1. Definition of the area and data structure
Actual location: According to DLD, Azizi Riviera 59 belongs to the Al Merkadh area, within the Meydan One Community master project.
Sales and rental data (project Azizi Riviera 59) are available in the DLD database and allow us to obtain current market metrics and dynamics for recent years. Over the last 12 months, several transactions for 2-bedroom apartments (2 b/r) in this building have been registered; on the rental side, there is a consistently high volume of contracts (81 contracts over the last 12 months for the entire building, with breakdown by apartment/studio types).
2. Sales dynamics and apartment prices
In total, 146 transactions have been recorded for Azizi Riviera 59; of these, 9 transactions are for 2-bedroom apartments. This is typical for new buildings (handover/transfer phase, formation of the first pool of owners and tenants).
Dynamics of the average price per m² for 2-bedroom apartments for available quarters:
– Q4 2023: 26,022 AED/m² (1 transaction)
– Q3 2024: 25,032 AED/m² (6 transactions)
– Q2 and Q4 2025 (future periods that may have been registered in error and are better excluded from a “market today” snapshot)
Over the last 12 months, the average sale price of 2-bedroom apartments in the building was 20,762 AED/m². For comparison, in Al Merkadh over the same period the average price was 20,962 AED/m²; over the last 4 quarters the area has shown stable dynamics around 19,000–21,500 AED/m², having increased by 15–20% since 2022.
3. Rental rates and liquidity
Over the last 12 months, 81 residential rental contracts have been registered for Azizi Riviera 59. For the entire building, the average annual rental rate is 1,469 AED/m². In Al Merkadh, the median rate is slightly higher at 1,526 AED/m², with a clear year-on-year increase: from ≈1,150 AED/m² in 2023 to ≈1,500–1,550 AED/m² in 2024.
For the 2-bedroom segment in this particular building, there are either no recent (last-year) contracts, or they are not registered separately (the apartment-type filter returns zero). However, the overall rental level in the building and in the area is homogeneous, as the indicator is calculated from valid contracts for all apartment formats in this building.
Rental dynamics for the building:
– Q2 2025: 1,486 AED/m²
– Q3 2025: 1,422 AED/m²
– Q4 2025: 1,560 AED/m²
In Al Merkadh, rental dynamics are clearly upward: since 2022, rates have steadily increased from 900–1,100 to 1,500–1,650 AED/m².
4. Yield (ROI) and “fair price” for an investor
Facts for the last 12 months:
– Average sale price of 2-bedroom units in Azizi Riviera 59 – 20,762 AED/m²
– Average rent in the building – 1,469 AED/m² per year
– Al Merkadh: sale 20,962 AED/m²; rent 1,526 AED/m²
Gross yield (ROI brutto) calculation:
– For the building: 1,469 / 20,762 ≈ 7.1% per annum before expenses
– For the area: 1,526 / 20,962 ≈ 7.3% per annum
Taking into account acquisition costs (around 7–8% of the transaction amount – DLD fee, broker, registration, vacancy reserve, etc.), net yield will be roughly 7–8% lower:
– Net ROI for Azizi Riviera 59: about 6.6–6.7% per annum
– Net ROI for the area: about 6.7–6.8% per annum
“Fair price range” at a target yield of 7–8% for an investor:
– For Azizi Riviera 59: 18,362–20,986 AED/m² (1,469 divided by 0.08 and 0.07)
– For Al Merkadh: 19,075–21,800 AED/m² (1,526 divided by 0.08 and 0.07)
The current market price in the building is almost fully aligned with the target range for an investor at 7–8% per annum according to DLD; no significant discount or premium is required.
5. Liquidity and comparative analysis
Azizi Riviera 59 and the Al Merkadh area both show a high volume of sales and rental transactions over the past two years. The price per m² in the building fully matches the area in both level and dynamics. The Meydan/Al Merkadh cluster consistently attracts investors and tenants; the rental market is active and solvent.
6. Outlook over a 3–5 year horizon
Over the past 2–3 years, both Azizi Riviera 59 and Al Merkadh have seen growth in prices and rental rates. The probability of maintaining moderate rental growth over a 1–3 year horizon is high, while the potential for further price acceleration is constrained by the current 7–8% yield: this is the market’s “investment parity” level, at which both buying and renting remain balanced. For new investments in a similar “premium mass-market” product in Meydan One, it is reasonable to expect a post-cost net yield of around 6.5–7% per annum, with moderate capital appreciation.
Conclusion: Azizi Riviera 59 (especially 2-bedroom apartments) is a liquid, market-aligned building with a sale price in line with the area average and with the target investor yield. No material premium or discount to the area is required; rental yield and liquidity are confirmed by actual contracts from the DLD database.
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