Property Overview
A studio apartment in Azizi Venice (Unit 10A), Dubai South by Azizi Developments at AED 570,000 for 344 sqft, equalling AED 1,657 per sqft. 5% below the original price of AED 600,000, saving AED 30,000. Full lagoon view. Floor 10 or above. Off-plan.
Property Highlights
- Type: Studio apartment
- Size: 344 sqft
- Unit: 10A
- Asking price: AED 570,000
- Original price: AED 600,000
- Saving: AED 30,000 (5%)
- Rate: AED 1,657 per sqft
- View: Full lagoon (unobstructed)
- Floor: 10+
- Payment: Not disclosed
- Handover: Not stated
Below OP Analysis
The asking price of AED 570,000 is AED 30,000 (5%) below the stated OP of AED 600,000. Including the 4% DLD fee at purchase (AED 24,000), the seller's total loss is approximately AED 54,000 (8.6% of total investment). The discount is modest but the unit carries premium attributes (full lagoon view, floor 10+).
DLD Transactions (Studios)
- Venice 10 Building B: AED 480,000 for 345 sqft (August 2026, AED 1,391 per sqft)
- Venice 10 Building B: AED 667,000 for 345 sqft (August 2026, AED 1,933 per sqft)
- Venice 6 Building F: AED 730,000 for 354 sqft (June 2026, AED 2,063 per sqft)
- Venice 14 Building B: AED 599,000 for 360 sqft (July 2026, AED 1,664 per sqft)
At AED 1,657 per sqft, this listing sits in the middle of the DLD range (AED 1,391 to AED 2,104 per sqft). The wide spread reflects differences in building phase, view and floor. A full lagoon-view unit would typically command the higher end of the range, suggesting AED 1,657 per sqft is competitive for the view category.
Active Listings (Lagoon View Studios)
Comparable lagoon-view studios on Bayut list at AED 640,000 to AED 750,000 (AED 1,749 to AED 1,984 per sqft). At AED 570,000 (AED 1,657 per sqft), this listing is below the range of comparable lagoon-view asking prices.
Comparison with Unit 15B
Both Unit 10A and Unit 15B are priced at AED 570,000 with lagoon views. Key differences:
- Size: 15B is 380 sqft (36 sqft larger) vs 10A at 344 sqft
- Per sqft: 15B at AED 1,500 vs 10A at AED 1,657 (15B offers better value per sqft)
- View: 10A has full (unobstructed) lagoon vs 15B standard lagoon
- Discount: 15B at 21.9% below OP vs 10A at 5% below OP
- Floor: 15B at floor 12+ vs 10A at floor 10+
- Handover: 15B at Q4 2027 vs 10A not stated
Unit 15B offers more space and a deeper discount. Unit 10A offers a full unobstructed lagoon view. The choice depends on whether the buyer prioritises size and discount or view quality.
Payment Status Unknown
The agent does not disclose the payment plan split or amount paid to Azizi. This is a critical gap. The buyer's total cost depends on what remains outstanding to the developer. Without this information, the effective all-in cost cannot be calculated. Request the Azizi statement of account before proceeding.
About Azizi Venice
A large-scale residential community by Azizi Developments in Dubai South. Approximately 100 mid-rise buildings with over 15,000 apartments. Features an 18 km crystal lagoon network with artificial beaches and waves, a temperature-controlled retail boulevard and planned amenities including an opera house, hotels, schools and a hospital. Located near Al Maktoum International Airport. Car-dependent, no metro. Drive times: Dubai Marina 30 to 40 minutes, Downtown 40 to 45 minutes.
Verification Notes
The asking price, OP, size, full lagoon view and floor 10+ are from the agent brief. The 344 sqft is a confirmed studio size in Azizi Venice. The 5% saving is verified (30,000 divided by 600,000). The OP of AED 600,000 at AED 1,744 per sqft is plausible within the DLD range. The specific Venice building number and payment plan details are not stated. Handover date is unknown. Buyers should confirm the building, construction status, payment schedule and expected handover date with Azizi.
