What is the rental yield in Azizi Riviera 11?

Azizi Riviera 11 returns 6.62% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 51 rental contracts registered in the last 24 months.

How much does a studio in Azizi Riviera 11 cost?

The median registered sale price is AED 660,000 (1,793 AED/sqft), from 9 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Azizi Riviera 11 selling for right now?

Registered sales of ready units in Azizi Riviera 11 over the last 12 months have a median of 2,104 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in Azizi Riviera 11 risen or fallen?

Median price per square foot moved +41.5% over the last 12 months against the 12 before it, on 9 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Azizi Riviera 11 compare with Meydan One?

Its 6.62% gross yield sits -0.7 pts against the Meydan One median of 7.35%, computed at the same bedroom grain over the same 24-month window.

Azizi Riviera 11 — sale prices & yield

Buy: 660,000AED; AED 2,104/sqft
Long-let: 6.62%; AED 48,000/yr
Short-let: 11.51%; AED 333/night · 0.90/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 12 months, most recent July 2026.

Priced off the last 5 sales — most recent July 2026.

Yield spread: -0.7 pts; vs the Meydan One median for this unit type
Turnover upside: +6.7%; new tenants pay more than sitting ones — 23 renewals
AED/yr/sqft: AED 135
Sales: 9
Rental contracts: 51
Renewal rent: AED 45,000/yr

12 months: +41.5%
3 years: +20.8%+6.5%/yr

Based on 9 sales and 51 rental contracts in the last 24 months.

Azizi Riviera 11 is an apartment building in Meydan One, Dubai. The closest metro station is Burj Khalifa / Dubai Mall Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records for it run from 2017 to 2026, 320 registered sales in all — the 9 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Azizi Riviera 11, by year.

Monthly median AED per sqft, smoothed over three months. The band along the bottom is the number of records each month.

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
Studio	AED 660,000	1793	6.62% -0.7 pts	+41.5%	9
1 bed	AED 940,000	1777	7.35% +0.6 pts	+3.1%	6
3 bed	AED 1.95M	1362	—	—	1

Deltas compare each yield with the Meydan One median for the same unit type. How these yields are computed

How these yields are computed

Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

Short-let rates around Azizi Riviera 11

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

How short-let rates are measured

Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.

Type	Nightly (AED)	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Short-let yield	Listings seen
Studio500m	333	0.90	AED 75,990	AED 48,000	1.6×	11.51%	28+
1 bed	409	0.77	AED 92,046	AED 72,000	1.3×	9.79%	3+

Nightly rate per sqft through the year

Median nightly rate per sqft by month of stay. Smaller, fainter points rest on fewer listings. Per-sqft puts different bedroom types on the same axis.

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts

Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing. Rows marked 500m widen to the surrounding cluster, because Azizi Riviera 11 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Azizi Riviera 11 between 2017 and 2022 went for a median of AED 1,455/sqft (AED 644,550). The same building resells today at AED 1,772/sqft (AED 833,510) — an uplift of +29.3%.

Based on 113 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

9 resales in the last 12 months, against 12 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
22 Jul 2026	Studio	300	AED 817,020	2,720
21 Jul 2026	1 bed	587	AED 980,000	1,669
2 Jul 2026	Studio	386	AED 620,000	1,607

3 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	Studio	366	AED 42,000	115	Renewal
29 Aug 2026	1 bed	486	AED 77,000	159	Renewal
25 Aug 2026	1 bed	491	AED 66,000	134	New
20 Aug 2026	1 bed	593	AED 66,000	111	New
13 Aug 2026	1 bed	593	AED 75,000	126	New
10 Aug 2026	Studio	352	AED 44,000	125	New
4 Aug 2026	Studio	300	AED 48,000	160	Renewal
1 Aug 2026	1 bed	486	AED 74,000	152	Renewal
1 Aug 2026	Studio	300	AED 41,000	136	New
20 Jul 2026	Studio	366	AED 49,000	134	New
15 Jul 2026	Studio	345	AED 42,000	122	Renewal
15 Jul 2026	Studio	487	AED 42,446	87	Renewal
12 Jul 2026	Studio	386	AED 50,265	130	New
11 Jul 2026	Studio	488	AED 46,000	94	Renewal
10 Jul 2026	2 bed	837	AED 83,000	99	New
10 Jul 2026	Studio	347	AED 42,000	121	New
10 Jul 2026	1 bed	499	AED 65,000	130	New
6 Jul 2026	1 bed	1,113	AED 65,000	58	New
5 Jul 2026	Studio	331	AED 40,000	121	New
5 Jul 2026	Studio	331	AED 42,000	127	New
1 Jul 2026	1 bed	498	AED 62,700	126	New
1 Jul 2026	Studio	590	AED 45,877	78	New
1 Jul 2026	1 bed	498	AED 65,000	131	Renewal
26 Jun 2026	1 bed	498	AED 63,000	126	Renewal
16 Jun 2026	Studio	331	AED 41,000	124	New
15 Jun 2026	1 bed	593	AED 69,806	118	New
7 Jun 2026	1 bed	1,685	AED 75,000	45	New

27 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 13
Lifts: 3
Parking bays: 135
Swimming pools: 1

Nearby

Metro: Burj Khalifa / Dubai Mall Metro Station
Mall: Dubai Mall
Landmark: Downtown Dubai

Compare with nearby buildings

The most-traded buildings in Meydan One, on the same figures over the same window.

Highest rental yields in Meydan One · Azizi Riviera 11 places 37th of 57

Azizi Riviera 61 · 7.93%
Azizi Riviera 67 · 4.06%
AZIZI Riviera 65 · 6.13%
Azizi Riviera Beachfront - Tower C · 8.83%
Azizi Riviera Beachfront - Tower A · 6.89%
Azizi Riviera Beachfront - Tower B · 5.54%
Azizi Riviera 63 · 7.91%
Azizi Riviera 1 · 8.33%

Common questions

What is the rental yield in Azizi Riviera 11?: Azizi Riviera 11 returns 6.62% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 51 rental contracts registered in the last 24 months.
How much does a studio in Azizi Riviera 11 cost?: The median registered sale price is AED 660,000 (1,793 AED/sqft), from 9 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Azizi Riviera 11 selling for right now?: Registered sales of ready units in Azizi Riviera 11 over the last 12 months have a median of 2,104 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Azizi Riviera 11 risen or fallen?: Median price per square foot moved +41.5% over the last 12 months against the 12 before it, on 9 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Azizi Riviera 11 compare with Meydan One?: Its 6.62% gross yield sits -0.7 pts against the Meydan One median of 7.35%, computed at the same bedroom grain over the same 24-month window.

Azizi Riviera 11