1. Definition of the area and data structure
Actual location: AZIZI VISTA is located in the Al Hebiah Second area, within the Dubai Studio City master project. This is confirmed by direct data from the DLD database: all transactions for this building appear with these area and master-project tags in DLD_transactions.
For the sales and rental analysis in this report, we use data directly for the building, and for rentals — for the Dubai Studio City master project, since there are no rental contracts for the building itself in the database.
2. Transaction volume and structure, liquidity
There are 176 transactions for AZIZI VISTA recorded in DLD_transactions, of which 114 are for studio apartments (“0BR”, studio). Distribution by year: the first deals appeared in 2023, with a sharp increase in 2024 and especially 2025 (the project delivery effect should be taken into account — most likely off-plan sales).
On average, around 4,460 transactions are concluded annually in Al Hebiah Second, which indicates high overall liquidity of the location. It is important to note the very high sales activity for this building in recent quarters, which is typical for new projects during the delivery phase.
3. Price dynamics per m² for the building and the area
Price dynamics per m² for studios in AZIZI VISTA:
– Over recent quarters, the average price ranged from 14,800 to 16,150 AED/m².
– Over the last 12 months, the average transaction price for a studio in this building was 15,229 AED/m² (volume: 69 transactions), which is above the area average.
For comparison, the average price per m² for apartments in Al Hebiah Second over the last 12 months was 14,891 AED/m² (based on 1,449 transactions). AZIZI VISTA trades at a premium of about 2.3% versus the area average, which is typical for new modern developments.
The dynamics show moderate growth in 2023–2024. Across the area as a whole, price levels moved from 12,300–14,200 AED/m² (2023) to 12,600–14,900 AED/m² (2024). For the building, growth in the latest quarters is slightly more pronounced due to the mass transfer of units.
4. Rental dynamics and levels
There are no rental contracts for AZIZI VISTA recorded in the DLD database (most likely the building has not yet been fully handed over, or new units are only starting to enter the rental market). Therefore, we use data for the Dubai Studio City master project as a benchmark. This is a large dataset — over 6,100 contracts with high granularity.
The average annual rental rate per m² for apartments in Dubai Studio City over the last 12 months was 1,087 AED/m² (1,213 contracts). Quarterly dynamics show a clear increase: from 970–1,050 AED/m² at the beginning of 2024 to around 1,065 AED/m² by year-end.
This indicates strong rental demand in the location and an active recovery of rental rates in the post-Covid period.
5. ROI (gross and net), fair price range
It is not possible to calculate an arithmetic average yield for the building itself — the DLD has no actual confirmed rental transactions for AZIZI VISTA. However, at the Dubai Studio City master-project level, based on average actual figures, we can use the following benchmarks:
– Average purchase price for a studio (for the building): 15,229 AED/m² (12 months)
– Average rent (benchmark for the master project): 1,087 AED/m²/year (12 months)
Gross yield (ROI_brutto) for the building: 1,087 / 15,229 = 7.1% per annum.
For the area, the comparable figure is: 1,087 / 14,891 = 7.3% per annum.
Adjusting for typical entry costs (7–8%), the actual net yield will be lower by roughly 0.5–0.6 p.p., i.e. around 6.5–6.6% per annum for a buyer at average DLD price levels.
An investment-fair entry price range for a target yield of 7–8% per annum can be estimated as: 1,087 / 0.08 = 13,600 AED/m² (for 8%) and 1,087 / 0.07 = 15,529 AED/m² (for 7%). The actual average price per m² for the most recent transactions is at the upper end of this range — this means that new buyers can expect a yield of around 7%, excluding individual unit specifics, taxation and vacancy periods.
6. Conclusions on liquidity and outlook
– AZIZI VISTA is a liquid new residential building with strong dynamics and a substantial transaction volume. The surge in activity in 2024–2025 points to the project’s popularity among buyers.
– The Dubai Studio City location (Al Hebiah Second area) is a fast-growing cluster with high rental demand and a stable upward trend in rental rates since 2023.
– Prices in the building are 2–3% higher than in the area overall, which is typical for new and popular developments in established clusters.
– The average yield level for an investor buying at the market average price is recorded at 7.1–7.3% per annum before costs; after adjustments — around 6.6% net.
– AZIZI VISTA is an attractive option for rental-focused investors, especially when purchased with a small discount to current transaction levels or in case rental rates grow above the area average.
– Over the next year, as the building is handed over and the market fills with actual rental contracts, performance metrics may improve; however, a higher entry price will naturally act as a constraint on further yield growth.
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