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1. Definition of the area and data structure
Actual location: Азизи Венеция 14 belongs to the Madinat Al Mataar area (Madinat Al Mataar), the Dubai World Central master project. In the DLD database this complex consists of several buildings (Building A–G) with a common positioning under the project name “AZIZI VENICE 14”. Based on your parameters, the request relates to 2-bedroom apartments (2 b/r). All further comparisons by area are made against Madinat Al Mataar.
2. Liquidity and transaction volume analysis
Over the past 12 months only 4 transactions with 2-bedroom apartments have been registered in the AZIZI VENICE 14 buildings. This indicates a still low turnover of investments in this project/building, which is typical for new properties at the stage of construction completion/initial occupancy.
In Madinat Al Mataar, liquidity is significantly higher: over the last 4 quarters more than 2,400 transactions with 2-bedroom apartments have been recorded in total. The volume of supply and demand in the area is stable, confirming the large-scale development and occupation of Dubai World Central.
3. Apartment price dynamics
In Азизи Венеция 14 (2-bedroom units) the average transaction price per square meter over the last 12 months was about 20,743 AED/m², with individual deals in the 15,901–20,873 AED/m² range. The transaction data falls within Q4 2024 – Q3 2025. A moderate increase is recorded in 2025 compared to the end of 2024 (the average price moving from ~18,041 to ~20,800 AED/m²).
For comparison, the average price per square meter in Madinat Al Mataar for similar 2-bedroom apartments over the last 12 months is 17,847 AED/m². Annual and quarterly dynamics show steady growth: from ~12,348 AED/m² at the beginning of 2024 to ~19,129 AED/m² at the beginning of 2025, with a peak of over 18,400–20,000 AED/m² in the latest quarters. Азизи Венеция 14 is selling at a 14–16% premium to the average market rates in the area.
4. Rental rate dynamics and structure
For AZIZI VENICE 14 itself there are no active rented apartments or contracts registered in the DLD database (no contracts for 2-bedroom apartments in the master project, and none in this subtype across Madinat Al Mataar). This is logical for new projects at the key handover stage, but it does not allow for direct yield estimates for the building.
At the area level, Madinat Al Mataar has a very large rental market (tens of thousands of contracts across all residential properties), which indicates high liquidity for leasing apartments. Over the past 12 months the average actual (DLD-confirmed) rental rate is 838 AED/m² per year for all apartments. The dynamics show confident rental growth: from ~667 AED/m² at the beginning of 2024 to >900 AED/m² for 2025 contracts.
5. Comparison of current purchase and rental levels, yield (ROI) assessment
• Average purchase price over 12 months for the building (2-bedroom): 20,743 AED/m²
• Average purchase price for the area (2-bedroom): 17,847 AED/m²
• Average annual rent for the area (Madinat Al Mataar): 838 AED/m² (across the entire apartment pool; formally this may slightly understate new complexes, but the data is DLD-confirmed)
• There is no direct rental data specifically for AZIZI VENICE 14; calculations are based on the area.
Gross yield calculation (ROI_brutto) for an investor:
ROI (area) = 838 / 17,847 ≈ 4.7% per annum (gross).
Adjusting for standard costs (taxes, brokerage, registration), the effective ROI_net = ROI_brutto / 1.07 ≈ 4.4%.
Fair purchase price range to achieve a 7–8% annual yield:
• Lower bound: 838 / 0.08 = 10,475 AED/m²
• Upper bound: 838 / 0.07 = 11,971 AED/m²
The actual price over the last year for AZIZI VENICE 14 significantly exceeds this range (20,743 AED/m²), and the area average is also above this “investment corridor”. At this stage of new projects such discrepancies are possible due to a premium for newness, location expectations, upcoming infrastructure, and elevated launch demand, but they must be factored in: over a 2–4 year horizon, yield at the current price will be substantially below the target 7–8%.
6. Conclusions on liquidity and investment attractiveness
• The Азизи Венеция 14 project is in the transition phase from construction to operation; almost all 2-bedroom transactions are recent, and the rental market has not yet formed.
• Madinat Al Mataar is rapidly filling with tenants, with confident rental growth and high transaction liquidity.
• Азизи Венеция 14 is selling at a market premium — the price per m² is >14% above the area average.
• Current price levels do not provide the “classic” investment yield of 7–8% per annum (based on actual DLD contract rates); the buyer’s ROI is currently no more than 4.4% (net), and to reach 7–8% the entry price must be significantly below current levels (by roughly a quarter/third below the market).
• If the purchase goal is buy-to-let investment, it is reasonable to wait for the first actual rental contracts in the building itself for an accurate assessment; for own use/capitalisation on price growth, the current area-wide dynamics are generally positive.
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