Al Merkadh area, within the Meydan One Community master project, and the project itself is also called Azizi Riviera 37. Transaction and rental data for the building, the master project, and the area are available in the database, and the sample size is sufficient for statistical analysis and comparison.
2. Liquidity assessment, transaction volumes and demand
In total, 278 transactions for Azizi Riviera 37 have been registered in DLD. For the Al Merkadh area alone, there have been over 34,000 transactions, which indicates high liquidity and strong demand for this location among buyers of both off-plan and completed apartments. For rentals in this specific building, there have been 245 valid annual contracts over the period of operation, which also confirms real demand, relatively high occupancy, and tenant interest in this particular stock of units, not just in the wider area.
3. Price dynamics for 2-bedroom apartments over 3–5 years
The following average sale prices per m² for 2-bedroom apartments in Azizi Riviera 37 have been recorded (by quarter):
– End of 2020 — around 16,400 AED/m²
– H1 2021 — 17,300 AED/m²
– 2023 — range of 15,900–18,200 AED/m² across different quarters
– Q2 2024 — 16,900 AED/m²
For comparison, the dynamics in Al Merkadh (2-bedroom apartments) were as follows:
– 2020: 14,300–17,200 AED/m² (quarterly volatility)
– 2021: 17,100–17,300 AED/m²
– 2022: approximately 17,150–19,300 AED/m²
– 2023: a sharp increase to 20,100 AED/m² by year-end
– 2024: stabilization at 19,000–21,000 AED/m²
Thus, from 2021 to 2024 the area has shown a steady increase in the average price per square meter, and in 2023–2024 the price level in the area turned out to be more stable and even higher than in this particular building (Azizi Riviera 37).
4. Average market price and rent over the last 12 months
Average transaction price per square meter over the last 12 months (2-bedroom apartments):
– Azizi Riviera 37: 16,717 AED/m²
– Al Merkadh: 20,350 AED/m²
Average annual rent per square meter (over the last 12 months):
– Azizi Riviera 37: 1,526 AED/m²/year
– Al Merkadh: 1,525 AED/m²/year
In terms of rental level, the building almost exactly tracks the area average, while in terms of sale price it is noticeably cheaper than the benchmark.
5. Rental dynamics and rate distribution
In Azizi Riviera 37, over the last several quarters the average annual rental rate for apartments has been steadily increasing: from 1,295 to 1,639 AED/m²/year. This is a significant trend, typical for the entire area, where rents have almost doubled since 2021. Al Merkadh shows similar levels and a consistent increase from ~850 AED/m² in 2022 to 1,550–1,638 AED/m² in 2025 (current contracts).
6. ROI calculation and comparison with the “fair price”
Calculated gross ROI over the last 12 months (based on current figures):
– Azizi Riviera 37: 1,526 / 16,717 = 9.1% per annum (gross)
– Al Merkadh: 1,525 / 20,350 = 7.5% per annum (gross)
What this means for an investor:
– Azizi Riviera 37 is noticeably more attractive than the market average in terms of yield: it is cheaper, while rents are in line with the area, delivering a high ROI.
– However, transaction costs must be taken into account (DLD fee, broker, other costs — in total about 7–8% at entry). Net yield at the same rental levels will be:
– For the building: ~8.4–8.5% per annum (1,526 / (16,717 * 1.08))
– For the area: ~6.9–7.0% per annum
The “fair price range” for an investor targeting 7–8% per annum (excluding capital appreciation):
– For Azizi Riviera 37: range of 19,075–21,800 AED/m² (arithmetic: 1,526 / 0.08 and 1,526 / 0.07)
– Actual current price for the building: 16,717 AED/m² (significantly lower).
– For the area: similarly, the fair price range is 19,062–21,786 AED/m² with an actual price of 20,350 AED/m², meaning the market is already close to capitalization “fair value”.
This means that apartments in this building are currently trading CHEAPER than this fair range — the yield buffer for new buyers is above the norm for the area.
7. Liquidity assessment and outlook
Liquidity for both the building and the area is high — the large number of transactions and lease agreements confirms stable demand for both purchase and rental. The upward trend in rents further strengthens investment appeal. The lag in the building’s average price versus the area creates an opportunity for additional price growth or for achieving higher yields than in comparable properties in Al Merkadh.
According to DLD data, Azizi Riviera 37 is currently one of the best choices for a yield-focused investor, especially compared to the area average. The upside potential for price growth is higher than the average for Al Merkadh, given conservative and stable rental income.
8. Conclusion
Azizi Riviera 37 is a liquid, in-demand residential complex with above-market yields at a discounted capitalization price and with the potential to catch up with the area’s price per m² while maintaining strong rental demand. Based on this report, the building is a benchmark for investors seeking an attractive “entry price / yield” balance in the Meydan One / Al Merkadh zone over a medium-term horizon (3–5 years).
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