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1. Definition of the area and data structure
Actual location: AZIZI VISTA is part of the Dubai Studio City master project, in the Al Hebiah Second area. This linkage is confirmed by DLD data and is used further in all comparative analyses.
Database volume: Around 176 transactions are registered for the building (across all apartment types), including 14 recorded sales of 2-bedroom units. For rentals, the DLD database shows 6,493 contracts in total for the Dubai Studio City master project, and 4,460 sale transactions for the Al Hebiah Second area.
2. Liquidity of the property and the area
AZIZI VISTA and the surrounding area show a stable flow of transactions: for 2-bedroom apartments there is a consistent increase in activity, especially from 2024 onwards — this indicates growing demand both at the building level and across the wider area. For rentals in the building itself and in the Dubai Studio City master project, no recent 2BR contracts have been formally found over the last 12 months (the DLD database for this period does not contain valid contracts with the required room type). At the level of the entire Al Hebiah Second area, the sample is sufficient: hundreds of rental contracts for aggregation and analysis.
3. Sale price dynamics over 3–5 years (2BR)
AZIZI VISTA (2-bedroom):
– Transactions started in the second half of 2023.
– The average price per m² for 2BR deals in the building is almost stable: end of 2023 — 13,700 AED/m²; in 2024 minor fluctuations within 13,550–13,700 AED/m². The actual figure for the last 12 months is 13,707 AED/m².
– The transaction volume has been steadily growing since 2024: in some quarters 3–5 deals are recorded just for 2BR units.
Al Hebiah Second (2-bedroom):
– In 2020–2021 the average price was noticeably lower — 6,800–9,900 AED/m² with sharp spikes (likely due to heterogeneous development).
– From 2023 there is steady growth and a narrowing of the range: by the end of 2024 the average price per m² for 2BR in the area approaches 13,400 AED/m² (12,582 AED/m² over the last 12 months).
– Over the last 12 months, 2-bedroom prices in the area are slightly below AZIZI VISTA: the building trades at roughly a 9% premium to the area.
Overall, price dynamics in the area indicate market stabilisation and a gradual alignment of the average level with new projects.
4. Rental rate dynamics over 3–5 years
For the building itself (AZIZI VISTA) and the Dubai Studio City master project, the DLD database shows no valid 2-bedroom rental contracts over the last 12 months. This may be related to the recent handover of the building and a delay in registering the first contracts with DLD.
Al Hebiah Second (all apartments, annual contracts):
– From 2020 to mid-2023 the average rent increased from ~650 to ~800–900 AED/m² per year.
– In 2024–2025 the growth accelerated: the average rate over the last 12 months is 1,073 AED/m².
– The sample size is large, with hundreds of contracts in recent quarters.
Thus, current market rental levels for comparable (by size) apartments in Al Hebiah Second are now around 1,070 AED/m²/year, with a clear upward trend over the last 1–2 years.
5. Comparison of current levels: building vs area
Purchase price for 2BR, last 12 months:
– AZIZI VISTA: 13,707 AED/m².
– Al Hebiah Second: 12,582 AED/m².
Average rent for 2BR (by area, all apartments): 1,073 AED/m²/year (according to DLD).
The price premium of the building versus the area is about 9%.
6. ROI and fair price range
Since there is no data on market rents for the building, yield calculations can only be made at the area level:
– Area ROI (gross) = 1,073 / 12,582 ≈ 8.5% per annum.
– If you buy at the average AZIZI VISTA price (13,707 AED/m²) and rent out at the area’s market rate, ROI falls to around 7.8%.
Adjusting to net yield, taking into account initial costs (realistically 7–8% on top of the price): net ROI will be lower — around 7.9% for the area and about 7.2–7.3% when buying in AZIZI VISTA.
For investors targeting 7–8% per annum, the “fair price range per m²” for the area is: 1,073 / 0.08 = 13,412 and 1,073 / 0.07 = 15,329 AED/m². The current average price in the area is below this range (~12,582), while the building is close to the lower bound (13,707). This means that at current AZIZI VISTA prices, the yield is slightly above 7%, but there is no significant safety margin in terms of returns.
7. Conclusions for the investor
– AZIZI VISTA demonstrates a confident increase in the number of transactions, a stable premium to the average area price, and a new-build stock.
– Al Hebiah Second is developing — prices for comparable apartments are rising quickly, and the rental market shows signs of overheating/strong demand (rising rates over the past year).
– Investment yield when buying at the average AZIZI VISTA price is close to the 7% threshold (net — slightly below). To reach a target yield of 8% at the current rental level, it would be reasonable to look for a 5–10% discount to the current price or to rely on further rental growth in the near future.
– If the goal is high liquidity in a growing area, AZIZI VISTA looks attractive, but for a focus on maximum yield, entry price should be approached carefully.
Since there are currently no 2-bedroom market rental contracts for the building recorded in DLD, ROI has been calculated only at the area level — this should be clearly reflected in valuations and negotiations.
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