1. Definition of the area and data structure
Actual location: according to the DLD database, the building Azizi Riviera 38 belongs to the Al Merkadh area and the Meydan One Community master project. This is confirmed by actual transactions at this address. The analysis uses data only for this building and this area in line with the DLD filters.
2. Dynamics and structure of sale and purchase transactions
In total, there have been 43 transactions for 2-bedroom apartments in Azizi Riviera 38, of which only 1 transaction took place in the last 12 months. The transaction volume for the building is low, which is typical for new properties and indicates that the project is either still entering the market or has low secondary-market liquidity. Stagnation or limited presence on the secondary market is also possible for off-plan properties.
The monthly and quarterly dynamics of the average price per m² for 2-bedroom apartments in Azizi Riviera 38 have fluctuated: the overwhelming majority of transactions occurred in Q2 2021, after which activity in the building was extremely low, and new deals appear only sporadically. The range of the average price per m² over the last 3 years is from 15,200 to 18,900 AED/m², and over the last 12 months (based on the single transaction) it is 16,593 AED/m².
Across the Al Merkadh area as a whole, there have been 762 transactions for 2-bedroom apartments over the last 12 months, with an average price of 20,383 AED/m², which is noticeably higher than in Azizi Riviera 38. The dynamics for the area are more stable and show average values of 19,000–21,000 AED/m² in 2023–2024, with an upward trend towards mid-2024.
Thus, based on the latest recorded transactions, Azizi Riviera 38 is significantly cheaper than the area average — the discount to the area level is on average 15–20%.
3. Rental segment
For Azizi Riviera 38 and directly for the Meydan One Community master project, there are no valid registered rental contracts for 2-bedroom apartments in the DLD over the last 12 months (under the mandatory filters: residential-use, size, payment, etc.). This is typical for new properties, many of which have not yet entered the real rental market, or their data have not yet been entered into the registry. Accordingly, it is impossible to make any reliable estimates of average rent, yield, or a fair price range for the building itself and the master project.
Across the entire Al Merkadh area, the rental contract volume over the last 12 months is very high (more than 9,600 contracts for apartments of all types — one of the largest samples in Dubai), and the average rental rate in the area is 1,525 AED/m² per year. Quarterly dynamics over the last 2 years show rental growth from 1,150–1,350 at the beginning of 2023 to 1,525–1,550 AED/m² at present.
4. Assessment of ROI and the range of “fair prices”
Since there are no valid rental data for Azizi Riviera 38 for the last 12 months, it is impossible to calculate either the ROI for this building or a fair price range for an investor (for example, with a target yield of 7–8% per annum) — any such calculations without a DLD base would be unreliable.
For the Al Merkadh area, with an average purchase price for 2-bedroom apartments of 20,383 AED/m² and an average rent of 1,525 AED/m², the ROI_brutto is ~7.5% (1,525 / 20,383). Taking into account typical entry costs (about 7–8% on top of the purchase price), the actual ROI_net at the area level is around 6.9–7%. To secure a yield of 7–8% per annum in the area, the “fair” investor price range is 19,062–21,786 AED/m² (calculation: 1,525 divided by 0.08 and 0.07). The market price in the area falls within this corridor, so market balance is maintained.
5. Final analytics and prospects
Azizi Riviera 38 is characterized by very low secondary-market liquidity and the absence of a clear base of long-term rental contracts — it is impossible to rely on building-specific data. The Al Merkadh area, by contrast, is marked by high demand: numerous transactions for 2-bedroom apartments, steady price growth, active leasing, and high occupancy of the residential stock. However, the price level in this building is statistically lower than the area average (which may be attractive to an investor-buyer as a discounted entry point), and this requires additional verification of the condition of specific apartments, the actual completion quality of the project, and the occupancy process.
For investors targeting a yield of around 7–8% per annum, Azizi Riviera 38 may potentially offer a discount on the average entry price, but liquidity risk is critical here: it is safer to focus on neighboring properties with a more extensive rental track record, or to wait until Azizi Riviera 38 itself reaches the stage of mass leasing.
6. Conclusions
It is not possible to analyze the yield level and “fair” price for the building due to the absence of valid rental contracts in the DLD. At the area level, yield and market equilibrium are at a balanced level of 7–7.5% gross yield. A purchase in Azizi Riviera 38, if considering only the purchase price, may be more advantageous than the area average, but any decision requires additional analysis of the specific unit and its actual liquidity/lease-up prospects.
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