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1. Definition of the area and data structure
Actual location: according to DLD, Azizi Riviera 9 belongs to the Al Merkadh area, master project Meydan One Community. The project and the building are unambiguously identified as Azizi Riviera 9, with a 100% match of the full name. The DLD database records 236 transactions in this building.
2. Liquidity: transaction and rental volumes
In the 1BR segment in Azizi Riviera 9, from 2021 to date the DLD data shows a gradual increase in the number of transactions, especially starting from Q3 2023, when keys began to be handed over and resale deals between buyers started to close (recent quarters: 11–12 deals per quarter). This indicates stable demand at the start of the building’s operational phase.
For rental contracts — both for Azizi Riviera 9 itself and for the master project — the DLD sample contains no valid 1BR lease contracts with sufficient data as of the report date. At the level of the entire Al Merkadh area, however, the sample size is huge (more than 27,000 active residential contracts), which confirms high rental liquidity in the district overall, without project‑specific detail for your building.
3. Dynamics of the average price per square metre
For 1BR units in Azizi Riviera 9 over the 2021–2024 horizon, there is a steady positive trend without explosive growth: from ~13,500–16,000 AED/m² in 2021 to 17,500–19,200 AED/m² in 2024 (12‑month average — 18,993 AED/m²). The most recent registered transactions show a range of 15,700–19,200 AED/m². Over several consecutive quarters, growth was smooth, without pronounced spikes.
Across Al Merkadh as a whole, 1BR units over the last 12 months averaged 20,674 AED/m², meaning apartments in Azizi Riviera 9 were selling at approximately 8–9% below the district average. Historically, Al Merkadh has shown a typical trend for new areas — a gradual increase in average prices, fluctuating in the 17,300–21,300 AED/m² range over 2022–2024.
4. Rental dynamics
For the building itself and the master project, there is no data on rental rates (as of the current DLD query there are no active 1BR lease contracts with area/price details for Azizi Riviera 9 and Meydan One Community). Therefore, any numerical indicators below are given only at the Al Merkadh district level.
In Al Merkadh over the past 4 years there has been a confident increase in average rents: from 930–1,100 AED/m² at the end of 2022 to 1,550 AED/m² per year (over the latest 12‑month period). Quarterly dynamics show consistent growth, driven both by key handovers in new projects and by the overall strengthening of demand in Dubai.
5. ROI and investment metrics
The average purchase price for 1BR units in Azizi Riviera 9 over the last 12 months is 18,993 AED/m².
Across Al Merkadh, the average annual rent (for all apartment types, as there is no separate 1BR breakdown) over the last 12 months is 1,550 AED/m².
The average purchase price in the district is slightly higher, around 20,674 AED/m².
Yield calculation:
– Gross ROI for Azizi Riviera 9 cannot be reliably estimated due to the absence of rental contracts for the building.
– For the district (indicatively): gross ROI = 1,550 / 20,674 ≈ 7.5% per annum.
Adjusting for transaction costs (DLD fee, agency commission and other associated expenses; in total ~7–8% of the purchase price), the expected net ROI for the district is around 6.9–7% per annum.
A fair price range for an investor (if the target yield is 7–8% per annum): between 19,375 and 22,140 AED/m² (calculation: rent_psm / 0.08 and rent_psm / 0.07 — all at the district level). Current market prices are slightly above this range. This means that an apartment at the average Al Merkadh price can generate 7–7.5% gross per year or ~7% net after expenses. For Azizi Riviera 9 the actual yield may be lower, as there is no precise data on rental rates specifically for this building: the effective annual rent may differ due to its new‑build status, landlords’ pricing strategies and tenant profile.
6. Conclusions on liquidity and outlook
Azizi Riviera 9 shows solid transaction volumes and a standard investment profile for new buildings in Al Merkadh (Meydan One). Over 3 years, 1BR prices have increased by almost 20%, taking into account the commissioning phase, yet they still slightly lag the district average, leaving some room for further growth. Tenant activity and the high frequency of transactions in the area confirm good liquidity; however, when modelling investment returns, it is safer to rely on district‑level averages, as a representative pool of rental contracts for this new building has not yet formed.
For an investor, the current yield in the district is around 7–7.5% gross, which after expenses translates into 6.9–7% net — close to the target levels of most private investors in Dubai’s new‑build segment. For Azizi Riviera 9, the current price structure offers a small discount to the district over the first 18 months after handover, which may be attractive for portfolio diversification with a bet on future rental growth.
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