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

1. Definition of the area and data structure

Actual location: The Azizi Shaista Residence building (strictly as per the DLD register) is located in the Jabal Ali First area, within the Al Furjan master project. In the DLD database there is a clear match between these attributes.

All subsequent comparative analysis is based on the Jabal Ali First area, as reflected in real transactions for your building.

2. Transaction volume and structure

Over recent years, a sufficient number of sale transactions (112 historical deals) and leases (463 rental contracts, of which 98 in the last 12 months) have been concluded for studios (0BR) in Azizi Shaista Residence. This indicates high liquidity and strong demand for this unit type.

3. Transaction and price dynamics

The number of studio sales has been growing: from 1 deal in 2020 to 11–30 per year in 2021–2023, and 24 deals already recorded for 2024. On a quarterly basis, prices per m² have been steadily increasing since 2021, with the last 12 months showing particularly strong growth.

The average price per m² for studios in Azizi Shaista Residence over the last 12 months was 13,612 AED/m² (17 deals in the window), while the comparable figure for Jabal Ali First is significantly higher — 20,260 AED/m² (3,975 deals). In other words, the building is trading at a noticeable discount (≈33%) to the area’s average market level.

Building dynamics:
– In 2021–2022: 8,845–10,700 AED/m² (rising to 11,500 by 2023),
– In 2024: quarterly averages of 11,300–12,900 AED/m²,
– Latest recorded price (2025Q2–Q4) — 13,600–15,100 AED/m².

Area dynamics:
– 2020–2022: 8,500–10,700 AED/m²,
– 2023: reaching 12,500 AED/m²,
– 2024: 13,100 AED/m²,
– 2025: a sharp increase to 14,100–23,800 AED/m² (the latest quarters are likely influenced by new sections/projects).

4. Rentals: rates and dynamics

For Azizi Shaista Residence, the average annual rental rate for studios over the last 12 months is 1,286 AED/m² (98 rental contracts). This significantly exceeds the average for Jabal Ali First (877 AED/m²; 23,613 transactions for all apartment types). The building commands higher rental levels than the area (a building-level rental premium of ~47%).

Building dynamics (quarterly):
– Until 2022: 720–880 AED/m²,
– 2023: transition to 1,000–1,025 AED/m²,
– 2024: 1,114–1,190 AED/m²,
– Latest contracts Q4 2024 – Q1–Q2–Q3 2025: steady growth to 1,245–1,319 AED/m².

5. Investment payback (ROI) estimates

Gross ROI for studios in Azizi Shaista Residence (method: rental rate / average building price over the last 12 months, both figures confirmed by DLD):

– For the building: 1,286 / 13,612 ≈ 9.4%
– For the area: 877 / 20,260 ≈ 4.3%

Among studios, Azizi Shaista Residence is currently delivering returns noticeably above the typical level for the area. After accounting for initial transaction costs (7–8%), the indicative net ROI is around 8.7–8.8% (gross ROI divided by 1.07–1.08).

Range of “fair investment price” for an investor targeting 7–8% per annum:
– For the building: 1,286 / 0.08 = 16,075 AED/m² (for 8% ROI) and 1,286 / 0.07 = 18,371 AED/m² (for 7% ROI). The current market price of 13,612 AED/m² is below these levels, meaning a purchase is possible at a premium relative to “investor levels” while the yield still remains above average.

– For the area: this range is 10,963–12,528 AED/m²; the current area price is higher (20,260). The area-level yield is significantly lower (around 4.3%).

6. General conclusions on the building and the area

– The high volume of sales and rentals in the building confirms its liquidity and strong demand in this segment.
– Price per m² in the building shows stable growth, but it is less aggressive than in the wider area (where new projects dominate — likely the reason for the sharp increase in the average price in Jabal Ali First in 2024–2025).
– Studio yields in Azizi Shaista Residence remain very high relative to the area and significantly exceed the typical investor target level (7–8%).
– The building is more attractive in terms of entry price for an investor (relatively low buy-in and high current yield), with upside potential as the area’s infrastructure continues to develop.
– Studio supply is well represented in both the rental and sales markets, balanced, with no signs of oversupply or acute shortage.

Recommendation: Azizi Shaista Residence is one of the best options in its segment in Al Furjan/Jabal Ali First in terms of yield. The building is attractive both for “buy-to-let” strategies and for capital preservation over a 3–5 year horizon.