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1. Definition of the area and data structure
Actual location: Azizi Riviera 48 is located in the Al Merkadh area, within the Meydan One Community master project (according to DLD sales transaction data). All calculations are based on this area.
For the selected building, only sales transactions were found (15 transactions for 2-bedroom apartments from 2021 to 2025). There is no rental information for this building, for the Meydan One Community master project, or by apartment type. For rental analysis, it was necessary to use data for the entire Al Merkadh area across all apartment types.
2. Sales volume and dynamics
In total, 15 transactions (12 unique days) have been recorded for 2-bedroom apartments in Azizi Riviera 48. The first transaction was on 28 June 2021, and the latest on 27 August 2025 (only non-future transactions are considered).
On average, Al Merkadh shows high activity for this apartment type (2 b/r): in 2024 there were more than 1,000 transactions per quarter.
3. Price dynamics: building vs area
Average price per square metre (AED):
– For Azizi Riviera 48 (2-bedroom apartments): quarterly values ranged from 15,670 to 19,700 AED/m², with one peak quarter reaching up to 28,555 AED/m².
– For Al Merkadh (2-bedroom apartments): from 2020 to early 2024 the average price gradually increased from 14,291 to over 20,900 AED/m² in 2024. Over the last 12 months, the area average is 20,218 AED/m², while the building average is 16,685 AED/m².
Thus, 2-bedroom apartments in Azizi Riviera 48 are currently selling noticeably below the area average (by about 17–18%).
4. Rental market analysis
For Azizi Riviera 48 and the Meydan One Community master project, there are no registered rental contracts for 2-bedroom apartments in the open DLD data at all. Even for Al Merkadh, not a single contract explicitly marked as “2 bed rooms” has been recorded over the last 12 months.
Across all types of residential apartments in Al Merkadh over the last 12 months, the average rental rate is 1,550 AED/m² per year. The number of registered contracts is very high (more than 11,000 per year), which confirms the high liquidity of the rental market in this area. Over the past 3–4 years, rental rates have shown steady growth: in 2022 they were below 1,000 AED/m², while by 2024 they had already exceeded 1,300–1,550 AED/m².
5. Comparative analysis and ROI calculation
– Average market price per m² over the last 12 months:
– for Azizi Riviera 48 (2-bedroom): 16,685 AED/m²;
– for Al Merkadh (2-bedroom): 20,218 AED/m².
– Average annual rent per m² in the area (all apartment types): 1,550 AED/m² (there is no separate statistic for 2-bedroom units).
Return calculations are only possible at the area level:
– Gross yield (ROI) for the area: 1,550 / 20,218 ≈ 7.7% per annum.
– Adjustment for initial costs (taxes, commissions, registration) — assuming an effective price increase of ~7%, the final net yield ROI_net ≈ 7.2%.
The fair investment price range to achieve a 7–8% annual yield is: 1,550 / 0.08 to 1,550 / 0.07, i.e. 19,375–22,140 AED/m². The actual current area price (around 20,200 AED/m²) is close to this range; in the building, sales are happening at a substantial discount (16,685 AED/m²), which allows for potentially higher yields, provided rental income remains stable and comparable to the area benchmark.
6. Liquidity and outlook
Al Merkadh and the Meydan project show high market activity in both sales and rentals (tens of thousands of transactions per year in total). In Azizi Riviera 48, sales volumes are modest, which is explained by the relative newness of the building, but the number of deals is sufficient to gauge the market. The data indicate dynamic growth in both prices and rental rates over the past 3–4 years.
Given the significant price discount of Azizi Riviera 48 versus the wider area, purchasing a 2-bedroom apartment here may be attractive for an investor if it is possible to secure rental levels similar to the area benchmark. Under current conditions, the yield may exceed the area average, while both the unit and the area retain high liquidity.
Important limitation: due to the lack of current rental data specifically for Azizi Riviera 48 and separately for 2-bedroom units in general, the ROI and “fair price” calculations rely only on area-wide averages. This should be treated as a factor of increased investment uncertainty.
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