1. Definition of the area and data structure
Actual location: According to DLD, Azizi Riviera 45 is located in the Al Merkadh area and belongs to the Meydan One Community master project. All further comparisons with the area are based precisely on the link building_name_en = ‘Azizi Riviera 45’ and area_name_en = ‘Al Merkadh’.
Data volume and structure: The DLD database contains 236 sale transactions and 210 lease contracts for this building (one-bedroom units are isolated for sales, while rentals are analyzed for the entire building, as room-type breakdown in rental data may be less structured).
2. Transaction dynamics and liquidity
Over the past 2 years, there have been on average from 3 to 32 transactions per quarter for one-bedroom apartments in Azizi Riviera 45, with the peak at the end of 2022 (32 transactions). Since 2023, both the pace of new stock coming to market and overall market activity have noticeably slowed, but sales are still ongoing in 2024. By comparison, across Al Merkadh as a whole, thousands of apartment transactions are recorded annually, indicating a highly liquid market.
In terms of rentals, over the last 12 months alone, 95 deals (contracts) for this building have been registered in the DLD database. The range of actual contracted rental rates is very wide (from 833 to 2,285 AED per sq.m per year), which indirectly reflects different unit formats, sizes and fit-out conditions. In the wider area, there are hundreds of such contracts per quarter; demand is stable and diversified.
3. Sale price dynamics and price level per m²
Azizi Riviera 45, 1-bedroom apartments:
– Average sale price per m² over the last 12 months — 16,349 AED.
– Quarterly dynamics for the building (from late 2022 to 2024): significant fluctuations — from 12,960 to 18,872 AED per m². These swings are explained by the specifics of the handover stage, when the price range is wider than usual.
– Al Merkadh (all apartments): average transaction price per m² over 12 months — 20,514 AED. The area shows steady growth rates: from 2020 (~15,000–17,000 AED) to 2024 (~19,000–21,000 AED). Over this period, the area has added more than 25% to the average price per m², whereas for the specific building volatility is higher due to the heterogeneous composition of the stock.
4. Rental rate dynamics and level per m²
Azizi Riviera 45:
– Average annual rental rate over the last 12 months — 1,500 AED/m² (based on 95 contracts).
– Distribution across contracts over the year: from 830 to 2,285 AED/m².
– Quarterly dynamics from 2024: rental rates have increased from 1,290 to 1,550 AED/m² and above (the actual value for 2025 is above 1,500 AED/m²).
Al Merkadh (area):
– Area average — 1,546 AED/m² per year (over the last 12 months).
– The area has shown a clear increase in rental rates since 2020 (from 600–700 AED/m² to 1,500+ AED/m²).
5. Comparison: building vs area
– Azizi Riviera 45 is almost on par with the area in terms of rental rates (1,500 for the building vs 1,546 for the area).
– In terms of sale prices, the building is ~20% cheaper than the area market (16,349 for the building vs 20,514 for the area over the last year).
– The reason is the gradual completion of construction at Azizi Riviera 45, a high volume of fresh investment sales and, possibly, a discount on new/first resales.
6. Yield (ROI) assessment and investment fairness
Gross yield:
– For the building: Gross ROI (rent to price per m²) = 1,500 / 16,349 ≈ 9.2%
– For the area: Gross ROI = 1,546 / 20,514 ≈ 7.5%
Taking into account typical entry costs (around 7–8% of the purchase price), the adjusted net yield is:
– For Azizi Riviera 45: Net ROI ≈ 8.5% (Gross ROI / 1.08)
– For the area: Net ROI ≈ 7.0%
Fair “investment price” range per m² (a benchmark for an investor, based on 7–8% net annual yield):
– For Azizi Riviera 45: fair price = [1,500 / 0.08; 1,500 / 0.07] = from 18,750 to 21,430 AED/m²
– The building is currently selling below this range — sellers are forced to offer a discount, but for buyers this is an opportunity to acquire an asset “with above-market yield”.
7. Conclusions on investment prospects
– Based on actual DLD data, Azizi Riviera 45 delivers a yield above the area average: current prices allow investors to achieve around 8.5% net yearly.
– The asset’s liquidity is confirmed by a large number of real sales and lease contracts — at least a three-digit number of transactions per year even for a single building.
– Rental rate growth and the area’s average price have been rising for 4 consecutive years; new project launches are becoming less frequent, and the market balance may shift in favor of landlords.
– Key risks include the dynamic nature of the primary market (price volatility can be high in certain periods) and potential expansion of supply in the area, which may cap further rental growth.
Azizi Riviera 45 is an example of a fundamentally sound investment asset with stable demand, above-area yield and verifiable DLD sales/rental history. For a conservative investor, the asset remains attractive as long as the market price does not rise above 18,750–21,400 AED/m² (assuming a target net yield of 7–8%, no primary-market entry costs and no vacancy).
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