1. Definition of the area and data structure
Actual location: According to the open DLD database, Azizi Riviera 45 is located in the Al Merkadh area, within the Meydan One Community master project. Filtering by the building name produced valid results; there is no need to expand the search to the entire master project or area for sales. For rentals, however, there have been no contracts for this building or project over the past 12 months, so rental calculations and benchmarks are based on the area level.
2. Liquidity and transaction volume
Over the entire period for Azizi Riviera 45, 49 sale transactions (Residential, Unit, Flat) have been registered for 1-bedroom apartments (1BR), indicating a decent level of liquidity for this segment. The transaction volume in Al Merkadh is significantly higher: more than 27,000 rental contracts over the entire period.
3. Sale price dynamics (per m²) for the building and the area
For Azizi Riviera 45 (1BR), the average price per m² over the last 12 months was 18,698 AED/m². For comparable units in Al Merkadh, it was 20,337 AED/m². This means that apartments specifically in Azizi Riviera 45 are selling at roughly an 8% discount to the area average (for 1BR).
Dynamics for the building (recent quarters):
2024:
– Q2: 16,735 AED/m²
– Q3: 12,960 AED/m²
– Q4: 17,224 AED/m²
2025:
– Q1: 13,218 AED/m²
– Q2: 18,523 AED/m²
– Q4: 18,872 AED/m²
There is a clear increase in the average price over the last two quarters — up to approximately 18,500–19,000 AED/m².
4. Rental dynamics and area benchmarks
For Azizi Riviera 45 there have been no new rental contracts (especially for 1-bedroom apartments) over the last 12 months, nor at the master-project level. In Al Merkadh, the average annual rent per m² over the last 12 months was 1,525 AED/m². Over the past 3 years, rental rates have shown steady growth from 1,100–1,350 AED/m² in 2022–2023 to the current 1,525 AED/m² in 2024–2025.
5. Size and price ranges for the building and the area
In Azizi Riviera 45, 1-bedroom apartments are sold with sizes ranging from 22.7 to 149.4 m² (!), which indicates significant variability in layouts, although most are standard layouts (typical range is 40–60 m²).
The price range of sold units is from 410,000 to 1,350,195 AED. The price per m² has varied from 6,763 to 19,832 AED/m² (the lowest deals are likely units with restrictions or heavy discounts).
For rentals in the area: unit sizes range from 27 m² to 16,412 m² (all residential contracts are included; anomalies are commercial or combined properties), while the typical “working” range of rental rates for apartments is 1,000–1,600 AED/m².
6. ROI and “fair” price
Since no rental contracts were found for the building itself, ROI is calculated only from area-level data.
Sale price (area) over the last 12 months: 20,337 AED/m²
Average rent (area) over the last 12 months: 1,525 AED/m²
Gross ROI for the area: 1,525 / 20,337 ≈ 7.5% per annum.
Estimating net ROI with standard acquisition costs (7% of the purchase price), the effective yield will be about 7.5% / 1.07 ≈ 7.0%.
The fair (investment) price range for a 1-bedroom apartment to achieve 7–8% per annum at current rents: 1,525 / 0.08 = 19,063 AED/m², 1,525 / 0.07 = 21,786 AED/m².
In summary, the current market level in the area roughly matches this “investment” range.
The price level in the building (Azizi Riviera 45) is slightly below the area average, which theoretically increases the investment appeal of the building, but the lack of recent confirmed rental data makes such conclusions conditional.
7. Conclusions and outlook
– Azizi Riviera 45 is at the lower end of the area’s price range, indicating investor interest in a relatively affordable entry point.
– Recent price dynamics are positive — growth in price per m² and improving liquidity.
– The main issue is the absence of recent rental data specifically for this building. A buyer should factor in that the actual achievable rent may differ from the area average.
– Al Merkadh maintains stable demand for both rentals and sales; new projects are being successfully handed over, and rental growth rates are high (up to 15–20% per annum over the last two years).
– For calculating a realistic ROI or fair price for an investor, the relevant benchmark is at the area level: a 7–8% yield can potentially be achieved at prices up to 19,000–21,500 AED/m², which is in line with prices in Azizi Riviera 45.
For a more accurate investment assessment, it is advisable to additionally verify real-life cases of listing exposure periods, contractual discounts, and vacancy levels.
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