1. Definition of the area and data structure
Actual location: the Azizi Riviera 39 building is located in the Al Merkadh area, within the Meydan One Community master project. The project is also registered as Azizi Riviera 39 according to DLD data. For the analysis of studios (0BR), only verified filters from the Dubai Land Department database are used.
The DLD database contains a substantial volume of data: for this specific building, 228 sales and 160 rental contracts are recorded, of which 51 relate to studios with valid parameters for calculating rent per m². The Al Merkadh area is well represented in the database (over 34,000 transactions), so all aggregates and conclusions are based on reliable, large-scale statistics.
2. Transaction and rental activity, liquidity
Azizi Riviera 39 demonstrates high liquidity: over the past three years the transaction volume has grown noticeably, with the peak in 2024 (especially in Q2 – 88 deals). The steady flow of new sales and rental agreements indicates solid demand for both purchase and lease of studios in this building.
There is also a substantial volume of rental contracts for studios, which allows for accurate yield aggregates to be calculated.
3. Price and rental rate dynamics
Average price per m² (studios, valid area) in Azizi Riviera 39:
– Over the last 12 months: 21,485 AED/m².
– The dynamics show gradual growth: at the beginning of 2023 — around 18,900–19,600 AED/m², and by the end of 2024 — above 20,000 AED/m².
– There are local fluctuations, but the trend is upward, with particularly strong growth in Q2–Q4 2024.
For studios across the entire Al Merkadh area, the average price over the last 12 months was 20,626 AED/m², which makes Azizi Riviera 39 slightly more expensive than the average studio in the area (a premium of about 4%).
Average annual rental rate per m² (studios):
– For the building itself over the last 12 months: 1,795 AED/m² per year.
– Quarterly dynamics show significant growth: from 1,427 AED/m² in Q3 2024 to 1,906 AED/m² in Q1 2025 (based on concluded contracts, excluding future dates beyond the current quarter).
4. Comparison of the building with the area
At the moment, Azizi Riviera 39 is priced slightly above the Al Merkadh area average both in purchase price and rental rates. With a premium on both indicators, the building can be classified as a sought-after modern development with strong rental potential for studios.
5. ROI based on verified DLD data (building)
Gross yield for studios (calculation only on valid data for the last 12 months):
– For the building: ROI_brutto ≈ 1,795 / 21,485 ≈ 8.4% per annum.
– For the area (benchmark for an investor): using the same approach, studios in the area show a slightly lower yield (a rough comparison ≈ 8.7%, since the price per m² is lower with comparable rents).
– Important: the calculation is valid only for studios; other apartment types require separate analysis.
Taking into account standard entry costs (around 7–8% upfront), the indicative “net” yield for an investor after expense adjustments is about 7.7–7.8% per annum (18–20 months to recoup the one-off entry costs).
6. “Fair price range” for a target yield of 7–8%:
For studios in Azizi Riviera 39:
– Investment fair value (at the same average rent): a range from 1,795 / 0.08 ≈ 22,438 AED/m² to 1,795 / 0.07 ≈ 25,643 AED/m².
– The actual average transaction price over the last year (21,485 AED/m²) falls within this fair range, confirming that current pricing is in line with the market and that there is a high probability of achieving a 7–8% yield without requiring a significant discount from current prices.
– Going forward, further growth or preservation of current yield levels is possible if market rents continue to rise.
7. Outlook and conclusions
Azizi Riviera 39 is currently a liquid, modern building where, for studios, verified DLD data indicates a yield above the area average with only a modest price premium. The Al Merkadh area and the Meydan One location are in demand among both tenants and investors, with consistently high volumes of transactions and rental contracts. The growth trend in rents is outpacing the growth in purchase prices, which underpins the attractiveness of the asset over a 3–5 year horizon for a rental-focused investor.
Limitations: the above estimates apply only to studios; yields and premiums for 1BR and larger units may differ. All analytics are strictly based on DLD data, excluding listings and external sources.
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