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1. Definition of the area and data structure
Actual location: The Azizi Venice 10 complex (sampled by the main project name and buildings with the same prefix) is in fact located in the Madinat Al Mataar district, within the Dubai World Central master project. In the DLD database, the building has registered transactions for the sub-complexes AZIZI VENICE 10 – BUILDING A, AZIZI VENICE 10 – BUILDING B and commercial units, but the entire project is aggregated as “AZIZI VENICE 10”. For area-level analysis the following linkage is used: Madinat Al Mataar (district), Dubai World Central (master project).
2. Sales dynamics and liquidity
Over the entire observation period, more than 340 transactions have been registered for the Azizi Venice 10 complex. Activity for 2-bedroom apartments started in 2024: 2 deals were recorded in Q1, followed by a sharp increase in the number of registrations by quarter (from 9 in Q2 2024 to 124 in Q4 2024, with a continued steady flow of deals into 2025). This is typical for new off-plan projects, with mass contract registrations after launch.
3. Price analysis for 2-bedroom apartments
The average price per square metre for 2-bedroom apartments in the Azizi Venice 10 project over the past 12 months was about AED 20,580/m². Within 2024–2025 the dynamics are fairly stable: quarterly values range from ~AED 20,410 to ~AED 21,015/m². For Madinat Al Mataar, the comparable indicator is significantly lower: the district average over the past 12 months is around AED 17,780/m², which shows a substantial project premium over the district baseline (a difference of about 15–17%). The district’s long-term dynamics from 2020 to 2023 show lower values, with a sharp increase in 2023–2025 up to AED 17,000–18,900+ /m², reflecting the overall market uptrend in prices (with Azizi Venice 10 trading at a premium against this backdrop).
4. Rental market and rental rates
An attempt to calculate rental rates for 2-bedroom apartments in the Azizi Venice 10 project and the Dubai World Central master project produced no result, meaning that over the past 12 months there have been no confirmed DLD rental contracts for such units. This is typical for newly launched off-plan complexes: actual residential leasing has not yet started.
As a benchmark for Madinat Al Mataar, the average rental rate per m² for all residential apartments (over the past 12 months) amounted to AED 834/m² per year (only confirmed “clean” Residential contracts were taken into account, excluding extremely small areas and amounts). The long-term dynamics since 2020 show a clear increase: from around AED 420–650/m² (2020–2022) to the current AED 800–950+ /m² (2024–2025), confirming the strengthening of rental demand and overall interest in the district.
5. Comparison, yields and range of investment fair value
The current average sale price per m² in Azizi Venice 10 (over the last year) is about 16% higher than the district’s average price per square metre for comparable properties. If we focus on the gross yield (ROI) at the Madinat Al Mataar district level — on the tenant side, not a specific building — then at the current balance of prices and rents:
– District ROI_brutto: ~834 / 17,782 ≈ 4.7% per annum (gross, before expenses).
– After adjusting for transaction costs (7–8% entry cost): ROI_net ≈ 4.4% per annum and lower.
For Azizi Venice 10 itself (at the prices currently recorded in DLD), it is not possible to calculate ROI due to the lack of data on actual rental contracts in the building. Without this, it is impossible to correctly determine an investment fair value range per square metre with a target yield of 7–8% per annum. If we use the district rental rate as a reference, an apartment in Azizi Venice 10 appears overpriced relative to the formal yield criterion of 7–8% per annum: for a rate of AED 834/m², the purchase price range for an investor should be around AED 10,425–11,914/m² (which is significantly below the current average transaction price in the building). However, these conclusions are indicative only and applicable strictly as a general district-level benchmark.
6. Conclusions and investment outlook
Azizi Venice 10 is a large off-plan project in the emerging Madinat Al Mataar district. Price growth for apartments in the complex is significantly outpacing the district’s baseline indicators, indicating positive buyer expectations. Transaction liquidity is very high (over 340 registrations in less than 2 years). Rental levels in the district have been rising rapidly in recent years, but until handover, no relevant rental statistics are expected for the complex itself.
For an investor focused on rental income, purchasing at current Azizi Venice 10 price levels will result in yields below the target 7–8% per annum under the standard market model. The asset is more attractive for long-term capital appreciation strategies and early price fixation in a newly developing area.
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