1. Definition of the area and data structure
Actual location: According to open DLD data, Azizi Riviera 39 is located in Al Merkadh, within the Meydan One Community master project. The assessment is based on 1-bedroom apartments identified as “1 b/r” in sale and purchase transactions.
2. Liquidity of the property and the area
Over the entire period, 78 sale and purchase transactions have been registered for 1-bedroom apartments in Azizi Riviera 39. The highest activity occurred in 2024 (especially in Q2), when more than 30 such transactions were recorded in a single quarter. Recently, a steady pace has been maintained: over the last 12 months a significant number of deals have been concluded, confirming good liquidity of the building on both the primary and secondary markets.
The Al Merkadh area as a whole is characterized by high rental liquidity: more than 27,000 active contracts over the entire period (however, for this particular building and master project, DLD does not yet show any registered rental contracts for 1-bedroom apartments — this is typical for newly completed projects).
3. Price dynamics over the last 3–5 years
Azizi Riviera 39
The average price per square meter for 1-bedroom apartments has increased noticeably since the start of sales:
– In 2021–2022 the range of average prices was 15,000–18,000 AED/m².
– In 2023 there was a temporary spike in dispersion (prices ranged from ~8,000 to 17,000 AED/m²), reflecting the completion of the construction phase and handover.
– In 2024 the average level stabilized and moved into the 17,000–18,000 AED/m² range by quarter.
– Over the last 12 months the average price has been recorded at 19,844 AED/m².
Al Merkadh area (1-bedroom apartments):
– Over the same period, the average price in the area stands at 20,327 AED/m².
– In 2021–2023 prices in Al Merkadh grew from the 16–19k range to above 21,000 AED/m² by 2024.
– The dynamics of the building and the area generally coincide; however, the building is currently 2–3% cheaper than the area average.
The distribution of unit sizes and prices in the building is fairly compact: most 1-bedroom transactions fall within 46–54 m², with a price per square meter from 16,000 to 22,000 AED/m², while some individual deals exceed 24,000 AED/m² on smaller units.
4. Assessment of current rental and investment yield
For Azizi Riviera 39 and the entire master project, there are still no official rental contracts in the DLD database (for new buildings, the first Ejari contracts often appear several months after mass move-in).
For the Al Merkadh area, high rental activity is confirmed and there are valid values for the average annual rent per m²:
– Average rent per m² over the last 12 months (for all apartment types in the area): 1,527 AED/m²/year.
– Rental rate dynamics from 2020 to 2024: steady growth from 580 to 1,350–1,550 AED/m²/year.
– Over the last 12 months, further growth is clearly visible.
5. Comparison and ROI analysis
The calculation of potential yield for 1-bedroom apartments is carried out at the area level (Al Merkadh), since there is no data on actual tenants for the building itself:
– Average purchase price over the last 12 months in Azizi Riviera 39: 19,844 AED/m².
– Average area price: 20,327 AED/m².
– Average rent in the area: 1,527 AED/m²/year.
Potential area-level ROI_brutto: 1,527 / 20,327 ≈ 7.5% gross per annum.
Taking into account standard transaction costs (7–8%), the expected ROI_net (net) is about 6.9–7.0% per annum.
Range of “fair” prices for an investor targeting 7–8% per annum:
– To achieve an 8% ROI: the “investment fair” price of an apartment is around 19,000 AED/m².
– The current market level for the building (19,844 AED/m²) is close to this range; no substantial discount is required, and there is no premium to the area.
6. Outlook for the property and the area
Azizi Riviera 39 is among the new, actively occupied complexes in Al Merkadh with growing demand for both primary and secondary sales. Given the pace of rental growth and the ongoing flow of sale transactions, stable liquidity can be expected over a 3–5 year horizon. The current yield for an investor corresponds to the market benchmark of 7–8% per annum for new apartments. Buyers can rely on sustained demand in the area, but a gradual further convergence of rental and sale prices is expected as the complex fills up with tenants.
Important note: all rental yield calculations are based on Al Merkadh area data, where DLD-confirmed contracts are available, and not on Azizi Riviera 39 specifically. This must be taken into account when making decisions.
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