Investing in Dubai property needs two things: location insight and number-driven due diligence. Azizi Farishta II in Al Furjan ticks both boxes — a trusted developer, strong connectivity and compelling rental performance potential. This article breaks down the expected rental yields, cash-flow scenarios, five-year ROI projections, and key risks so you can decide with confidence.
For the full project overview, pricing and developer background, see the mother guide: Azizi Farishta II by Azizi Developments: Complete Guide to Dubai’s Premium Residential Project 2024.
Executive summary — the headline numbers
- Estimated average rental yield for Azizi Farishta II: ~7.5%–9% depending on unit type (studios at the top end).
- Starting prices (developer sheet): Studios AED 759,000; 1-BR AED 1.25M; Penthouses AED 16.47M. (Azizi Farishta II Pricing & Payment Plan)
- 5-year projected total return (rental + conservative capital growth): 20%–45%, scenario dependent. Market context: Dubai’s broader rally supports upside but adds volatility risk.
1. How we calculate yield and ROI (methodology)
We use conservative, market-backed assumptions:
- Gross rental yield = (Estimated annual rent ÷ Purchase price) × 100.
- Net yield adjusts for service charges, vacancy (assume 6–8%), management fees (~7–10% of rent), and maintenance.
- Five-year ROI = cumulative rental income + conservative capital appreciation (we model low/medium/high cases: 5%, 10%, 20% cumulative growth over 5 years).
The numbers below combine developer pricing and market rental benchmarks for Al Furjan and Farishta projects.
2. Market data snapshot (why Al Furjan works)
Al Furjan offers a unique blend of affordable entry price and strong rental demand. Market trackers show Al Furjan apartment prices around AED ~1,400/sqft (varies by building and view) and cap rates typically between 7–9% in 2024–2025.Recent transactional data for Azizi Farishta resale/letting shows completed sales and rents that support the yield band above — studios and 1-beds dominate tenant demand.
3. Unit-level yield examples (realistic scenarios)
Table — Example yield scenarios (gross)
| Unit | Price (AED) | Est. Annual Rent (AED) | Gross Yield (%) |
| Studio | 759,000 | 60,000 | 7.9% |
| 1-Bedroom | 1,250,000 | 85,000 | 6.8% |
| 2-Bedroom | 1,800,000 | 120,000 | 6.7% |
Notes: rents derived from market comparables in Al Furjan / Farishta. Studios typically yield highest percentage due to lower capital outlay and strong rental demand.
4. Net yield & cash flow (after costs)
Assuming: service charge 8% of annual rent, management 8%, 7% vacancy. Net yield approximations:
| Unit | Gross Yield | Estimated Net Yield |
| Studio | 7.9% | ~6.0% |
| 1-BR | 6.8% | ~5.1% |
| 2-BR | 6.7% | ~5.0% |
Net yield is what affects investor cash flow; studios remain the best cash flow play in this product range.
5. Five-year ROI scenarios
We model three realistic cases for a studio bought at AED 759,000:
- Conservative (5% capital growth in 5 years + rental): Total return ≈ ~22%
- Base case (10% capital growth): Total return ≈ ~32%
- Optimistic (20% capital growth): Total return ≈ ~45%
These scenarios assume steady rents and conservative occupancy; Dubai’s overall market rally suggests upside but also cyclical risk. See FT market analysis for macro context.
6. Risk factors & mitigation
Risks
- Market cyclicality & oversupply: forecasts note large deliveries through 2025–2027 that could pressure rents in some segments.
- Location competition: many new projects in Al Furjan — unit differentiation matters.
- Service charge surprises: these can erode net yield — always ask for current S/C estimates.
Mitigations
- Choose studios/1-BR for highest liquidity and yield.
- Opt for higher floors/clear views for resale premium.
- Use developer payment plan (see Child Article 2) to stagger capital outlay and reduce holding risk.
7. How Azizi Farishta II compares vs. competing communities
| Metric | Al Furjan (Farishta) | Dubai Marina | JVC |
| Avg Price/sqft | ~AED 1,050–1,400 | ~AED 1,700 | ~AED 950 |
| Avg Gross Yield | 7.5–9% | 6–7% | 7–8% |
| Best Buy Type | Studios / 1-BR | 1-BR / 2-BR | 1-BR |
Al Furjan’s lower price per sqft combined with good connectivity often yields a higher cash-on-cash return than premium hubs.
8. Actionable investment playbook (step-by-step)
- Decide target outcome: cashflow (rent-first) vs capital appreciation (buy-and-hold).
- Choose unit type: studios for cashflow; 1-BR/2-BR for blended capital+income.
- Use developer payment plan to preserve liquidity and reduce carrying cost.
- Confirm service charges & community management before purchase.
- Plan exit strategy (3–5 years): rental cashflow vs resale timing (market cycles matter).
- Work with a local agent (MBR Properties) for market access, negotiation and tenant management.
9. Why partner with MBR Properties
At MBR Properties, we combine on-the-ground market data with hands-on advisory:
- Investment modelling tailored to your budget (we run ROI scenarios).
- Unit selection to optimize yield/resale.
- Negotiation & documentation expertise for Azizi Developments projects.
- End-to-end property management to maximize net yield.
Contact us at mbrproperties.ae for a personalized analysis and exclusive listing access.
10. Conclusion — the bottom line
Azizi Farishta II presents a strong mid-market investment case: studios as high-yield cashflow plays; 1-BR/2-BR for balanced growth and rental income. Conservative modelling indicates attractive 5-year returns if you select units smartly and use the Azizi payment plan to your advantage. However, be mindful of macro supply risks and always validate service charges, lease demand, and resale liquidity before buying.
