1. Definition of the area and data structure
Actual location: According to the DLD database, the building Azizi Riviera 63 belongs to the Al Merkadh area and is located within the Meydan One Community master project. The building name fully matches the query filter, and the presence of transactions under this name is confirmed.
2. Transaction volume and liquidity
Across the entire Azizi Riviera 63 building, a total of 8 transactions for two-bedroom apartments have been recorded over its history, and over the last 12 months — 2 transactions (which indicates very low intra-building liquidity, typical for off-plan projects at the final stage or a newly handed-over building). In Al Merkadh as a whole, the apartment market is highly liquid: over the last 12 months there have been 4,149 apartment sales transactions and more than 10,000 rental contracts.
3. Dynamics of average price per square meter (2BR in Azizi Riviera 63)
– In 2024, the average transaction price for 2BR units ranged by quarter from 25,000 to 26,300 AED/m² (4 transactions in Q2 and Q3).
– Over the last 12 months, the average selling price of two-bedroom apartments in this building was around 24,312 AED/m².
– This price is noticeably higher than the area-wide average for apartments in Al Merkadh (20,460 AED/m² over the year).
Overall, the area has shown growth in the average price over the last 3–4 years: from 16,600–17,800 AED/m² in 2021–2022 to 20,000–21,000 AED/m² in 2024–2025. In this dynamic, Azizi Riviera 63 is trading at a substantial premium to the market.
4. Rental distribution and levels (Al Merkadh, last 12 months)
There are no current rental contracts in the DLD database specifically for Azizi Riviera 63, nor for the Meydan One Community master project — which is typical for new developments at the commissioning stage. At the Al Merkadh area level, more than 10,000 residential apartment rental contracts have been registered over the last 12 months. The average rental rate in the area amounted to 1,524 AED/m²/year, with extremely strong growth over the last 3 years: from 850–1,150 AED/m²/year in 2022–2023 to 1,500–1,650 AED/m²/year in 2024–2025.
Thus, for investment analysis of this asset in terms of rent and yield, it is appropriate to use Al Merkadh area benchmarks, since at more granular levels (building, master project) there are still no confirmed contracts.
5. Comparison of building and area, yield and fair price range
– Current average selling price for Azizi Riviera 63 (2BR, 2024–2025): around 24,300 AED/m² (data confirmed by actual transactions). For Al Merkadh, the average transaction price for the same period is 20,460 AED/m².
– Average annual rental rate in the area: 1,524 AED/m²/year.
– Rough annual yield (ROI) for an investor in the area: 1,524 / 20,460 ≈ 7.45% per annum (gross).
Taking into account typical acquisition costs (7–8% on top of the purchase price), the expected net yield for the area will be 7–8% lower: ROI_net ≈ 6.9–6.95% per annum.
If we target a yield of 7–8% per annum, the fair investment entry price range for an investor in Al Merkadh is: 1,524 / 0.08 = 19,050 AED/m² (8% level); 1,524 / 0.07 = 21,771 AED/m² (7% level).
Comparison: recent transactions in the building have been executed at a 13–25% premium to these levels (24,312 versus the calculated corridor of 19,050–21,771 AED/m²). This means that achieving a 7–8% ROI on this asset is only possible with a downward price adjustment — in the market, an investment buyer should obtain a discount to the current transaction prices in Azizi Riviera 63.
6. Conclusions and outlook
The Al Merkadh market is very active and is characterized by strong, sustained demand for both purchase and rental; rental rates are rising rapidly, and transaction volumes are at record levels. As a new development, Azizi Riviera 63 is trading at a substantial premium, which may be justified by the specifics of the product, project quality, or the expectations of the developer/early investors. However, to achieve a 7–8% annual yield, either further rental growth or a discount on the purchase price is required. Over a 3–5 year horizon, assuming current rental and price growth trends continue, an investor in the area can expect a yield of around 7% (net); when entering at current Azizi Riviera 63 market levels, the yield will be below the area average.
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