ROI analysis of apartment in Azizi Shaista Residence: DLD data and real deals

1. Area definition and data structure

Actual location: according to DLD, Azizi Shaista Residence is located in the Jabal Ali First area, master project Al Furjan. All data in this analysis is taken strictly for this area and master project based on DLD records.

Sales data for 1BR units in the building is confirmed. A total of 170 sale transactions for 1-bedroom apartments (1 b/r) in Azizi Shaista Residence have been recorded from completion to date.

Rentals: DLD does not show a single confirmed long-term lease contract for 1-bedroom apartments either in the building itself or even within the Al Furjan master project (using the 1 bed room/1bed room filter). To assess rental levels and yields, we use the Jabal Ali First area benchmark, as DLD provides detailed statistics for this area.

2. Transaction dynamics and pricing in the sales market

Transaction frequency: 1BR transactions have been stable, with a strong increase in turnover from 2022. For example, in 2022 and 2023 the building saw roughly 40–50 deals per year, remaining high in 2024.

Dynamics of average price per square metre (AED/m²) in the building:
– At the beginning of 2021 the average price was around 9,500 AED/m² (with minor volatility), then declined to 6,400–8,000 AED/m² in the second half of 2021.
– From 2022 there has been steady growth to 8,800–9,900 AED/m² throughout 2022–2023.
– In 2024 the average price per m² for 1BR transactions increased from 8,800 to 9,950 AED/m², with individual deals exceeding 12,000 AED/m² in early 2025/2026.
– The average price per m² over the last 12 months: 10,297 AED/m² for 1BR units in the building.

For comparison, the average 1BR benchmark in the Al Furjan, Jabal Ali First master project:
– The master-project price corridor was 10–30% higher, especially in 2024–2025: average values in the 11,500–14,500 AED/m² range.
– The 12‑month average: 13,876 AED/m².

Conclusion: 1-bedroom apartments in Azizi Shaista Residence are trading at a significant discount to the Al Furjan market average, at least 20–25% cheaper per m².

3. Rental market and yield levels

No long-term lease contracts for 1-bedroom apartments in the building or even in the master project have been recorded in DLD. For assessment we use the area’s average rental rate for all residential apartments in Jabal Ali First. Over the last 12 months:
– Average annual rental rate in the area: 874 AED/m².
– Over 3 years, growth has been recorded from 620–690 AED/m² in 2022 to 770–875 AED/m² in 2024.

4. ROI (payback) and investment entry price range

Since it is not possible to obtain a building-specific rental rate, yield calculations are based on Jabal Ali First:
– Gross yield for the area (calculation: 874 / 10,297) is 8.5% per annum when purchasing a 1BR at the actual average Azizi Shaista Residence price over the last 12 months.
– If you buy at the area’s average price (13,876 AED/m²), ROI_brutto is 6.3% per annum.
– Taking into account initial costs (around 7–8% of the purchase price), the effective net yield (ROI_net) at the current building price will be about 7.9% per annum, and about 5.9% per annum at the area average.
– For an investor targeting a net yield of 7–8% per annum, the “investment fair” purchase price for an apartment in Jabal Ali First is in the range of 10,930–12,490 AED/m² (based on the area rental benchmark). The current building average fully fits within this range.

5. Investor outlook and liquidity

Azizi Shaista Residence is a liquid product with a large volume of transactions and a transparent sales history throughout the period from 2021 to the present. The per‑m² discount versus comparable Al Furjan projects may indicate a realistic entry price level. The area has strong rental demand and rising rental rates — average growth in the Jabal Ali First market over 3 years has exceeded 30%.

The current price range for 1-bedroom units allows investors to target above-average yields (higher than the Al Furjan and Jabal Ali First area averages), which makes this purchase particularly attractive for buy‑to‑let investors (given the historical yield calculations and the building’s actual discount to the area).

Recommendation: At the current price level and with the current rental benchmark in the area, this building represents one of the best investment opportunities for purchasing a 1BR among new Al Furjan developments, if the priority is achieving a relatively high yield.