Property Overview
A studio apartment in Azizi Venice (Unit 15B), Dubai South by Azizi Developments at AED 570,000 for 380 sqft, equalling AED 1,500 per sqft. 21.9% below the original price of AED 730,000, saving AED 160,000. Lagoon view. Floor 12 or above. 40/60 payment plan (40% paid, 60% remaining). Off-plan with handover Q4 2027.
Property Highlights
- Type: Studio apartment
- Size: 380 sqft
- Unit: 15B
- Asking price: AED 570,000
- Original price: AED 730,000
- Saving: AED 160,000 (21.9%)
- Rate: AED 1,500 per sqft
- View: Lagoon
- Floor: 12+
- Payment: 40/60 (40% paid, 60% remaining)
- Handover: Q4 2027
Below OP Analysis
The asking price of AED 570,000 is AED 160,000 (21.9%) below the stated OP of AED 730,000. This is a substantial discount. Including the 4% DLD fee paid at purchase (AED 29,200), the seller's total loss is approximately AED 189,200 (25% of total investment). The seller has paid 40% of AED 730,000 = AED 292,000 plus DLD. Selling at AED 570,000, the seller recovers a portion but takes a significant capital loss.
DLD Transactions (Studios)
- Venice 6 Building F: AED 730,000 for 354 sqft (June 2026, AED 2,063 per sqft)
- Venice 6 Building F: AED 745,000 for 354 sqft (August 2026, AED 2,104 per sqft)
- Venice 14 Building B: AED 599,000 for 360 sqft (July 2026, AED 1,664 per sqft)
- Venice 14 Building B: AED 620,000 for 390 sqft (August 2026, AED 1,590 per sqft)
- Venice 10 Building B: AED 667,000 for 345 sqft (August 2026, AED 1,933 per sqft)
At AED 1,500 per sqft, this listing is below most recent DLD transactions for studios in Azizi Venice (AED 1,590 to AED 2,104 per sqft range). Only the earliest-phase transactions at AED 1,391 per sqft are lower. For a lagoon-view unit on floor 12+, the per sqft rate is competitive.
Active Listings (Studios)
Bayut shows over 100 studio listings in Azizi Venice at AED 465,000 to AED 890,000 (AED 1,503 to AED 2,192 per sqft). Lagoon-view studios typically list at AED 640,000 to AED 750,000. At AED 570,000 for a lagoon-view studio on floor 12+, this listing is below comparable asking prices.
Payment Plan Details
40% paid, 60% remaining. The buyer's financial obligations:
- AED 570,000 to seller (assignment price)
- Remaining 60% of AED 730,000 = AED 438,000 to Azizi Developments
- Total buyer outlay: approximately AED 1,008,000 (plus DLD and agency fees)
This is an important calculation. The buyer's total cost of approximately AED 1,008,000 includes both the seller payment and the remaining developer installments. At AED 1,008,000 for 380 sqft, the effective all-in cost is AED 2,653 per sqft, which is within the DLD range but not discounted on an all-in basis. The value proposition lies in the AED 570,000 upfront payment being lower than buying a comparable unit from the developer or resale market.
About Azizi Venice
A large-scale residential community by Azizi Developments in Dubai South. Approximately 100 mid-rise buildings (G+10 to G+22) with over 15,000 apartments. Features an 18 km crystal lagoon network with artificial beaches and waves, a 700 m temperature-controlled retail boulevard, and planned amenities including an opera house, hotels, schools and a hospital. Construction is progressing across multiple phases. Located in Dubai South near Al Maktoum International Airport. Car-dependent with no metro access. Drive times: Dubai Marina 30 to 40 minutes, Downtown Dubai 40 to 45 minutes.
Verification Notes
The asking price, OP, size, lagoon view, floor 12+, 40/60 plan and Q4 2027 handover are from the agent brief. The 380 sqft matches confirmed studio layouts (377 to 390 sqft range) in Azizi Venice. The 21.9% saving is verified (160,000 divided by 730,000). The OP of AED 730,000 is consistent with DLD transactions in Venice 6 at AED 730,000 to AED 745,000 for 354 sqft studios. The specific Venice building number is not confirmed. Later Venice phases (Venice 15+) are at early construction stages, so the Q4 2027 handover may be subject to delays. Verify exact payment schedule and construction status with Azizi.
