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1. Definition of the area and data structure
Actual location: the Azizi Riviera 4 residence is confirmed by DLD data as belonging to the Al Merkadh area within the Meydan One Community master project. All subsequent comparisons by area and master project are made using these categories.
The DLD database shows a significant number of transactions and lease contracts:
– 239 sale transactions have been recorded for properties in Azizi Riviera 4.
– In Al Merkadh there are over 34,000 sale transactions.
– For rentals (registered valid contracts) there are 422 for Azizi Riviera 4 (residential only, with relevant sizes and amounts), and over 27,000 for Al Merkadh.
2. Liquidity of the building and the area
Azizi Riviera 4 demonstrates good market liquidity: the transaction volume for the building is substantial, and rental activity is similarly strong. In every reporting quarter there are regular sales and new lease contracts, which indicates stable demand for studios as a format for both tenants and investors.
3. Price dynamics over 3–5 years (sales)
Detailed quarterly dynamics over the past few years show moderate fluctuations in the average price per square metre for studios in Azizi Riviera 4:
– During 2020–2022, average values for the building ranged from 12,500 to 17,000 AED/m²; there were occasional spikes and dips, but no pronounced long‑term decline.
– In 2023–2024 the price range narrowed; over the last 12 months the average price was 17,527 AED/m², slightly below the area average (20,656 AED/m²).
– In Al Merkadh the trend is also upward: from 15–17 thousand AED/m² in 2021–2022 to a stable 20–21 thousand AED/m² by the end of 2024.
Thus, Azizi Riviera 4 is selling at a 15–20% discount to the average market level for studios in the area (based on confirmed DLD metrics), which potentially increases its appeal for a yield‑focused investor.
4. Rental dynamics and levels
The average annual rental rate for studios in Azizi Riviera 4 based on actual contracts over the last 12 months was 1,436 AED/m². This is comparable to the benchmark for Al Merkadh (ranging from 1,200 to 1,700+ AED/m² by quarter, and around 1,350–1,600 AED/m² over the last year).
Rental dynamics show confident growth: from 1,100–1,200 AED/m² at the start of 2023 to 1,300–1,450 AED/m² at the end of 2023 and beginning of 2024 for the building. In Al Merkadh, studio rental rates have also been consistently rising over the past two years.
5. ROI based on DLD data: gross and net
Indicative figures for an investor:
– Gross yield (ROI_brutto) for studios in Azizi Riviera 4 based on current sales and rental data: 8.2% per annum (1,436 / 17,527).
– Taking into account standard entry costs (one‑off fees, commission, registration, totalling ~7%), the adjusted yield (ROI_net) is around 7.7% per annum (8.2% / 1.07).
– For comparison, ROI for the Al Merkadh benchmark is about 6.95% per annum (based on similar DLD metrics for studios: 1,436 / 20,656).
6. “Fair price” for a 7–8% ROI
Reference point for an investor targeting a 7–8% annual yield:
– A fair purchase price range for a studio in Azizi Riviera 4, based on the current average rental rate, is 17,950–20,514 AED/m².
– The actual average price over the last 12 months (17,527 AED/m²) matches and even slightly undercuts the lower bound of the fair range. This means a potential buyer can achieve 8%+ gross yield already at the prevailing market transaction price.
– For the wider Al Merkadh area, the margin for achieving the target yield is more limited, as current studio prices exceed the level required for an 8% ROI (maximum ≈ 20,500–23,500 AED/m² in the area at current rental levels).
7. Potential and outlook
Azizi Riviera 4 is a competitive product within Meydan One and Al Merkadh, especially in terms of studio investments:
– Price per m² in concluded deals is at a discount to the area’s market average, rental rates are above the area average, and liquidity is high.
– Projected gross yield is above the area average, with upside potential for capital values as the master project is completed and its infrastructure fills in.
– The building can be considered a liquid alternative for investing in a compact residential format over a 3–5 year horizon, with moderate price volatility and relatively high real returns.
All figures provided are based solely on DLD data for the last 3–5 years for studios in this building and area. This is not a formal valuation, but a guideline for buyers and investors grounded in verified market facts.
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