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1. Definition of the area and data structure
The actual location of the Azizi Venice 14 project according to DLD is the Madinat Al Mataar area, within the Dubai World Central master development. All further comparisons are made with this area.
For the building Azizi Venice 14 (and the project with this exact name), the DLD database contains 708 purchase transactions, a significant share of which relate to 1-bedroom apartments. This makes it possible to analyse at the level of individual apartments in the building and compare this with the overall area level. It is important to note that there are no registered rental contracts either for the building itself or for the Dubai World Central master project; valid rental statistics are available only at the Madinat Al Mataar area level.
2. Sales price dynamics and levels
Over the past 12 months, the average sale price of 1-bedroom apartments in Azizi Venice 14 amounted to 15,200 AED per sq.m. (based on actual DLD transactions). Since 2024 there has been a gradual increase: while at the end of 2024 the average price was around 14,500 AED/sq.m., by Q4 2025 it already exceeds 15,500 AED/sq.m.
At the Madinat Al Mataar area level, the average price per sq.m. for 1-bedroom apartments over the last year is higher: around 17,200 AED/sq.m. In recent years the area has shown a pronounced increase in average prices: in 2022–2023 deals were closed at 7,000–12,000 AED/sq.m., and since 2024 price levels have been consistently above 14,000 AED/sq.m., with quarterly peaks up to 19,000 AED/sq.m.
Thus, apartments in Azizi Venice 14 are selling noticeably below the area average — the difference is about 12% in favour of the buyer.
3. Rental dynamics and levels
For Azizi Venice 14 and the entire master project there are no valid registered rental contracts for 1-bedroom apartments in DLD; this is typical for new off-plan projects at an early handover stage. At the Madinat Al Mataar area level (all residential properties), the rental market is clearly expressed: for example, over the past 12 months the average annual rental rate amounted to 835 AED/sq.m. Rental dynamics in the area have been continuously growing over the last 3 years: from 400–600 AED/sq.m. in 2021–2022 to 800–900 AED/sq.m. as of 2025.
This figure is averaged across all residential contracts in the area, so deviations are possible for specific complexes or new buildings.
4. Comparative analysis and returns
Liquidity
Azizi Venice 14 demonstrates a good level of liquidity for an off-plan project: about 200–250 transactions for 1-bedroom apartments alone over the past 2 years. Madinat Al Mataar is currently in an active construction and sales phase: transaction and rental volumes in the area are very high (tens of thousands of rental contracts annually across all properties).
Comparison of price and rental levels
Azizi Venice 14 is priced below the area average: sales at 15,200 AED/sq.m. versus the area average of 17,200 AED/sq.m. Rental rates at the area level stand at 835 AED/sq.m./year, which is typical for new districts at the start of operation.
Indicative investment return (ROI)
Based on actually registered DLD data, current returns can only be calculated at the area level (there is no real rental data for Azizi Venice 14). Indicatively:
– Estimated gross ROI for the area: 835 / 17,200 ≈ 4.85% per annum (calculated across all types of residential rentals in the area).
– The theoretical gross ROI for Azizi Venice 14 is higher if you assume purchase at 15,200 AED/sq.m., but this rental level is not confirmed by official contracts for the building itself.
– Taking into account standard entry costs (around 7–8% of the transaction: commissions, DLD fee, vacancy), the corresponding net ROI for the area is 4.5–4.7% per annum.
– For investors targeting 7–8% annual returns, the fair market price range for the area is 10,400–11,900 AED/sq.m. (calculated as 835 / 0.08 and 835 / 0.07). Current prices for Azizi Venice 14 and the area as a whole are significantly above this threshold, indicating a premium for new-build stock and expectations of further capital growth.
5. Key conclusions and outlook
– Azizi Venice 14 is an off-plan project in the actively developing Dubai World Central (Madinat Al Mataar) area, where large-scale new construction is underway.
– The average purchase price in the building is significantly below the area level, but there is still no direct data on commercial rentals: investor yield calculations are based solely on the area’s averaged benchmark.
– Expected ROI at current prices is at a moderate level (4.5–5% per annum), and to reach the target 7–8% a substantial discount to current prices is required. For investors, the main bet is rather on capital appreciation through price growth.
– Sales liquidity is excellent, and area-wide rental statistics are strong, but there are still no fixed DLD rental contracts specifically for Azizi Venice 14.
6. Direct data limitations
– Any calculations of returns and fair investment price are applicable only at the area level, since there are no active DLD rental contracts for Azizi Venice 14 and the master project.
– All figures on rent and ROI are taken from the broadest valid sample for Madinat Al Mataar.
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