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1. Definition of the area and data structure
Actual location: according to DLD, Azizi Riviera 45 is located in Al Merkadh and is part of the Meydan One Community master project. For the analysis, filters were applied to 1-bedroom apartments (1BR), for which the DLD database contains 49 transactions in this building.
No active rental contracts were found in the rental table either for Azizi Riviera 45 or for the entire Meydan One Community master project, so rental data is provided at the Al Merkadh district level.
2. Transaction volume and dynamics
Sales of 1BR apartments in Azizi Riviera 45 have been recorded since 2022. The main activity was observed in 2022 (32 transactions), after which the number of deals declined (2023 — 3 transactions, 2024 — 7, and 7 in 2025 as of the database export date).
This indicates one-off demand at the project launch stage and a decrease in the number of contracts after the building was handed over.
3. Price dynamics per m²: building and district
Azizi Riviera 45 (1BR):
The average price per m² for apartments has been volatile:
– Q4 2022: 18,008 AED/m²,
– Q4 2023: 15,662 AED/m²,
– Q2 2024: 16,735 AED/m²,
– Q4 2024: 17,224 AED/m²,
– Q2 2025: 18,999 AED/m².
Over the last 12 months, the average transaction price for 1BR units is 18,915 AED/m².
Al Merkadh district market (1BR):
Average prices in the district were higher than the building averages for Azizi Riviera 45:
– In Q4 2023 — around 19,210 AED/m².
– Over the last 12 months in the district: 19,749 AED/m².
1-bedroom apartments in Azizi Riviera 45 are selling at a 7–8% discount to the district benchmark.
4. Rental market and yield (ROI)
According to DLD, no active rental contracts have been registered over the last 12 months for the building itself or for the master project.
In Al Merkadh, there are many contracts in the database (more than 27,000 for all apartment types over the entire period), and the average annual rent per m² in 2023–2024 has been steadily increasing:
– Q4 2023 — 1,356 AED/m²,
– Q1 2024 — 1,376 AED/m²,
– Q2 2024 — 1,341 AED/m²,
– Q3 2024 — 1,458 AED/m²,
– Q4 2024 — 1,551 AED/m²,
– Over the last 12 months — 1,550 AED/m².
5. ROI, “fair price” and investment outlook
Since there are no rental contracts for the building itself, yield calculations are based only on the district level.
Gross yield for an investor (district level): 1,550 / 19,749 ≈ 7.85% per annum.
Taking into account one-off entry costs (≈8%), the estimated net yield is 7.28% per annum.
From the perspective of an “investment fair price”, to achieve a yield of 7–8%, the benchmark for the district is:
– At 8%: 1,550 / 0.08 = 19,375 AED/m².
– At 7%: 1,550 / 0.07 = 22,143 AED/m².
The current market price level in Azizi Riviera 45 is 18,915 AED/m², i.e. slightly below the “fair price” for an 8% yield. This indicates that the building’s pricing is competitive, with no premium to the district.
6. Conclusions on liquidity and strategy
– The transaction volume allows us to classify the liquidity of Azizi Riviera 45 as average for a new building: sales were concentrated at launch (2022), after which activity declined.
– At the district level, demand is high, the rental market is stable, and both rents and prices for 1-bedroom apartments are rising.
– The building level is slightly cheaper than the district average.
– The rental market in the building is still in the formation stage, but the district demonstrates confident yield growth.
– For an investor, the asset looks competitive: in terms of both pricing and yield, the building is not inferior to the district, and an investment-grade payback level is achievable.
– To maximise returns, it is important that actual rents in this specific building match or exceed the district level.
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