1. Definition of the area and data structure
Actual location: according to the open DLD database, transactions for Azizi Riviera 4 are recorded in the Al Merkadh area, within the Meydan One Community master project.
2. Liquidity and transaction volume assessment
For 2-bedroom apartments (2BR) in Azizi Riviera 4, the DLD database shows only 8 transactions (for the entire available period). On average, there are about 1–2 transactions per year, which is quite typical for new buildings and reflects relatively low current liquidity within a single building. Transactions are recorded in 2021, 2022, 2023 and 2024. At the Al Merkadh area level, liquidity for 2-bedroom apartments is higher – in recent years, dozens of transactions per quarter have been recorded in the area.
For rental contracts specifically in Azizi Riviera 4 and for 2-bedroom apartments, there is no valid data in the DLD database. However, across the entire Al Merkadh area, more than 27,000 residential apartment lease agreements have been recorded – one of the largest volumes on the market, which indicates high rental liquidity at the area level.
3. Price and rent dynamics over the past 3–5 years
Purchase price dynamics per m², Azizi Riviera 4 (2BR):
– 2021: ~13,870 AED/m²
– 2022: ~13,300–13,700 AED/m²
– 2023: ~13,400 AED/m²
– 2024 (latest available quarter): ~16,000 AED/m²
For comparison: average prices for 2-bedroom apartments in Al Merkadh over the same period were significantly higher – in the range of 17,000–21,000 AED/m², with a trend of steady growth accelerating in 2022–2024.
Rental rates in Al Merkadh (annual rent per square meter):
– 2021: 650–850 AED/m²
– 2022: 850–1,120 AED/m²
– 2023: growth from 1,150 to 1,350 AED/m²
– Over the last 12 months: an average of about 1,527 AED/m²
In recent quarters, rental growth has accelerated: in 2024, monthly averages reach 1,340–1,550 AED/m².
4. Prices and ROI over the last 12 months
– Average purchase price per square meter for 2BR in Azizi Riviera 4 over the last 12 months: 16,925 AED/m² (according to DLD, building, 2BR class).
– For comparison, the average annual price for 2BR in Al Merkadh is 20,397 AED/m².
– Average rental rate in Al Merkadh – 1,527 AED/m²/year (calculated over the last 12 months; there are no specific transactions for Azizi Riviera 4 or for the master project).
5. Yield (ROI) assessment and fair price range
There is no valid rental data specifically for Azizi Riviera 4 or the Meydan One Community master project, so ROI can only be estimated at the Al Merkadh area level.
Gross ROI for the area = 1,527 / 20,397 ≈ 7.5% per annum (based on the average purchase price and average rent in the area for 2-bedroom units). However, apartments in Azizi Riviera 4 are purchased at a 17% discount to the area average – this increases the potential yield for a new investor: if rented out at the area rate, the gross ROI for the building is estimated to be higher.
Taking into account entry costs (around 7–8%), the adjusted net ROI for the area will be 7.0–7.1% per annum.
Fair price range for a 7–8% yield: the area rent of 1,527 AED/m² divided by 0.08 and 0.07 gives 19,100 to 21,800 AED/m². Azizi Riviera 4 is trading below this range: the average price over 12 months is 16,925 AED/m², meaning there is no price premium in the building relative to a 7–8% yield, and based on DLD data the asset looks attractive for an investor (assuming it can be rented out in line with area benchmarks).
6. Comparison of the asset with the area
Based on transactions over the last 12 months, Azizi Riviera 4 is noticeably cheaper to buy than the area average (minus 17–18%). For rent, the area benchmark can be used (there is no separate, verifiable data for the building). As a result, the potential yield for the building in the current market is higher than the average for the location. However, there may be significant differentiation between prices and demand for individual buildings within Meydan One Community – in each transaction, specific parameters, views and unit readiness are critical.
7. Conclusions and outlook
Azizi Riviera 4 is one of the more affordable buildings in terms of entry price for an investor in Al Merkadh. The area shows rapid rental growth and stable liquidity in lease contracts; although this particular building does not yet have a representative rental track record, area benchmarks allow for realistic expectations. Over a 3–5 year horizon, further yield growth is possible, especially if entry prices remain close to current levels. For buy-to-let investors, this is a liquid, income-generating segment with minimal price risk compared to the wider area.
Limitations: all assessments are based on actual DLD transactions, excluding marketing listings. There is no rental data specifically for Azizi Riviera 4 or for the master project – calculations are made at the area level.
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