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1. Definition of the area and data structure
Actual location: Based on open DLD data, Azizi Riviera 4 is officially classified as being in Al Merkadh and is part of the Meydan One Community master project. All further comparisons of prices and rents will be made against data for Al Merkadh (and 2-bedroom apartments in this district).
The total number of sales of 2-bedroom apartments in the building itself is 8 transactions over the entire observation period. In the rental database for Azizi Riviera 4 and for the entire Meydan One Community master project, there are no recorded contracts for 2-bedroom apartments. Therefore, for rental rate analysis and yield calculations, a broader sample of the residential stock in Al Merkadh is used as the benchmark.
2. Purchase price dynamics and distribution
Transaction frequency and dynamics for Azizi Riviera 4:
– Number of transactions for 2-bedroom apartments: only 8 in total, historically extremely low volume.
– Range of average prices by quarter:
– Over the last 12 months (recent transactions): the average price per square metre was approximately AED 16,925/m².
– Historical dynamics for the building: in 2022–2023 prices fluctuated in the range of AED 13,300–13,700/m², and only in 2024–2025 is there an increase to the AED 16,000–17,000/m² range (see data block for charts).
Dynamics for Al Merkadh (2-bedroom apartments):
– Transaction volume and liquidity are many times higher (hundreds of deals per quarter).
– The average price level over the last 12 months (for all 2-bedroom apartments in the district) is around AED 20,200/m², which is roughly 20% higher than in Azizi Riviera 4.
– Over the past 3 years, the district has seen price growth from AED 17,000–18,000/m² to above AED 20,000/m² in 2023–2024.
– Otherwise, the price spread across the district is more stable than for an individual building due to the large number of transactions.
3. Rental rate dynamics and levels
– According to Ejari data, there are no rental contracts for 2-bedroom apartments directly in Azizi Riviera 4. There are also no contracts for the Meydan One Community master project.
– Across Al Merkadh as a whole, more than 27,000 rental transactions have been recorded since 2020.
– The average rental rate in the district over the last 12 months (all types of residential apartments): AED 1,550/m² per year. The dynamics of the last three years indicate continuous growth — from AED 850–1,100/m² in 2022 to AED 1,350–1,550/m² in 2024.
Important: since the calculation is based on the overall residential stock of the district (without filtering by bedroom type), it may not fully reflect the specific 2-bedroom segment. Direct values for this segment cannot be obtained due to lack of data.
4. Comparison of the building with the district and yield assessment
– Over the last 12 months, the average purchase price per square metre in Azizi Riviera 4 (2-bedroom units) is about AED 16,925, which is roughly 20% below the district’s volume-weighted average.
– Average rent in the district: AED 1,550/m²/year.
– Gross yield (ROI, excluding expenses) for a standard investment deal in Al Merkadh is approximately 7.7% per annum (1,550 / 20,200).
– For Azizi Riviera 4, at the current average transaction price and using the district’s average rent, the theoretical gross ROI reaches about 9.2% per annum (1,550 / 16,925). However, there is not a single confirmed rental contract for the building in the DLD — the figure is indicative only.
– Net yield, taking into account entry costs (7–8% at purchase): for the district it is expected at around 7.1–7.2%, for Azizi Riviera 4 — theoretically ~8.5%, if it is possible to achieve rents at the district’s average level.
5. Assessment of “fair” price and recommendation
– The limiting price range per square metre at which an investor can enter while targeting a 7–8% annual yield is AED 19,400–22,100/m². The actual district price is already at the upper boundary of this range, while in Azizi Riviera 4 all transactions have taken place significantly below the lower boundary (all deals below AED 17,000/m²). This indicates either a price premium at district level or an undervaluation of the building.
– As the data show, Azizi Riviera 4 is trading at a discount to the district, which increases potential yield if the rental market allows the unit to be leased at the district’s average rate.
6. Liquidity and outlook
– Al Merkadh demonstrates high liquidity in both sales and rentals, with hundreds of transactions per quarter, stable demand and rising rates. Azizi Riviera 4 has an extremely limited transaction history, as do many modern buildings in the district, but it is embedded in a growing, active submarket.
– The absence of rental transactions for the building itself limits confidence in yield calculations: final figures can only be used as indicative, based on the overall market environment in the district rather than strictly on the building.
– Over a 3–5 year horizon, the district retains potential for further rental growth and (most likely) gradual price appreciation for new stock, but there is no strong basis to expect a significant sale price premium to the market for Azizi Riviera 4 over this period.
Bottom line: based on DLD data, Azizi Riviera 4 is priced below the market compared with other new buildings in the district. An investor can target potentially higher yields when buying at current levels, but the rental case requires separate verification against real comparables or actual demand activity (achieving a rental rate above the district average is not yet confirmed).
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