What is the rental yield in Azizi Riviera 21?

Azizi Riviera 21 returns 7.38% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 69 rental contracts registered in the last 24 months.

How much does a studio in Azizi Riviera 21 cost?

The median registered sale price is AED 581,000 (1,981 AED/sqft), from 16 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Azizi Riviera 21 selling for right now?

Registered sales of ready units in Azizi Riviera 21 over the last 12 months have a median of 2,166 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 21 risen or fallen?

Median price per square foot moved +11.7% over the last 12 months against the 12 before it, on 16 registered sales. On a sample this size, read the direction rather than the exact figure.

Does Azizi Riviera 21 earn more short-let than long-let?

A night asks a median of AED 408, which models to 16.48% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 7.38% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Azizi Riviera 21 — sale prices & yield

Buy: 581,000AED; AED 2,166/sqft
Long-let: 7.38%; AED 48,000/yr
Short-let: 16.48%; AED 408/night · 1.39/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: +0.0 pts; vs the Meydan One median for this unit type
Turnover upside: +8.8%; new tenants pay more than sitting ones — 12 renewals
AED/yr/sqft: AED 160
Sales: 16
Rental contracts: 69
Renewal rent: AED 44,130/yr

12 months: +11.7%
3 years: +39.3%+11.7%/yr

Based on 16 sales and 69 rental contracts in the last 24 months.

Azizi Riviera 21 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, 370 registered sales in all — the 16 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Azizi Riviera 21, 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 581,000	1981	7.38% +0.0 pts	+11.7%	16
1 bed	AED 1.05M	1768	6.08% -0.7 pts	+33.0%	6
2 bed	AED 1.71M	1982	7.01% +0.7 pts	—	4

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.

2 bed: Priced off the last 5 sales — most recent June 2025.

Short-let rates around Azizi Riviera 21

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
Studio	408	1.39	AED 95,751	AED 48,000	2.0×	16.48%	3+
1 bed500m	397	0.67	AED 87,962	AED 73,000	1.2×	8.35%	31+

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 21 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Azizi Riviera 21 between 2017 and 2024 went for a median of AED 1,515/sqft (AED 770,400). The same building resells today at AED 1,942/sqft (AED 650,000) — an uplift of -15.6%.

Based on 153 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.

6 resales in the last 12 months, against 39 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
20 Jul 2026	Studio	299	AED 550,000	1,840

1 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	2 bed	973	AED 90,000	92	Renewal
25 Aug 2026	Studio	312	AED 40,000	128	New
22 Aug 2026	Studio	312	AED 43,000	138	New
21 Aug 2026	2 bed	860	AED 95,500	111	New
15 Aug 2026	2 bed	842	AED 105,000	125	New
10 Aug 2026	2 bed	848	AED 95,000	112	New
10 Aug 2026	1 bed	662	AED 57,000	86	New
1 Aug 2026	1 bed	668	AED 65,000	97	New
1 Aug 2026	2 bed	848	AED 140,000	165	New
25 Jul 2026	Studio	299	AED 38,000	127	New
25 Jul 2026	2 bed	842	AED 90,000	107	New
18 Jul 2026	Studio	312	AED 54,000	173	New
17 Jul 2026	1 bed	503	AED 70,000	139	New
15 Jul 2026	2 bed	848	AED 90,000	106	New
12 Jul 2026	1 bed	502	AED 65,000	129	New
5 Jul 2026	2 bed	841	AED 155,000	184	New
5 Jul 2026	Studio	297	AED 45,000	152	New
29 Jun 2026	2 bed	848	AED 86,000	101	New
20 Jun 2026	1 bed	547	AED 62,000	113	New
20 Jun 2026	1 bed	522	AED 69,000	132	New

20 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: 4
Parking bays: 152
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 21 places 1st 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 21?: Azizi Riviera 21 returns 7.38% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 69 rental contracts registered in the last 24 months.
How much does a studio in Azizi Riviera 21 cost?: The median registered sale price is AED 581,000 (1,981 AED/sqft), from 16 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Azizi Riviera 21 selling for right now?: Registered sales of ready units in Azizi Riviera 21 over the last 12 months have a median of 2,166 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 21 risen or fallen?: Median price per square foot moved +11.7% over the last 12 months against the 12 before it, on 16 registered sales. On a sample this size, read the direction rather than the exact figure.
Does Azizi Riviera 21 earn more short-let than long-let?: A night asks a median of AED 408, which models to 16.48% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 7.38% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Azizi Riviera 21