ROI analysis of apartment in Azizi Venice 7: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD data, the AZIZI VENICE 7 project is located in the Madinat Al Mataar area and belongs to the Dubai World Central master project. The DLD database contains 588 registered transactions for this project, of which 155 are for one-bedroom apartments.

2. Liquidity of the property and the area

For one-bedroom apartments (1 b/r) in AZIZI VENICE 7 there is an active number of transactions: each of the recent quarters of 2024–2025 accounts for between 6 and 52 deals per quarter. This indicates high market activity for this unit type and the purchase phase within the development (off-plan).

The rental situation is different: at the time of analysis there are no registered rental contracts with signs of actual leasing (residential 1 b/r with valid area and rental amount) either in the building or at the master-project level. However, in Madinat Al Mataar there are more than 29,000 current rental contracts recorded, but it is impossible to break them down by unit type and building. For your building, there is no rental data.

3. Price dynamics and comparison with the area

Average prices per square metre for one-bedroom apartments in AZIZI VENICE 7 have increased over the past year and a half. Quarterly dynamics:
– Q2 2024: ~15,300 AED/m²
– Q3 2024: ~15,700 AED/m²
– Q4 2024: ~16,900 AED/m²
– Q1 2025: ~17,300 AED/m²
– Q2–Q4 2025: stabilisation in the range of 17,800–18,300 AED/m²

For comparison, the average price per m² across Madinat Al Mataar as a whole (for 1 b/r apartments) was significantly lower up to 2023 (6,200–7,900 AED/m²), but from late 2023 there was a jump (11,000–14,800 AED/m²), and by 2025 in some quarters the area-wide price catches up with AZIZI VENICE 7 levels (up to 19,300 AED/m²), although volatility is observed.

Average transaction parameters for one-bedroom apartments in the building: area — 56–82 m² (average 63.8 m²), price — from 12,600 to 22,500 AED/m² (average 17,100 AED/m²).

4. Rental and yield (ROI)

As of the time of analysis, there are no DLD-registered rental contracts for one-bedroom apartments (under valid filters) in the building, in the master project, or in Madinat Al Mataar. There is a rental dataset for all formats in the area as a whole, but without breakdown.

In the absence of rental transactions for the required property class, it is impossible to calculate a reliable market rental rate and objective yield (ROI) — neither for the specific building nor for one-bedroom apartments in the area. Any quantitative estimates of yield or fair price for an investor would be inaccurate without confirmation from the rental market.

5. Conclusions for the investor

Azizi Venice 7 is a project with high liquidity for one-bedroom apartments, stable demand, and upward price dynamics as the location develops and sales volumes in the project grow. Sales dynamics indicate buyer confidence in this area and the construction stage. In recent quarters, the price per m² has been in the range of 17,800–18,300 AED, usually slightly above the area average.

At the moment, there is no information on actual market rental rates and realised yield (ROI) for the building and the area — rental transactions with valid terms have not been registered. Without this, it is not possible to correctly calculate an “investment fair range” of prices and provide a reliable ROI estimate. Under these conditions, it is advisable to monitor the emergence of new rental contracts in the project or the area to update yield calculations.

The outlook for an owner is favourable in terms of liquidity and price, but for well-grounded income-focused investment it makes sense to wait for the rental market to form in the building or at least at the level of this apartment format in the area.