Azizi Venice Dubai South Dubai

Azizi Venice is not a tower. It is a district of about 24 million sq ft inside Dubai South, built by Azizi Developments around an 18 km swimmable crystal lagoon, with 15,057 apartments and 400 villas planned across numbered phases. The master plan adds a 700 m climate-controlled retail boulevard and a 1,500-seat opera house, and the whole thing sits about seven minutes from Al Maktoum International Airport.

Property Finder prints the project's starting price at AED 747,000 (about Rs 1.92 crore) for a studio of roughly 333 to 380 sq ft, on a payment plan most sources write as 10/40/50. Handover is phased and the dates have moved more than once. Every UAE project we track sits in the Dubai section; the area itself is covered on our Dubai South page.

At a glance

Price and unit pricing

Four different entry prices are in circulation for this project, and they cannot all be today's. Rather than pick one and call it the price, here is each figure with the source it came from and what it is actually measuring.

The pattern is worth reading carefully. The launch and listing figures cluster between AED 710,000 and AED 758,000, while the live asks on both portals start well below them and average in the AED 630,000 to 675,000 band. In a project releasing 15,057 apartments in phases, that gap is what resale and assignment stock does to a launch price. On a 360 sq ft studio, AED 747,000 works out at roughly AED 2,075 per sq ft, which is not a bargain rate in itself - the cheapness here is the absolute ticket, not the rate.

Payment plan and total cost

Most sources quote 10/40/50: 10% on booking, 40% staged through construction, 50% on handover. Some quote 30/70 instead, and both exist in Azizi's book for different phases. Our note on buying off-plan in Dubai covers what those splits mean in practice; the version that binds you is the one written into your SPA.

Add 2% plus 5% VAT in agency commission if you buy through a broker, which is about AED 15,687 more. There is no VAT on a residential sale in the UAE and no annual property tax, so the running cost is the service charge alone.

Venice has not published its own service charge. Dubai South apartments run about AED 10 to 15 per sq ft a year, so roughly AED 3,600 to 5,400 on a 360 sq ft studio. Budget at the top of that band and then some: a swimmable lagoon, a climate-controlled boulevard and an opera house are shared assets, and shared assets are exactly what a service charge funds. Ask for the owners' association budget before your handover instalment.

Location and connectivity

Dubai South sits on the south-western edge of the city, and its reason for existing is next door: Al Maktoum International Airport is about seven minutes away and is the subject of an AED 128 billion expansion meant to make it the world's largest. Expo City Dubai is the neighbouring district, with a station on the metro's Red Line extension.

Emirates Road (E611) and Sheikh Mohammed Bin Zayed Road (E311) do the connecting. Dubai Parks and Resorts is about 15 minutes along Sheikh Zayed Road, Dubai Marina and JBR about 35 to 40 minutes, and Downtown Dubai and Business Bay about 40 to 45. That is the honest trade: you are buying an address that works brilliantly for the airport and the Jebel Ali employment belt, and costs you three-quarters of an hour to the parts of Dubai people visit. Two other Dubai South projects we track are South Living and, for a ready-to-move comparison at a lower ticket, MAG 5 Boulevard.

Amenities and specifications

The lagoon is the product. Eighteen kilometres of swimmable water with sand beaches runs through the district as its spine, with the 700 m climate-controlled retail boulevard and the 1,500-seat opera house as the two set pieces, plus pools, gyms, parks and a cultural centre. Waterfront villas sit on their own plots with direct lagoon frontage.

Inside the apartments, expect fitted kitchens, built-in wardrobes and balconies on most layouts, with a lagoon or boulevard aspect. Finishing is not uniform across the district - some Venice buildings are sold furnished and others are not - so ask for the finishing schedule attached to your own SPA rather than working from a render. Final as per the SPA.

About the developer

Azizi Developments has built in Dubai since 2007 and has delivered more than 14,000 homes. The reference project is Azizi Riviera in Mohammed Bin Rashid City: 71 towers handing over in phases since 2020, with 53 of 75 buildings delivered as of August 2025 and the rest scheduled to Q2 2026. Its other work we track is on the Azizi Dubai page.

The delivery record is real volume with a real calendar problem attached. An industry reading of DLD delivery data puts Azizi at about 89.1% of contracted units handed over on or before the registered date, with selected Al Furjan and Riviera phases running 12 to 24 months late during the 2019-2022 window; the 2023-2025 cohort has been tighter. For a district of this size, plan on the stated date plus six to twelve months, and do not sign a rental commitment against the brochure date.

For Indian buyers

Dubai South is freehold, so an Indian citizen owns here outright with a title deed issued by the Dubai Land Department, and the UAE charges no annual property tax on it. Under the Liberalised Remittance Scheme each resident Indian may remit USD 250,000 per financial year, so a couple can move USD 500,000. The AED 747,000 entry is about USD 203,000, and with the DLD fee it still fits inside one person's allowance in a single year - which is the practical reason this price point sells to Indian buyers at all. A two-bedroom at AED 2.2 million does not, and needs two allowances or two financial years.

That two-bedroom is also the unit that clears the Golden Visa threshold of AED 2 million on a single title; the studio and the one-bedroom do not, though several properties in one name can be added together. Rent you earn here is taxable in India in your hands, with the standard 30% deduction on the annual value, and the UAE-India treaty decides how any UAE tax is set off. Dubai South apartments have been letting at gross yields in the 7% band, but that is an area figure helped by low entry prices, and 15,057 apartments arriving in phases from one developer is the single biggest thing standing between it and the rent you actually sign.

Pros

• A freehold Dubai home under Rs 2 crore, with live studio asks running lower still
• Seven minutes from an airport carrying an AED 128 billion expansion - the demand story is under construction alongside the homes
• About AED 75,000 holds a unit, with half the price deferred to handover
• Scale buys amenity: a lagoon, a retail boulevard and an opera house are beyond any single tower
• No annual property tax, and a two-bedroom at AED 2.2 million clears the Golden Visa line on one title

Cons

• 15,057 apartments and 400 villas from one developer in one district - the first leasing cycles will be competitive on rent
• Four different entry prices are quoted, and live asks start near AED 443,000, so the launch figure is not the market figure
• Dates have moved: Q1 2026 for the earliest phases, Q4 2026 on the project page, March 2027 on several buildings, against a build about 29% complete
• Azizi's record puts roughly one unit in nine past its registered date, with some phases 12 to 24 months late in the 2019-2022 window
• A 333 to 380 sq ft studio is small even by Dubai standards, which narrows who will buy it from you
• Dubai South is still filling in, and Downtown or the Marina is a 35 to 45 minute drive

Who this is for

Investors buying the Al Maktoum story on a five-year view, buyers whose budget fits one LRS allowance, and people working in the Dubai South, Expo City or Jebel Ali belt who want a short commute and water at the door.

Who should look elsewhere

Anyone who needs a finished home this year, anyone underwriting a fixed rent from a fixed date, and anyone who wants schools, clinics and shops already trading on the doorstep.

Our verdict

The apartment is ordinary; the position is not. What you are buying is a freehold address seven minutes from an airport Dubai is rebuilding at a cost of AED 128 billion, with a lagoon as the amenity that will carry the resale story. The entry is genuinely low, the plan is genuinely light on cash, and both facts are doing the selling. Buy a specific building with its own DLD project number, its own escrow account and its own handover date written into the SPA - not the master plan - and price your offer against the live portal asks rather than the launch figure. On a five-year hold this works. On a two-year flip, with 15,000 competing homes behind you, it does not.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What does an apartment at Azizi Venice cost?

Property Finder prints the project's starting price at AED 747,000, about Rs 1.92 crore. The developer's own listing has carried AED 758,000, and broker pages quote AED 710,000 and AED 636,000. Live asks are a separate number: Property Finder shows studios from about AED 443,000 averaging near AED 674,000, and Bayut shows studio asks of AED 538,999 to AED 1,218,000 averaging about AED 632,885. One-bedroom homes start near AED 1.23 million, two-bedroom near AED 2.2 million.

When is handover?

There is no single date. Property Finder carries Q4 2026 for the project, several buildings carry a March 2027 horizon, and the earliest phases were sold on a Q1 2026 target. The first 14 buildings were reported at about 29% complete, the earliest near 36%. Ask for your building's own date and track it on the Dubai REST app.

What is the payment plan?

Most sources quote 10/40/50 - 10% at booking, 40% through construction, 50% on handover. Some quote 30/70. Both exist in Azizi's book for different phases, so your SPA is the only version that counts. On the AED 747,000 entry, 10% at booking is AED 74,700.

What does it cost on top of the price?

The DLD registration fee is 4%, or AED 29,880 on the entry unit, plus Oqood admin and the AED 40 knowledge fee, and 2% plus 5% VAT in agency commission if a broker is used. There is no VAT on a residential sale and no annual property tax. Total cash to handover on the entry unit is about AED 780,000, roughly Rs 2.01 crore.

Is the project registered with the Dubai Land Department?

Yes, and it is sold through DLD-regulated escrow with an Oqood entry per unit. Venice is released as numbered buildings, each carrying its own DLD project number, and none of the sources we could read prints them. Get the number for your building and verify it on the Dubai REST app before paying anything.

Does a home here qualify for the Golden Visa?

The ten-year visa needs AED 2 million of property. The studio and the one-bedroom do not reach it alone; a two-bedroom at AED 2.2 million does. Several properties in one name can be added together, and on a mortgaged unit only your paid equity counts.

What will the service charge be?

Venice has not published its own figure. Dubai South apartments run about AED 10 to 15 per sq ft a year, so roughly AED 3,600 to 5,400 on a 360 sq ft studio. Budget at the top of the band, because the lagoon, the boulevard and the opera house are all shared assets owners pay to run.

What rental yield should I expect?

Dubai South apartments have been letting at gross yields in the 7% band, helped by low entry prices rather than high rents. Treat it as an area figure: the supply arriving inside this one master plan is the main risk to it.

Can an Indian citizen buy here, and how does the money move?

Yes. Dubai South is freehold for all nationalities. Under the Liberalised Remittance Scheme each resident Indian may remit USD 250,000 a financial year, so a couple can move USD 500,000. The entry unit is about USD 203,000 and fits inside one allowance with the DLD fee included. Rent is taxable in India with the standard 30% deduction.

How good is Azizi's delivery record?

More than 14,000 homes since 2007, with Riviera at 53 of 75 buildings handed over as of August 2025. An industry reading of DLD data puts about 89.1% of contracted units at or before the registered date, with some phases 12 to 24 months late in the 2019-2022 window and a tighter 2023-2025 cohort. Plan on the stated date plus six to twelve months.

Talk to Realty Hunting if you want the current price list for a specific Venice building, its escrow details and a plan for seeing the site.

Compare with other Dubai projects

Also in Dubai South: Al Haseen Residences 4 (from AED 606.4 K, handover 2027), South Living (from AED 600,000, handover 2027) and MAG 5 Boulevard (from AED 449,000, ready). See every Dubai South project with prices and handover dates.

More by Azizi: Azizi Wasel (from AED 800,000, handover 2027), Azizi Aryan (from AED 613,000, handover 2026) and Azizi Milan (from AED 586,000, handover 2028).

A similar budget elsewhere in Dubai: Samana Barari Views (from AED 749,000, handover 2027), Binghatti Haven (from AED 750,000, off-plan) and Weybridge Gardens 5 (from AED 756.78 K, handover 2027).

Read next: Property for Sale in Dubai South: Prices, Yields and Risk · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.