La Riviera Azure
- Completed 2022
- 5 floors
- 3 lifts
- 96 parking bays
- 1 pool
- Master developer Riviera Azure
A 1 bed in La Riviera Azure costs a median AED 1.10M, rents long-let for AED 77,000/yr (7.0% gross), and returns 7.2% short-term at the assumed 70% occupancy.
1 bed · typical price
1.10MAED
AED 1,028/sqft · -0.5% on a year
- Rent a year
- AED 77,000
- Gross yield
- 7.0%
- vs Jumeirah Village Circle
- 23% below the median
Cost to buy, all inAED 1.17M
- Price
- AED 1.10M
- DLD fee 4%
- AED 44,000
- Agent 2% + VAT
- AED 23,100
- Trustee
- AED 4,200
Fees repaid by rent11 months
Is La Riviera Azure a good investment?Rents are slipping and lots of new supply is coming
- Does it pay a good rent?7.0% gross, before the service charge (not on file) (Dubai median 6.8%)7.0%Fair
- Is it easy to let?42% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%42%Fair
Jumeirah Village Circle median 38% · top tenth from 64%La Riviera Azure · 42% Across 228 Jumeirah Village Circle buildings with 40 or more units, the median signed annual leases on 38% of units in 12 months and the top tenth on 64% or more; La Riviera Azure is at 42%.
- Are rents going up?New 1 bed leases: AED 80,000 a year ago, AED 77,000 now-3.8%Watch
- Are prices going up?1 bed: AED 1,033/sqft a year ago, 1,028 now-0.5%Fair
- How fast do fees pay back?AED 71,300 in fees to buy a 1 bed; rent covers it in 0.9 years0.9 yrs
- Can I sell easily?6 sales in 12 months, 7% of the tower (10 the year before)6Fair
- Is a lot being built nearby?15,281 apartments are planned in Jumeirah Village Circle from 2026 to 2028, equal to 54% of the 28,561 homes let there today. A further 7,717 are past their planned date. Jumeirah Village Circle supply by year →54%Watch
- Did earlier buyers gain?Up 42% for buyers 5 years ago; up 38% for launch buyers, before fees+42.2%Context
Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026
La Riviera Azure prices and rents by unit typeA one-bed costs about AED 1.10M and rents for about AED 77,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
1 bed · price per sqft · Jumeirah Village Circle · area median AED 1,332/sqft
- 12-month change
- -0.5%
- 3 years
- +7.7% · +2.5%/yr
- 5 years
- +50.3% · +8.5%/yr
- vs area median
- -22.8%
- Rank by price per sqft
- 237th of 299
- Off-plan price gain, 2021–2022
- +40.5% · +7.8%/yr
Rental income
1 bed · Jumeirah Village Circle
- Gross yield
- 7.0%
- Median new rent
- AED 77,000/yr
- Yield vs area median
- -0.4 pts
- Yield vs Dubai (6.8%)
- +0.2 pts
- Yield rank
- 115th of 162
- Renewal rent
- AED 78,250/yr
Short-term income
1 bed · 70% occupancy · 7-night stays · within 500 m
- Median nightly rate
- AED 452
- Net revenue
- AED 79,532/yr
- vs long-let rent
- 1.0×
- Listings seen
- 30+
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Sale price, AED (right axis) Rent on new leases, AED a year (left axis)
Chart data, 1 bed: Oct 2021, AED 720,330; latest, Apr 2026, AED 825,000; peak, Nov 2025, AED 1,135,000. Rent on new leases: Aug 2022, AED 65,500 a year; latest, Sep 2026, AED 69,000.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,008 · before fees
- Launch, 2021–22
- 732
- +38%
- 61 sales
- 5 years ago
- 709
- +42%
- 16 sales
- 3 years ago
- 955
- +6%
- 8 sales
- Previous 12 months
- 1,018
- −1%
- 10 sales
- Last 12 months
- 1,008
- today
- 6 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
6 resales in the last 12 months, against 9 a year on average over 2023–2025.
6 resales in the last 12 months.
Short-term rates around La Riviera Azure
Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.
Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.
Nightly rate through the yearNightly rate through the year
Comparables in Jumeirah Village Circle
Every Jumeirah Village Circle building with a page, ranked by price per sqft over the same 12 months, all unit types. La Riviera Azure places 287th of 352; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against La Riviera Azure (AED 1,008/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 1 bed, La Riviera Azure has registered sale prices 23% below the Jumeirah Village Circle median price per square foot of 1,332 AED, across 299 eligible buildings. It ranks 237th of 299 by price per square foot and 115th of 162 by gross yield in Jumeirah Village Circle.
Market context in Jumeirah Village Circle
Registered sales activity
4,341 ready apartment sales in the 12 months to 2026-10-12.
+4.3% in median AED/sqft versus the preceding year, supported by 4,341 current and 5,371 prior price observations.
Explore sales activityPlanned apartment projects
7,847 known registered units across 37 pending projects planned within one year of the 2026-07-06 register.
29 projects had already passed their planned date; 16 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
15,281 apartments are planned in Jumeirah Village Circle from 2026 to 2028, equal to 54% of the 28,561 homes let there today.
Ready prices per sqft fell in 50% of 195 buildings (counted once per bedroom type) in Jumeirah Village Circle with sales in both years; the typical one moved −0.2%.
The pooled median moved +4.3%: 4.5 points more than the typical building, because different buildings traded in each year.
New-lease rents fell in 66% of 226 buildings (counted once per bedroom type) with leases in both years; the typical one moved −3.5%.
How these are countedDirect locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.
About La Riviera Azure
La Riviera Azure is an apartment building completed in 2022 by Riviera Azure in Jumeirah Village Circle. 118 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 5
- Lifts
- 3
- Parking bays
- 96
- Pools
- 1
- Master developer
- Riviera Azure
Drive times · typical
- Downtown
- 21 min · 21 km
- DXB Airport
- 23 min · 29 km
- DIFC
- 19 min · 24 km
- Dubai Marina
- 17 min · 15 km
- Palm Jumeirah
- 23 min · 19 km
Nearest, as registered
- Metro
- Dubai Internet City
- Mall
- Marina Mall
- Landmark
- Sports City Swimming Academy
La Riviera Azure: AED 1,008 per sq ft, 26% below the median Jumeirah Village Circle building, and a 6.7% gross yield, below the area's median building
The building's own figures against its area's registered market, last twelve months.
Price per sq ft
Median registered sale price, AED per sq ft, last 12 months
- La Riviera AzureAED 1,008
- Jumeirah Village Circle, readyAED 1,300
- Jumeirah Village Circle, off-planAED 1,575
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
La Riviera AzureJumeirah Village Circle median building
- Jumeirah Village Circle6.7% vs 7.5%
Nearby in Jumeirah Village Circle
Prices per sq ft around La Riviera Azure, on the mapPrices per sq ft around La Riviera Azure, on the map
Binghatti Apex
Jumeirah Village Circle · 288 sales, 12 months
912,500
AED, resale median · 1,497/sqft
Luma Park Views
Jumeirah Village Circle · 282 sales, 12 months
1.37M
AED, resale median · 1,603/sqft
Binghatti Royale
Jumeirah Village Circle · 135 sales, 12 months
1.97M
AED, resale median · 2,388/sqft
Binghatti Azure
Jumeirah Village Circle · 105 sales, 12 months
700,000
AED, resale median · 1,659/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · 1 bedOn record
- Rental evidence · 1 bedOn record
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- DeveloperOn record
- Short-term assumptionRead with care
- Building recordOn record
- Costs not includedNot in the yield
Rent or buy
What owning a 1 bed here costs against renting it, at stated assumptions you can change.
Monthly cost of owning against renting, with your own deposit and rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from La Riviera Azure’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.
- Monthly mortgage
- 4,891AED
- 4.5% over 25 years
- Monthly rent
- 6,417AED
- AED 77,000 a year
- Cash needed at purchase
- 305,300AED
- 20% down plus AED 85,300 in fees
Owning costs AED 286,569 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 2.
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Common questions
- What is the rental yield in La Riviera Azure?
- La Riviera Azure returns 7.0% gross: a median new-contract rent of AED 77,000 a year (26 Ejari contracts in 12 months) over a price benchmark of AED 1.10M (median of 5 sales in the last 12 months, latest Apr 2026), before service charge, agency fees or vacant months.
- How much does a 1 bedroom in La Riviera Azure cost?
- The median registered sale price is AED 1.10M (1,028 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What are apartments in La Riviera Azure selling for right now?
- Registered sales of ready units in La Riviera Azure over the last 12 months have a median of 1,028 AED/sqft, across 5 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.
- Have prices in La Riviera Azure risen or fallen?
- Median price per square foot moved -0.5% over the last 12 months against the 12 before it, on 5 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does La Riviera Azure compare with Jumeirah Village Circle?
- Its 7.0% gross yield sits -0.4 pts against the Jumeirah Village Circle median of 7.4%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.
For agents
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La Riviera Azure sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 5 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-term rates
- Canonical record
- /sale/apartments/dubai/jumeirah-village-circle/la-riviera-azure
Cite as: Dubai Wealth Index. “La Riviera Azure sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/la-riviera-azure
Stable dataJSON