ROI analysis of apartment in Azizi Riviera 46: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, the building Azizi Riviera 46 is located in the Al Merkadh area, within the Meydan One Community master project. All subsequent comparisons and benchmarks are based exclusively on this geography.

Sources and sample structure:
– For Azizi Riviera 46, 428 studio transactions have been recorded. At the level of the Meydan One Community master project there are 14,015 transactions, and across Al Merkadh — 34,942 transactions (sales).
– Rental contracts for the building: 348 studio contracts, with proper filtering by size and price.

2. Liquidity of the property and the area

Azizi Riviera 46 demonstrates consistently high liquidity: every year the building records hundreds of studio transactions (for example, 263 in 2024, and more than 35 in previous years). The picture is similar for rental contracts: studio leases are concluded on a regular basis, indicating stable rental demand and strong interest from both residents and investors. At the master-project and area level, transaction volumes also remain very high, which points to sufficient liquidity in the secondary market.

3. Dynamics of average price per square meter and rental rate, distributions

The average sale price of studios per square meter in Azizi Riviera 46 over the last 12 months amounted to 20,480 AED/m². For the entire Meydan One Community master project this figure is almost identical — 20,839 AED/m²; for Al Merkadh — 20,869 AED/m². The observed transaction range in the building is from 11,352 to 34,581 AED/m², with an average studio size of 28.8 m².

Quarterly dynamics over the last 3 years for the building show a stable range of 19,200–22,000 AED/m², without sharp slumps or overheating, and the main extremes have been normalized to a realistic range through filtering by size and price.

For rentals: the average observable rate over the last 12 months for studios in the building is 2,730 AED/m²/year (extended to all apartment types — 2,614 AED/m²/year). This is an extremely high level for the area, explained by strong demand for new compact formats.

4. Comparison of the building price with the area

Azizi Riviera 46 is selling at roughly the same level (sometimes slightly cheaper) as the overall master project and the area — the spread in average prices is around 2%. This confirms that the building is moving in line with its local market, without a clear premium for uniqueness or, conversely, a discount due to shortcomings.

5. Yield and investment fair price range

The current gross ROI (brutto) for studios in the building, calculated from the average rental and sale prices over the last 12 months:

– ROI_brutto_home ≈ (2,730 / 20,480) ≈ 13.3% per annum.

Adjustment for entry costs (DLD fee, agency, ancillary costs ≈ 7%):

– ROI_net_home = ROI_brutto_home / 1.07 ≈ 12.4% per annum.

For an investor or seller targeting a yield of 7–8% per annum, the “fair price per m²” for studios is determined as follows:
– Lower bound (8%): 2,730 / 0.08 = 34,125 AED/m².
– Upper bound (7%): 2,730 / 0.07 = 39,000 AED/m².

The current market level (20,480 AED/m²) is significantly below this range, meaning the actual yield on transactions is substantially higher than the area’s “investment benchmark”.

6. Practical conclusions

– Azizi Riviera 46 is a highly liquid, in-demand asset with a large number of transactions and rental contracts; vacancy risk is extremely low.
– Price and rental dynamics are stable, without bubbles or sharp declines — there is sustained demand for compact studios.
– Investor ROI is among the highest in the area: 12–13% gross yield versus a typical benchmark of 7–8%. The building can be viewed as an aggressively profitable model with minimal need for discounts on new investments.
– No market premium is required: Azizi Riviera 46 is selling at approximately the area’s average price.
– The building and the area remain attractive for investment even in the event of price growth; there is a yield buffer relative to the “hypothetical fair range”.