ROI analysis of apartment in Azizi Riviera 44: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, Azizi Riviera 44 is located in Al Merkadh and belongs to the Meydan One Community master project. For the analysis, only DLD-verified filters were used; all requests for this property are focused on two-bedroom apartments (2 b/r).

2. Volume, deal structure and liquidity

For Azizi Riviera 44, 15 transactions with two-bedroom apartments were identified, with the first one registered in December 2022. Over the last 12 months, 3 such transactions were recorded (data as of June 2024). Liquidity in the building is low, which is typical for new properties in districts transitioning from off-plan to handover and initial occupancy. By comparison, in Al Merkadh there are tens of thousands of rental apartments, and demand is stable.

3. Price dynamics over 3–5 years for the building and the area

For Azizi Riviera 44 (2 b/r), the dynamics of the average price per m² (AED) are as follows:

– Q4 2022: 15,536
– Q2 2024: 14,152
– Q4 2024: 15,669

The 2025 data include future-period transactions, which are not used for assessing market dynamics. In 2024 there is a moderate decrease in the price per m² compared to the initial occupancy period; however, the spread remains within the 14,000–15,700 AED/m² range.

For Al Merkadh (2 b/r), price dynamics over the same period were significantly higher:

– Q4 2022: 19,317 AED/m²
– Q4 2023: 19,947 AED/m²
– Q2 2024: 19,057 AED/m²

It is clear that Azizi Riviera 44 is selling noticeably below the area’s average price levels.

4. Market prices and rental rates over the last 12 months

Average purchase price per m² (last 12 months):

– Azizi Riviera 44 (2 b/r): around 14,337 AED/m² (based on 3 transactions)
– Al Merkadh (2 b/r): 20,344 AED/m²

Rental data: For this building and the master project there are no recorded rental transactions with validated parameters — this is typical for new projects that usually enter the rental market about a year to a year and a half after handover. Therefore, it is not possible to calculate rent levels and yields for this building.

However, for Al Merkadh there is extensive rental statistics for all apartments. The average annual rental rate per m² (over the last 12 months, all residential apartments):

– Al Merkadh: 1,525 AED/m² per year

5. Calculation of yield (ROI) and “investment fair” price

It is not possible to calculate gross yield and ROI for the building — DLD has no valid rental contracts specifically for Azizi Riviera 44 (2 b/r), nor within the master project. The estimates above are only available at the area level.

Area benchmarks:

– Annual ROI for the area = 1,525 / 20,344 ≈ 7.5% (gross)
– Indicative range of “investment fair price” at a target yield of 7–8%:
1,525 / 0.08 = 19,063 AED/m² and 1,525 / 0.07 = 21,786 AED/m²

The average price in Azizi Riviera 44 is 29–30% below the area level, which makes the building attractive for buyers focused on capital appreciation. However, a more relevant comparison will only be possible once the first real rental transactions in the building appear.

6. Conclusions on the outlook for the property and the area

Azizi Riviera 44 was launched with a noticeable discount to the Al Merkadh (2 b/r) market level, reflecting the early occupancy stage and likely competition among new complexes within Meydan One. Over the next year, a gradual formation of stable rental levels in the building is expected — current “paper” rental deals are absent and cannot be verified via DLD.

Al Merkadh shows strong demand, robust rental growth (from 1,100 to 1,500 AED/m² per year over 2 years), a significant volume of contracts and stable liquidity. Investment appeal remains high; the target gross ROI of 7–8% for the area is supported by actual rental rates and current sale transactions.

Azizi Riviera 44, judging by actual sales, is still trading below the market, but to assess yield specifically for this building it is necessary to wait for the first full year of large-scale leasing and the appearance of rental contracts in DLD.

Related Articles

• ROI analysis of apartment in MASAAR RESIDENCES: DLD data and real deals
• How to sell a home in Dubai in Park Central – analysis 2026
• ROI analysis of apartment in DIAMOND VIEWS 3: DLD data and real deals
• ROI analysis of apartment in OLYMPIC PARK 2: DLD data and real deals
• How to sell an unit in Dubai in Viewz by DANUBE – analysis 2026