1. Definition of the area and data structure
Actual location: AZIZI RIVIERA AZURE (2-bedroom apartment segment) is located in Al Merkadh, within the Meydan One Community master project. The link between the building name and the district is confirmed by the DLD (Dubai Land Department) database; the association between the building name and the project is correct.
Sales transactions for 2-bedroom apartments in this building have been registered with DLD since the beginning of 2023, with a total of 19 verified sales recorded. As for rentals of 2-bedroom apartments in this specific building and master project, there have been no contracts in the DLD database over the past 3 years. However, a significant number of rental contracts have been registered in Al Merkadh as a whole, so the rental analysis is conducted at the district level.
2. Liquidity and demand analysis
The following numbers of transactions for 2-bedroom apartments in AZIZI RIVIERA AZURE have been recorded (by quarter, completed periods only):
- 2023: 1 transaction (Q1), 2 transactions (Q4)
- 2024: 2 transactions (Q3), 9 transactions (Q4)
(A spike in activity is observed in the most recent quarters. Data for 2025 are partly in the future and are excluded from the final analysis.)
Overall, the building’s liquidity over the last four quarters is comparable to the market average for new projects, with a clear concentration of sales closer to the handover stage.
In Al Merkadh, rental market activity is high: over the last 36 months more than 23,000 apartment rental contracts have been concluded, indicating stable demand for living in the area.
3. Price dynamics: building and area
Average sale price per square metre in AZIZI RIVIERA AZURE (2-bedroom units) by quarter (last 2 years):
- Q1 2023: 36,336 AED/m²
- Q4 2023: 28,490 AED/m²
- Q3 2024: 29,169 AED/m²
- Q4 2024: 27,726 AED/m²
The average price per m² over the last 12 months was 26,603 AED (for the building, 2-bedroom units).
For comparison, in Al Merkadh (apartments only):
- Average price per m² for 2-bedroom units over the last 12 months: 20,403 AED.
- The area shows a smooth upward trend: in 2022 — 17,100–19,300 AED/m², by 2024 — 19,000–21,200 AED/m².
- Thus, AZIZI RIVIERA AZURE is being sold at a +30% premium to the district average.
4. Rental dynamics (by area, as there are no contracts for the building)
Average annual rent per m² (Al Merkadh, all apartment types):
- Q1 2023: 1,152 AED/m²/year
- Q4 2023: 1,356 AED/m²/year
- Q1 2024: 1,376 AED/m²/year
- Q3–Q4 2024: 1,458–1,551 AED/m²/year
- Last 12 months: 1,525 AED/m²/year
Rental growth over the last 2 years has been very strong: from 1,150 to 1,525 AED/m² (+33% since the beginning of 2023).
There are no registered rental contracts for AZIZI RIVIERA AZURE in the DLD database, so ROI and “fair price” calculations are based on district-level market data.
5. ROI and range of fair investment price
Calculations are based solely on Al Merkadh (no other data available):
- Average purchase price for 2-bedroom units over the last 12 months: 20,403 AED/m²
- Average annual rent per m²: 1,525 AED/m²
Indicative gross yield (ROI_brutto): 7.5% per annum for the area.
Taking into account transaction entry costs (7–8% of the deal value), the net yield (ROI_net) is approximately 6.9–7.1% per annum.
The fair price range for an investor targeting a 7–8% annual yield is from 19,060 to 21,790 AED/m² (calculation: annual rent of 1,525 AED/m² divided by the target yield of 7–8%).
AZIZI RIVIERA AZURE is being sold at a 30% premium to the area (26,600 AED/m² versus 20,400 AED/m²), which implies a lower actual yield at current purchase prices (approximately 5.7% gross ROI based on area-level rents).
6. Conclusions and outlook
AZIZI RIVIERA AZURE is positioned in the premium segment within the fast-growing Al Merkadh district. The achieved sale prices in the building still outpace the district benchmark; if an investor’s target yield is 7–8%, the fair purchase price should be in the range of 19,000–22,000 AED/m². The actual market price in the building is significantly higher, which points either to inflated expectations or to a focus on end users (not purely investors).
In Al Merkadh, demand and price dynamics remain very strong, with rental growth outpacing sales (+33% in a year and a half). Liquidity is solid both in sales and rentals. AZIZI RIVIERA AZURE is located in a steadily growing area, but the price premium makes it investment-attractive only if there are additional value drivers (infrastructure features, views, bundled services).
A direct assessment of ROI and rental ranges specifically for AZIZI RIVIERA AZURE is not possible — DLD records no rental contracts for 2-bedroom apartments at this address. The only reliable reference point is district-level statistics.
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