1. Definition of the area and data structure
Actual location: According to DLD, the building AZIZI RIVIERA AZURE is located in the Al Merkadh area, within the Meydan One Community master project. All further comparisons of the building with the area and the master project are based on these parameters.
Data sources: The DLD database shows 105 sale transactions for this building, as well as confirmed rental contracts (18 contracts for studios in this project), which allows for a proper analysis in both directions. All analytics are focused on studio apartments (0BR), as the filter is set specifically for them (rooms_en = ‘studio’, ejari_property_sub_type_en = ‘studio’).
2. Liquidity and transaction activity
Sales: Sales activity in AZIZI RIVIERA AZURE has been observed since Q3 2023, with the peak of handovers and transactions in Q4 2024 and Q3 2025. A significant number of deals have been recorded over the past 12 months, confirming the project’s high liquidity. The building is typically new delivery, i.e. transactions are mainly related to the primary market and recent handover.
Rentals: The project has already recorded at least 18 rental contracts for studios, with confirmed in-building rental statistics for the last 12 months. This makes it possible to rely on actual rental data and use them for yield assessment.
3. Price per m² dynamics and level
AZIZI RIVIERA AZURE (studios):
– A rapid evolution of the average price per square meter has been recorded: starting from 32,400–33,600 AED/m² in 2023–2024, with stabilization in H2 2024 and H1 2025 at around 31,500–33,600 AED/m².
– Average over the last 12 months for the building: 33,016 AED/m².
Al Merkadh (studios):
– Typical area dynamics: steady growth from ~15,500 AED/m² in 2021–2022, then acceleration in 2023–2025, reaching 19,300–21,000 AED/m² in 2024–2025.
– Current area benchmark for the last 12 months: 20,685 AED/m².
– Thus, studios in AZIZI RIVIERA AZURE are trading at a premium of about 60% to the area average for comparable units. This is objective confirmation of the project’s premium positioning within Al Merkadh and Meydan One.
4. Rental dynamics and level
AZIZI RIVIERA AZURE (studios):
– Valid values of average annual rent per m² based on active contracts in the project are available — recent deals fall within the range of 1,588–1,757 AED/m²/year. The average over the last 12 months is 1,689 AED/m²/year.
Al Merkadh (studios):
– The area trend also shows steady growth: from 800–1,000 AED/m²/year in 2020–2022 to 1,380–1,695 AED/m²/year in 2024–2025. Over the last 12 months, the average benchmark is 1,674 AED/m²/year.
– The building’s rental rate is approximately at the area average, with a slight premium.
5. ROI comparison and calculation of investment fair value
Calculations are made for gross yield based on actual DLD data for the last 12 months:
AZIZI RIVIERA AZURE (studios):
– Average purchase price: 33,016 AED/m².
– Average annual rent: 1,689 AED/m².
– Gross ROI: 1,689 / 33,016 ≈ 5.12% per annum.
Al Merkadh (studios):
– Average purchase price: 20,685 AED/m².
– Average annual rent: 1,674 AED/m².
– Gross ROI: 1,674 / 20,685 ≈ 8.09% per annum.
Typical entry costs (DLD fee, agency, additional charges): estimated at 7–8%. Taking these costs into account, the expected net yield (ROI net) for AZIZI RIVIERA AZURE decreases to ≈4.75% per annum, and for the area to ≈7.5–7.6% per annum (this adjustment is approximate and does not include operating expenses).
Fair purchase price range for an investor targeting a 7–8% annual yield:
– Based on the building data: 1,689 / 0.08 = 21,100 AED/m² (for 8%); 1,689 / 0.07 = 24,130 AED/m² (for 7%).
– The current building price (33,016 AED/m²) is significantly above the fair investment range (an overpayment of 37–56% versus fair price for a 7–8%/year yield).
– For the area, values are closer to equilibrium, and the market price is also close to fair price.
6. Conclusions and recommendations
AZIZI RIVIERA AZURE is a liquid, in-demand project with a high density of sales and rental transactions (a sign of solid demand in the studio segment). The building trades at a pronounced premium to the area market (up to 60%), which makes it less attractive for classic rental investors seeking 7–8% per annum and above under the DLD-based formula. Under current conditions, the indicative yield for studios in this building is around 4.7–5.1% per annum (net/gross), which is noticeably below the Al Merkadh benchmark (7.5–8%).
For long-term income investments focused on rental yield, AZIZI RIVIERA AZURE does not look like an optimal entry point at current market prices. However, for goals of long-term capital appreciation or acquiring new, liquid housing in a premium location, the building can be interesting thanks to consistently high handover volumes and stable rental dynamics.
To summarize: the project is excellent in terms of liquidity, but the high entry price relative to the fair investment level limits its appeal specifically as a “buy-to-let” instrument. For an investor targeting 7–8% per annum, a discount of at least 25–35% to the current market level is required.
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