1. Definition of the area and data structure
Actual location: According to DLD, AZIZI Riviera 65 is located in the Al Merkadh district, within the Meydan One Community master project. This is confirmed by the presence of direct transactions at this address in the DLD_transactions database.
The sales sample includes only apartments (Unit/Flat) with residential use. A total of 25 sales of 2-bedroom apartments have been recorded.
In the rental database (DLD_rent_contracts), there is no data for the address/project AZIZI Riviera 65 or for the master project, while across the entire Al Merkadh district the residential rental sample exceeds 27,000 contracts (there is sufficient statistics at the district level, but not for a specific building or master project).
2. Sales dynamics and price levels
Over the past 12 months, the average sale price of 2-bedroom apartments in AZIZI Riviera 65 amounted to 25,600 AED/m². This reflects actual transaction levels according to DLD.
For the Meydan One Community master project (and the Al Merkadh district), the average sale price of 2-bedroom apartments over the same period is 19,950 AED/m², meaning AZIZI Riviera 65 significantly exceeds the average level in its surroundings (by roughly 28%).
Dynamics of the average price per m² for 2-bedroom apartments in AZIZI Riviera 65 over recent periods:
– End of 2023: ~27,000 AED/m²
– During 2024, values fluctuated between 25,000 and 28,800 AED/m²
– District prices have grown noticeably, but remain below the level of this particular building.
For the Meydan One Community master project and the Al Merkadh district as a whole, the 3–5 year trend shows steady growth: from 14,000–16,000 AED/m² (2020–2022) to around 20,000–22,000 AED/m² in recent quarters. The premium of AZIZI Riviera 65 over the district has increased.
The transaction volume in this specific building only started to gain momentum from the end of 2023, which indicates a recent market launch (most likely handover/keys issuance).
3. Rent: level and dynamics
For the address AZIZI Riviera 65 and the master project, there are no registered district rental transactions in DLD in the “2 bedrooms” category. Therefore, it is not possible to calculate the rental rate level and ROI for this address and master project.
All further analysis is based on rental levels in the Al Merkadh district (for apartments in general).
The average annual rent per m² in Al Merkadh over the past 12 months amounted to 1,524 AED/m² (for all residential apartments). Previously (2020–2022), the level was 600–950 AED/m²; since 2023 growth has been very strong, with current values in new contracts at 1,350–1,550 AED/m² in 2024.
4. Comparison of the building and the district
AZIZI Riviera 65 is noticeably more expensive than the district in terms of sales (a premium of ~28% to the average price for 2-bedroom apartments), which is typical for new business-class buildings in a young, actively developing area.
The district rental rate has grown significantly over the past year, but there is no rental data for the building itself, so a direct premium/discount of the building relative to the district cannot be determined.
5. ROI calculation and “fair price range”
• It is not possible to calculate ROI for AZIZI Riviera 65 due to the absence of district rental rates for this project in DLD.
• For the Al Merkadh district: the estimated gross ROI for apartments of a similar size is 6.8% per annum (1,524 / 19,950 ≈ 0.076).
• Taking into account standard transaction costs (around 7%), the effective yield (net ROI) for the district will be approximately 6.4–6.5% per annum.
• For an investor targeting 7–8% per annum, the “fair price range” for entering projects in Al Merkadh can be estimated at 19,050–21,800 AED/m² (1,524 / 0.08 to 1,524 / 0.07). Transaction prices in AZIZI Riviera 65 are noticeably above the upper boundary of this range, and to achieve a 7–8% yield, either further rental growth or a discounted purchase price will be required.
6. Liquidity and district outlook
The Al Merkadh district (and especially business-class projects by major developers in Meydan One Community) is demonstrating very rapid growth: demand for both rent and purchase is consistently high, and the volume and dynamics of transactions confirm good liquidity for new buildings. The current absence of rental data in DLD for this building may be due to its recent completion as well as the formation of the first market transactions. A similar pattern is typical for many new complexes in Dubai.
Over a 3–5 year horizon, the district will remain one of the most sought-after among new locations, with price and rental growth above the market average, but at current purchase prices in new buildings the investor’s actual yield will be below 7% per annum unless there is substantial premium growth in rents.
Conclusion: Investments in AZIZI Riviera 65 ensure high liquidity and capital appreciation; however, the yield for a buyer at current prices will lag behind the district average (gross ROI below 6%, net ROI around 5.5% and lower). For yield-focused investing, it makes sense either to wait for established rental rates for this building or to negotiate a discount.
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