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1. Definition of the area and data structure
Actual location: According to the DLD database, Azizi Riviera 7 is located in the Al Merkadh area, within the Meydan One Community master project. The data for this analysis was collected first at the building level, and then at the Al Merkadh area level to construct accurate benchmarks.
2. Transaction activity for 2-bedroom apartments
Over the entire history of DLD records, 9 transactions with 2-bedroom apartments in Azizi Riviera 7 have been registered. The number of sales was highly uneven over time: peak activity was at the beginning of 2023 (4 deals in a quarter), with only isolated transactions in 2022 and 2024. This is typical for new buildings: most sales occur at handover, after which the secondary market forms gradually.
Overall, in Al Merkadh the 2-bedroom segment is much more active: the number of transactions per quarter is significantly higher, which confirms stable demand and liquidity for this segment as a whole.
3. Price dynamics per square meter
Azizi Riviera 7 (2-bedroom apartments):
– In 2022, transactions showed wide fluctuations: from 9,300 to 13,100 AED/m².
– In 2023, the average price stabilized at around 11,300 AED/m².
– In 2024, transactions were recorded at an average price of about 13,670 AED/m².
– Over the last 12 months there have been no confirmed transactions with 2-bedroom apartments in this particular building, which makes it impossible to state an actual current value for the last year specifically for this building (the FA-level data is insufficient for that).
Al Merkadh (2-bedroom apartments, area-wide):
– From 2020 to 2023 the area has shown a consistent increase in average prices: from 14,300 to 20,900 AED/m² in the most recent quarters.
– Over the last 12 months, the average transaction price for 2-bedroom apartments in the area has been around 20,200 AED/m².
– This is significantly higher than the individual transactions known for Azizi Riviera 7, which is likely due to the building being relatively new and initially sold either at premium launch prices or, conversely, at early “investment” entry prices.
4. Market rent and yield (ROI)
At the time of analysis, there was no DLD rental data for 2-bedroom apartments in Azizi Riviera 7 itself. Across Al Merkadh, the average annual rental rate per m² for all apartment types over the last 12 months is 1,550 AED/m². More than 10,000 rental contracts were concluded in the area over the year, indicating a very active rental market.
Rental dynamics:
– Since 2020, rental rates have more than doubled: from 600–800 AED/m² to approximately 1,350–1,550 AED/m² in 2024.
5. ROI using the area as an example (calculation based on averaged figures)
To calculate yield and a fair price for an investor, we used area-level DLD figures (Al Merkadh across all apartment types, since there are no valid rental figures for this building and for 2-bedroom units specifically):
– Average purchase price: 20,200 AED/m² (2-bedroom apartments, last 12 months)
– Average rent: 1,550 AED/m²/year (all apartment types, last 12 months)
– Rough gross yield (ROI_brutto) for the area = 1,550 / 20,200 ≈ 7.7% per annum.
– Net yield (ROI_net), taking into account transactional and entry costs (around 7%), is estimated at 7.2–7.3% per annum.
– “Fair price range” at a target yield of 7–8%: from 19,400 AED/m² (for an 8% annual target) to 22,100 AED/m² (for 7% per annum). The current average market level lies fully within this investment range.
6. Conclusions on liquidity and outlook
– Liquidity: for Azizi Riviera 7 the secondary market is still in the formation stage, with low transaction volumes; at the area level the market is very active, both in sales and rentals.
– Market dynamics in Al Merkadh show a pronounced increase in both prices and rents since 2020; rental rates have almost doubled, and average prices for 2-bedroom apartments have also risen substantially.
– Azizi Riviera 7 is currently showing non-representative pricing compared with the area average, but the sample of actual transactions is extremely limited.
– For an investor, the fair current yield level for the area is close to 7.5% per annum at market prices, which fits within the typical target-return range for Dubai.
– If the goal is a 7–8% annual yield, the reasonable entry price range in the area corresponds to the current market; neither a discount nor a premium is strictly required.
Analysis limitations: The absence of recorded DLD rental contracts for this particular building and the very small sample of sales over the last 12 months make it impossible to calculate an individual yield strictly for Azizi Riviera 7. All ROI figures and fair price ranges are derived at the Al Merkadh area level.
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