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1. Definition of the area and data structure
Actual location: the Azizi Riviera 42 building is located in the Al Merkadh district, within the Meydan One Community master project. According to the DLD database, 253 sales and a significant volume of rental transactions (179 contracts, including 89 over the last 12 months) have been registered for this building.
2. Liquidity of the property and the area
Azizi Riviera 42 is a liquid building with an excellent transaction track record: for 1-bedroom apartments (“1 b/r”) alone, several dozen deals have been registered in each quarter from 2022 to date, sometimes rising to 24 deals per quarter. The building is also active in terms of rentals: 89 contracts have been signed over the last 12 months, confirming stable demand and good occupancy in the short term, which is typical for new developments.
Overall, the entire Al Merkadh (Meydan) area also shows notable volumes on both the secondary and primary markets — on average, hundreds of sales and rental transactions across all projects in the district.
3. Purchase price dynamics over the last 3 years
The average price per square metre in transactions for 1-bedroom apartments in Azizi Riviera 42 has evolved as follows:
– Second half of 2022: 16,400–16,700 AED/m².
– In 2023: around 16,700–16,800 AED/m².
– From the beginning of 2024, volatility has been observed: from 14,800 to 17,800 AED/m².
– Over the last 12 months, the current level stands at 20,045 AED/m² (objectively higher than in the previous period, reflecting both overall price growth and the project’s transition to its final sales stage).
Across Al Merkadh as a whole, the dynamics are similar: 16,500–19,000 AED/m² in 2022–2023, rising to 20,600 AED/m² over the last 12 months.
4. Distribution and dynamics of rental rates
For the Azizi Riviera 42 building itself, the average rent per m² (for all residential units, valid DLD contracts over the year) amounted to 1,544 AED/m² per year over the last 12 months. Quarterly dynamics fluctuated between 1,326 AED/m² and 1,620 AED/m²; in 2026 there is a spike in values (1,967 AED/m²), but this is due to a small number of new contracts. The main benchmark is the 1,400–1,600 AED/m² range for current tenants in this building.
Across the master project and the wider area, levels are similar (on average, more than 6,000 rental contracts per year are signed in Meydan One Community), which allows this to be considered a truly mature location for investors.
5. Comparison of the building and the area
The current average sale price in Azizi Riviera 42 over the last year (20,045 AED/m²) almost matches the market-wide level for the area (20,600 AED/m² for comparable apartments). The rental rate for the building (1,544 AED/m²) also aligns with location expectations and is slightly higher than many competitors within Meydan One Community (which is explained by the project’s recent completion and strong tenant competition at the initial occupancy stage).
6. ROI and fair price for an investor
Brutto ROI for the building based on actual market data: 1,544 / 20,045 ≈ 7.7% per annum (excluding acquisition costs). For the area, a similar figure is around 7.5%.
Adjusting for typical entry costs (approximately 7%), net ROI will be roughly 7.7 / 1.07 ≈ 7.2% per annum, which is a balanced level for investments in a new walkable residential complex.
A fair price range for an investor to achieve a 7–8% annual ROI (at current rental rates):
– Lower bound: 1,544 / 0.08 = 19,300 AED/m².
– Upper bound: 1,544 / 0.07 = 22,060 AED/m².
Thus, the current average market transaction price (20,045 AED/m²) falls within this range, and no additional discount to the market is required to maintain a 7–8% annual yield.
7. Investor conclusions
Azizi Riviera 42 is one of the new projects in Meydan One Community: it demonstrates high liquidity, a large number of recent sales and rental contracts, and stable demand from both tenants and buyers. Prices in the building have almost converged with the wider area; no local premium or discount is evident, and rental yields under current conditions are at a balanced Dubai level of 7–8%.
For a 3–5 year horizon, given the overall trend of Meydan’s development, the outlook for the property is positive, especially considering the area’s growth and ultra-new surroundings. It is recommended to consider investments without inflated expectations of further price growth, but with a high probability of stable occupancy and balanced ownership costs.
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