Skip to content
1. Definition of the area and data structure
Actual location: According to DLD, the Azizi Riviera 8 building belongs to the Al Merkadh area and the Meydan One Community master project.
The database contains over 230 sales transactions from 2020 to date, as well as more than 240 rental contracts for studios in this building over the last 3 years. This allows for detailed analysis both at the building level and in comparison with the wider area.
2. Liquidity and deal structure
Over the analysed period, studio units in Azizi Riviera 8 have seen regular sale-and-purchase transactions and rental contracts. In just the last 12 months, around 40–60 studio sale transactions and more than 60 new rental contracts have been concluded. In Al Merkadh, the transaction volume is significantly higher (hundreds of units per quarter), which confirms overall high liquidity and strong demand activity.
3. Apartment price dynamics
Azizi Riviera 8 (studios):
Over the past 3–4 years, the following trend in average price per m² for studios has emerged:
– In 2020–2021 there were relatively few transactions (1–3 per quarter), with average prices ranging between 11,000–17,000 AED/m².
– From 2023 the number of deals increased sharply (for example, 73 transactions in Q3 2023 alone) and the average price rose to 16,300–18,400 AED/m².
– Last 12 months: the volume‑weighted average price for studio transactions in the building is 17,551 AED/m².
Al Merkadh (studios):
– The average price per m² in the area over the last 12 months is 20,653 AED/m², which is noticeably higher than in Azizi Riviera 8.
– In terms of dynamics, the area has shown steady and rapid growth over the past 2 years: from an average of 16,900–17,000 AED/m² in 2023 to 20,600+ AED/m² in 2024.
Thus, Azizi Riviera 8, trading at a slight discount to the area’s average price per m², can be viewed as an asset with an attractive entry point.
By size: the average studio size in this building is about 34 m² (range 29–44 m²).
4. Rental rates and dynamics
Azizi Riviera 8 (studios):
– The average achieved annual rental rate per m² over the last 12 months is 1,736 AED/m² (based on 60+ contracts).
– Recent quarters show steady growth: from 1,254 AED/m² in Q3 2023 to 1,373 AED/m² by summer 2024.
– There are a number of abnormally high values (above 18,000 AED/m² — clear outliers), but the median level for most contracts lies in the 1,300–1,700 AED/m² range.
Al Merkadh (studios):
– The average rental rate in the area over the last 12 months is 1,674 AED/m² (based on more than 4,000 contracts).
By size: the average leased studio size in the building is 34 m² (minimum 29, maximum 44 m²).
5. Comparison: building vs area
– The price per m² for studios in Azizi Riviera 8 is approximately 15% below the area average.
– The rental rate per m² in the building is slightly higher than in the area overall (a difference of about 4%).
6. Yield (ROI) and investment range
Gross yield based on DLD data for the last 12 months:
– For the building:
ROI_brutto = 1,736 / 17,551 ≈ 9.9%
– For the area:
ROI_brutto = 1,674 / 20,653 ≈ 8.1%
Taking into account standard transaction costs on entry (around 7–8%):
The indicative net yield for the building will be around 9.2–9.3% (1,736 / (17,551 × 1.07)),
for the area ~7.5–7.6%.
Indicative fair investment price range for studios (targeting 7–8% annual yield, at a rental rate of 1,736 AED/m²):
– For 7%: 1,736 / 0.07 = 24,800 AED/m²
– For 8%: 1,736 / 0.08 = 21,700 AED/m²
The current average sales level in the building (17,551 AED/m²) is below this range, which explains the sustained elevated gross yield (above 9%, which is excessive for the Dubai market over the long term).
7. Conclusions and recommendations
– Azizi Riviera 8 demonstrates high liquidity, steady growth in demand and prices, and an active rental market.
– Purchase prices for studios in the building are noticeably below the area average, while rental yields remain above the market.
– Studios are particularly attractive for investors: at current prices it is possible to achieve a gross yield of around 10% per annum, and about 9% net after all costs.
– A fair price range for an investor targeting 7–8% yield is around 21,700–24,800 AED/m², i.e. below the current average price in the area but above current transaction levels in this building.
– Going forward, if the entry level in Azizi Riviera 8 rises to 20,500–22,000 AED/m² (converging with the area), yields will move closer to 7–8%, which is typical for “stabilised” markets with a low risk premium.
8. Outlook
Over a 3–5 year horizon, further convergence of building and area prices is likely, driven by sustained demand for compact residential formats and limited rental supply in the central part of Meydan One/Al Merkadh. A steady increase in rental rates is likely, acting as a factor that will limit any correction in purchase prices.
Related Articles
- How to buy a home in Dubai in Cove by Imtiaz – analysis 2026
- Freehold Property in the UAE: Full Ownership, Key Areas and Investment Opportunities in 2026
- ROI analysis of apartment in Sobha Creek Vistas Reserve: DLD data and real deals
- How to sell an unit in Dubai in Goldcrest Views 2 – analysis 2026
- ROI analysis of apartment in VIDA Residences Dubai Marina: DLD data and real deals
