1. Definition of the area and data structure
Actual location: According to DLD, Azizi Riviera 40 is located in the Al Merkadh area and is part of the Meydan One Community master project.
Data structure: The DLD database contains a sufficient number of transactions for the sale of 1-bedroom apartments (1BR) in this building since 2021, as well as a significant data set for the Al Merkadh area. For rentals in Azizi Riviera 40 itself and in the Meydan One Community master project, there is no data for 1BR units over the past 12 months. However, for Al Merkadh there are reliable indicators of average rent and its dynamics – around 10,000 contracts per year.
2. Market liquidity and activity
Over the past 3 years, 1BR transactions in Azizi Riviera 40 have taken place almost every quarter. The sample includes quarters with only a few deals (2022–2023), but starting from 2024 there has been a significant increase in liquidity: in Q2 2024, 27 transactions were recorded, indicating a phase of mass handover of the building and high market activity for primary stock or resale of virtually new units. The Al Merkadh area also shows high market activity, which is confirmed by a large rental pool (more than 10,000 contracts per year).
3. Sales price dynamics
The average price per square meter in Azizi Riviera 40 for 1BR units over the past 3 years has fluctuated within the range of 16,200–22,000 AED/m². On average over the last 12 months, the level for the building has been around 17,900 AED/m². At the same time, in Al Merkadh the average price per m² for 1BR units over the last 12 months stands at approximately 20,750 AED/m², meaning the building trades at a discount of about 13–14% to the area. Over the past 2 years, Al Merkadh has shown confident price growth, especially in 2023–2024 (from 18,500 to 21,300+ AED/m²), which indicates rising interest in the location and the master project. Prices in Azizi Riviera 40 correlate only weakly with this trend and have not yet reached the area’s average market level, which may offer investors an entry point below the market.
4. Rental dynamics and yields
For Azizi Riviera 40 itself and the Meydan One Community master project, DLD has not recorded valid 1BR rental contracts over the past 12 months. This is typical for primary buildings in the handover phase (investors are holding units and have not yet brought them to the rental market on a mass scale). However, there are objective indicators for Al Merkadh: the average annual rental rate across all residential formats is 1,524 AED/m², and the dynamics over the past 4 years show a sharp increase (from approximately 600–900 AED/m² in 2020–2022 to 1,350–1,550 AED/m² in 2023–2024). This confirms the rapid income recovery of the area and strong demand from both tenants and investors.
5. Price-to-rent ratio and yield (ROI) calculation
— Average purchase price for a 1BR over the last 12 months in Azizi Riviera 40: 17,900 AED/m² (building-level data).
— Average price in the area: 20,750 AED/m² (Al Merkadh).
— Average annual rent per m² in the area (all apartment types): 1,524 AED/m² (data for the last 12 months). For 1BR units, the dynamics cannot be reliably assessed due to the lack of core data specifically for this format.
ROI calculation:
— Gross yield for Azizi Riviera 40 is not calculated, as there is no rental data specifically for this building.
— Gross ROI for the area: 1,524 / 20,750 ≈ 7.35%.
— Net ROI for the area (including entry costs of 7–8%): ≈6.8–6.9% per annum.
Investment fair value for a 7–8% yield:
— The “investment price” range at these yield levels: 1,524 / 0.08 = 19,050 AED/m² (target yield 8%), 1,524 / 0.07 = 21,770 AED/m² (target 7%).
— The current average price in Azizi Riviera 40 — 17,900 AED/m² — lies within the range of investment-attractive prices, implying a real yield above 8% if the apartment is actually rented out at the area’s average rate.
6. General conclusions and investor outlook
Azizi Riviera 40 shows high market activity and remains one of the key sources of new supply against the backdrop of strong growth in Al Merkadh. The building itself has not yet demonstrated confirmed statistics for 1BR rentals (which is typical for new developments), but due to its market discount to the area it is attractive as an entry point for a long-term investor targeting yields above the market average (7–8%).
The demand and rental outlook for the area is very positive: rental growth in recent years has exceeded 10% per annum, and the volume of new projects sustains broad interest from tenants. As units come out from under rental moratoria and occupancy density increases, rental rates at the building level can be expected to stabilize closer to the area’s average market levels.
7. Possible limitations
— All numerical conclusions on rent and ROI are made at the area level, not for the building. Actual yield for a specific apartment may differ.
— There is no DLD data on rental rates specifically in Azizi Riviera 40 and for the 1BR format over the past 12 months — this is a typical situation for new properties.
— The range of investment fair value and ROI estimates is a guideline for the area, not a guarantee of individual results.
Related Articles
- How to sell an unit in Dubai in Marina Vista – analysis 2026
- ROI analysis of apartment in Kappa Acca 3: DLD data and real deals
- ROI analysis of apartment in HAMZA TOWER: DLD data and real deals
- How to sell an unit in Dubai in The Residence By Prestige One – analysis 2026
- How to sell a property in Dubai in Yacht Bay – analysis 2026
