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1. Definition of the area and data structure
Actual location: according to DLD, the building Azizi Riviera 9 is located in the Al Merkadh area, within the Meydan One Community master project. The DLD database shows several hundred sales transactions for this building from mid‑2021 to August 2023, as well as a large number of rental contracts from late summer 2023 through the end of 2025. The analysis below is based precisely on this factual data.
2. Transaction and price dynamics for the building and the area
Over the past 3 years Azizi Riviera 9 has shown high sales activity. A particularly large number of transactions fell in Q3 2023, which is typical for a building entering the market after completion. Thereafter, the pace of transactions is evenly distributed by quarter.
Average purchase price per square metre (AED/m², DLD transactions, filtered by valid area):
– For Azizi Riviera 9 over the last 12 months: 19,523 AED/m².
– For Al Merkadh over the last 12 months: 22,322 AED/m².
Historically, the average price per square metre in the building has fluctuated between 14,000 and 21,000 AED/m², with recent growth, but the average level over the last year has remained noticeably below the area average. Across the full Al Merkadh sample, the base range over the last 1.5 years has been 19,000–22,000 AED/m², with a trend of moderate growth.
3. Rental dynamics and levels
For Azizi Riviera 9, rental activity has been recorded actively since Q3 2023. All calculations include only valid residential contracts (Residential, sufficient area, market price).
Average annual rental rate per m²:
– For Azizi Riviera 9 over the last 12 months: 1,597 AED/m²/year.
– For Al Merkadh over the same period: 1,546 AED/m²/year.
Rental dynamics for the building: after a rapid start in the range of 1,320–1,430 AED/m², the last year has seen a notable increase to 1,500–1,650 AED/m² for new contracts. In the area as a whole, rents have moved within a tight 1,350–1,550 AED/m² range and in recent quarters are even slightly below the level of this building, which indicates demand for new projects.
4. Comparison of the building with the area
Azizi Riviera 9 is currently trading 12–13% below the area average based on the latest annual transactions (19,500 vs 22,300 AED/m²), while the average rent is slightly higher than the area level. This gives the building an advantage over competitors in terms of return on invested capital.
5. ROI (yield) and fair price
Estimated gross yield (ROI) based on the latest annual data:
– For Azizi Riviera 9: ROI_brutto ≈ 1,597 / 19,523 ≈ 8.2% per annum.
– For Al Merkadh: ROI_brutto ≈ 1,546 / 22,322 ≈ 6.9% per annum.
Adjustment for acquisition costs (approximately +7% to the purchase price, effective ROI_net = ROI_brutto / 1.07):
– Azizi Riviera 9: ROI_net ≈ 7.7% per annum.
– Al Merkadh: ROI_net ≈ 6.5% per annum.
This configuration makes Azizi Riviera 9 attractive from an investment perspective today: the building offers a yield noticeably above the area average.
Fair purchase price range for an investor targeting 7–8% per annum (at current rent levels):
– 7%: 1,597 / 0.07 ≈ 22,814 AED/m².
– 8%: 1,597 / 0.08 ≈ 19,963 AED/m².
This building is already within the “investment fair price” range for a target yield of 8% per annum, whereas in the wider market a larger discount is required to achieve such returns.
6. Liquidity, outlook and risks
Azizi Riviera 9 demonstrates high liquidity: the volume of sales and rentals in the building is consistently strong, and the property is fully integrated into the Meydan One Community master project. Rents are gradually increasing, and demand is fresh. Over a 3–5 year horizon, a potential risk is the launch of new projects in Meydan; however, current demand and yield dynamics for Azizi Riviera 9 remain at a solid level. The outlook is for stable maintenance or moderate growth of current yield levels, with minimal risk of a significant decline in liquidity.
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