1. Definition of the area and data structure
Actual location:
According to the DLD database, Azizi Riviera 39 is located in the Al Merkadh area within the Meydan One Community master project. The names in your request fully match the DLD data, which allows us to conduct further analysis both for the wider area and for the specific building.
Data structure:
The DLD database records 228 sale transactions for Azizi Riviera 39 and at least 155 rental contracts (for the entire period, with filters applied for genuine residential leases). This provides a solid basis for deep and reliable analysis at both building and area level.
2. Liquidity and transaction volume
Transactions for 2-bedroom apartments in Azizi Riviera 39 have been recorded since 2021 (almost every quarter). Over just the last 12 months, dozens of deals have been registered, confirming high liquidity of the asset at the occupancy stage. On the rental side, the project also shows a steady flow of new contracts and renewals.
3. Price per square meter dynamics for the building and the area
For 2-bedroom apartments in Azizi Riviera 39, the average price per m² by quarter over 2021–2025 evolved as follows:
— In 2021–2022 the price consistently stayed in the 14,500–17,500 AED/m² range.
— In 2023–2024 there was a minor correction followed by growth: from 14,900 AED/m² in spring 2023 to 23,000+ AED/m² by spring 2025.
— Over the last 12 months, the average price for 2-bedroom units has been around 21,980 AED/m².
The average price in Al Merkadh also shows a stable upward trend:
— At the beginning of 2021 the average level was around 16,500 AED/m²,
— In 2022 – around 17,000–19,000 AED/m²,
— In the recent quarters of 2024–2025 the area reached 20,600–21,000 AED/m², comparable to the building.
Thus, Azizi Riviera 39 is currently trading with a small price premium to the area average over the last year (+~6.5%).
4. Rental rate dynamics and levels
For Azizi Riviera 39, the average rent per m² across all apartment types over the last 12 months is 1,530 AED/m² per year. It is not possible to isolate an accurate rate specifically for 2-bedroom units based on the current data (DLD does not differentiate these values within your filter), but the overall pattern is typical for new developments: in 2023–2025 the average effective rate reached 1,300–1,600 AED/m², increasing as occupancy improved.
In Al Merkadh, the average annual rent per m² over the last 12 months was about 1,524 AED/m², with a clear upward trend over the past two years — from ~1,150 AED/m² at the beginning of 2023 to ~1,520 AED/m² in 2024–2025.
5. Comparison of liquidity, prices and rents
– The building delivers a steady flow of sale and rental transactions; liquidity is excellent for the contemporary segment.
– In terms of price per m², Azizi Riviera 39 is comparable to other modern residential projects in Al Merkadh and maintains a small premium.
– Rental levels for the building and the area are similar, with a slight advantage for the project (1,530 vs. 1,524 AED/m²).
6. ROI and fair price for an investor
Indicative figures for the last 12 months:
– Purchase price in Azizi Riviera 39: ≈ 21,982 AED/m²
– Market rent: ≈ 1,530 AED/m² per year
Gross yield (ROI) at building level:
1,530 / 21,982 ≈ 7.0% per annum
For the area: 1,524 / 20,624 ≈ 7.4% per annum
Net yield after standard entry costs (taxes, commissions, registration, vacancy — total -7%):
– For Azizi Riviera 39: 7.0% / 1.07 ≈ 6.5%
– For Al Merkadh: 7.4% / 1.07 ≈ 6.9%
Price range for an investor targeting a 7–8% annual yield:
– Investment fair value for the building: 1,530 / 0.08 = 19,125 AED/m² (8% yield); 1,530 / 0.07 = 21,857 AED/m² (7% yield).
– The current market price (21,982 AED/m²) falls within this range, indicating high market transparency for this yield level. There is no strict need for a discount, but a deal at the upper boundary of the fair range provides around 7% gross ROI at entry.
7. Conclusions on outlook
Based on the analysis:
– The asset is liquid, with stable demand for both rent and purchase; there is no “non-sellability” risk for a standard 2-bedroom unit.
– The 3–5 year market trend shows moderate, steady growth in both prices and rents (the increase in rental rates is particularly notable, supporting yields even as prices rise).
– The current entry point is within a fair range for an investor targeting 7–8% annual returns, which is considered a very competitive level for new residential projects in Dubai.
– In terms of yield, there is no significant advantage over the area average, but there is also no underperformance.
Azizi Riviera 39 is a typical flagship building within its micro-location; its metrics for prices, rents and liquidity are fully aligned with current market conditions in Al Merkadh, Meydan One and the broader segment of modern residential complexes.
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