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1. Definition of the area and data structure
Actual location: Azizi Riviera 40 is located in Al Merkadh (master project Meydan One Community) according to Dubai Land Department (DLD) data. The analysis will focus on 1-bedroom apartments (1BR), using data specifically for Al Merkadh and this building, without assumptions.
Data structure available:
– For sales in Azizi Riviera 40 there are 204 transactions, of which 51 are for 1-bedroom apartments.
– For leasing in this building and across the entire Meydan One Community master project over the last 12 months, and over a wider period, there are no valid contracts for 1-bedroom apartments (0 contracts for the ‘1 bed room’ filter).
– Across Al Merkadh as a whole, for all types of residential apartments, there are more than 27,000 rental contracts, which indicates high liquidity in the area. Rental rate calculations are therefore made at this broader area level.
2. Liquidity and demand dynamics
Sales:
– For 1-bedroom apartments in Azizi Riviera 40, the highest activity occurred in 2024 (40 transactions). Previously there were 3–4 deals in 2021 and 2023, and 1 in 2022. There are 3 deals recorded for 2025, but future-dated transactions are usually ignored for analytical purposes.
– At the Al Merkadh area level, there is a stable trend in 1-bedroom transactions, with volumes in the hundreds and thousands of deals per year (see yearly breakdown above).
– The area is in strong rental demand — the number of contracts exceeds 27,000 over the period for all residential apartments.
3. Price dynamics (sales) over 3–5 years
Azizi Riviera 40, 1BR:
– Average price per m² (1-bedroom) by quarter from 2021 to 2024: at launch — 16,500–16,700 AED/m², a peak quarter in 2023 (22,100 AED/m²), followed by a smooth movement in the 16,300–18,400 AED/m² range.
– Current average price per m² over the last 12 months: 17,900 AED/m² for 1-bedroom units in this building.
Al Merkadh area (1-bedroom):
– The average price per m² in the area is more stable: since 2020 — 15,300–18,800 AED/m², with sharp increases in certain quarters up to 21,000–21,300 AED/m² by 2024–2025.
– Over the last 12 months, the average price per m² in the area is 20,650 AED/m² (higher than in this building).
Comparison: Azizi Riviera 40 is currently selling at a 13% discount to the area (17,900 vs 20,650 AED/m²), which can be interpreted as a “market discount” or as a sign that the building’s price potential has not yet been fully realized.
4. Rental dynamics, rental levels and potential yield (ROI)
– According to the DLD database query, there are no valid rental contracts for 1-bedroom apartments either in Azizi Riviera 40 or in the Meydan One Community master project over the last 12 months. This may be due to the recent handover of the building, a predominance of investors, or specific features of contract registration.
– In Al Merkadh, the average annual rental rate per m² for all types of residential apartments over the last 12 months is 1,535 AED/m² (all apartments, not only 1-bedroom).
Since there are no rental contracts specifically for 1-bedroom apartments in the area over the last 12 months, and the average rental level is regional and aggregated across all layouts, it is impossible to calculate a detailed individual ROI for this building — these are the calculation rules of the DLD info panel.
5. ROI calculation and potential investment range
– A valid yield (ROI) for 1-bedroom apartments in Azizi Riviera 40, as well as for Al Merkadh specifically for 1-bedroom units, CANNOT be calculated, as there is no valid rental data.
– At the level of all residential apartments in the area, if we assume an average rental rate of 1,535 AED/m² (area-wide data), the theoretical gross ROI would be: 1,535 / 20,650 ≈ 7.4% per annum (for the area, across all apartments). For Azizi Riviera 40, with an average sale price of 17,900 AED/m², the theoretical ROI could be slightly higher (1,535 / 17,900 ≈ 8.6%), but without confirmed rental data for 1BR in DLD this calculation is incorrect and should not be treated as a final benchmark.
– It is not possible to properly calculate a “fair investment price range” for a target yield of 7–8%, as there are no official rental rates for individual units in this building and of this type.
6. Conclusions on liquidity and outlook
Azizi Riviera 40 demonstrates high sales liquidity while being priced below the area average per m² (around a 13% discount to the average market level in Al Merkadh for 1-bedroom apartments). Going forward, this may attract additional investor interest, especially if real rental transactions appear and rental rates grow against the backdrop of area development and transport infrastructure improvements.
However, at the time of analysis there are no confirmed rental contracts for 1-bedroom apartments in this building and in the master project, which complicates a full assessment of yield (ROI) and does not allow for a justified entry price recommendation for a “buy-to-let investor” on a 3–5 year horizon without additional market clarifications.
Overall, Al Merkadh remains one of the most dynamically developing and sought-after areas for both investors and tenants, but the individual yield profile of this building requires factual confirmation of rental demand, which is not yet reflected in DLD statistics.
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