Azizi Florence — Investment & Market Report

3-Bedroom Townhouse | Sharjah

Investment thesis:
Azizi Florence enters the Sharjah market at approximately AED 850/sq. ft., with a 3-bedroom townhouse priced at AED 1.89M for approximately 2,223.84 sq. ft. The proposition is supported by Sharjah's strong transaction activity, a large-scale 30-million-sq.-ft. masterplan and nearby townhouse rental evidence suggesting a 6.6%–7.4% gross yield at the current entry price.

At the same time, the investment case needs to account for the 70% completion payment, the absence of a confirmed Florence service charge, and the fact that rental figures and comparable exit prices are based on asking prices rather than achieved transactions.

1. Entry Price & Price per Sq. Ft.

AED 1.89M Entry Price

The analysed 3-bedroom townhouse is priced at:

The headline price works out to approximately AED 850 per sq. ft.

This positions Florence competitively against other Sharjah townhouse launches:

Florence therefore sits approximately 4% below Hayyan and 23% below Masaar 3 on a per-square-foot basis.

This is the more relevant comparison than comparing Florence directly with Dubai projects, because Sharjah communities provide a closer benchmark for the asset class.

Investment takeaway

At approximately AED 850/sq. ft., Florence is entering below the two Sharjah townhouse comparables analysed in the report.

The key question is therefore not simply whether Florence is "cheap", but whether the community can eventually command pricing closer to established Sharjah master communities as infrastructure, amenities and occupancy mature.

2. Payment Plan & Cash-Flow Advantage

The payment structure is where the investment needs closer attention.

The analysed offer requires:

The pre-completion payments total 34%, or approximately AED 642,600, spread across five payment events over roughly 21 months. The remaining 70% is due at completion in Q3 2029.

The important number: 70%

The payment plan provides relatively limited capital deployment before completion, but it also creates a significant future funding requirement.

The buyer needs to plan for approximately:

AED 1.323M at handover

This could either require cash funding, refinancing or a mortgage at completion.

The attached analysis also identifies an important documentation issue: the listed payment stages add up to 104%, because Sharjah Land Department fees appear to be bundled into the early payments. Including the AED 5,290 administration fee, total cash commitment is approximately AED 1.971M, subject to clarification of the exact fee allocation.

Investment takeaway

The payment plan can be attractive for investors who want to control a larger asset while deploying only 34% before completion.

But the 70% completion obligation should be treated as the main cash-flow risk, not overlooked as a benefit of the payment plan.

3. Rental Income & Yield Potential

The investment analysis uses nearby Sharjah 3-bedroom townhouse asking rents of approximately:

AED 125,000–140,000 per year

Against the AED 1.89M purchase price, this produces an estimated gross yield of:

What this means

At the midpoint of the range:

AED 132,500 annual rent ÷ AED 1.89M = ~7.0% gross yield

This gives Florence a potentially attractive rental-income profile relative to the initial purchase price.

However, this should not be presented as a guaranteed Florence rental yield.

The figures are based on nearby asking rents, not achieved rents, and the analysis excludes:

• Vacancy

• Property management

• Maintenance

• Financing costs

• Service charges

A net yield cannot currently be calculated because the Florence townhouse service charge has not been published.

Sharjah market context

Sharjah's wider market is showing strong activity. In H1 2026, the emirate recorded approximately AED 29.5 billion in real estate transactions, up 9.3% year-on-year, while transaction count reached 59,460, up 23.7%. Residential properties accounted for 13,501 transactions, or 82.2% of total sales transactions.

This provides a positive market backdrop for a large residential development such as Florence.

4. Service Charge & Running Costs

Current status: Not officially published

This is one area where the investment case should remain conservative.

The attached analysis does not provide a confirmed Florence townhouse service charge. It notes that townhouses may carry lower common-area costs than apartment towers, but this remains unconfirmed.

Therefore, a precise net rental yield cannot currently be calculated.

Why this matters

For an investment property, gross yield is only the first layer.

A more useful future calculation will be:

Gross Rent
– Service Charge
– Maintenance
– Management
– Vacancy
= Net Rental Income

Until the developer confirms the actual service charge, investors should avoid presenting a net yield figure as fact.

Investment takeaway

The current 6.6%–7.4% yield range should be treated as gross yield potential, rather than expected net return.

5. Masterplan & Long-Term Investment Potential

This is arguably the strongest part of the Florence proposition.

Azizi Florence is planned across approximately 30 million sq. ft., with 10,702 homes across villas, townhouses and apartments. The current developer material identifies 1,132 villas, 6,070 townhouses and 3,500 apartments, alongside six design clusters.

The townhouse component alone represents approximately 57% of the total planned homes, making it the dominant residential product within the masterplan.

Masterplan scale

The development is planned around:

• 30M sq. ft. total community

• 10,702 homes

• 6 residential clusters

• 85+ planned amenities

• 12 clubhouses

• 11.5 km cycling and jogging track

• Retail and F&B

• School

• Healthcare facility

• Mosques

• Green spaces and parks

The attached analysis also identifies a 1.7M sq. ft. central park, approximately 700,000 sq. ft. mall, and 600,000 sq. ft. of retail space within the wider masterplan. These are developer-stated plans rather than delivered facilities, so they should be viewed as part of the long-term development thesis rather than current infrastructure.

Connectivity

The supplied project analysis places Florence approximately:

• 0 minutes to E311

• 10 minutes to Sharjah International Airport

• 10 minutes to Sharjah University

• 15 minutes to E611

• 20 minutes to Dubai International Airport

This connectivity is important because the project's potential tenant and buyer pool is not limited to Sharjah residents. Its location can appeal to families looking for larger homes while remaining connected to the wider Sharjah–Dubai–Ajman employment corridor.

Capital Growth: What the Numbers Actually Support

The capital appreciation case should be presented carefully.

The supplied investment analysis does not contain a historical Florence price series or an independent valuation. It therefore does not support a specific percentage capital-growth forecast.

There is, however, an indicative exit reference from Aljada:

AED 2.2M–2.3M asking price

Against the AED 1.89M Florence entry price, this represents a gross difference of approximately:

AED 310,000–410,000

But Aljada is a different master community and these are asking prices, not completed transactions. The comparison also excludes transaction costs, financing and other selling expenses.

Therefore:

We would not market AED 310K–410K as guaranteed capital appreciation.

Instead, the more defensible investment argument is:

Florence enters below selected Sharjah townhouse comparables on a per-square-foot basis, while the surrounding market is experiencing strong transaction growth and the project is being developed at a large master-community scale.

Overall Investment View

What works

1. Competitive entry price
At approximately AED 850/sq. ft., Florence is below the analysed Hayyan and Masaar 3 townhouse benchmarks.

2. Potential gross yield of 6.6%–7.4%
Based on nearby 3-bedroom townhouse asking rents of AED 125K–140K.

3. Low pre-completion capital deployment
Only 34% is scheduled before completion, although 70% becomes due at handover.

4. Large-scale masterplan
30M sq. ft. and 10,702 planned homes create the potential for a substantial residential ecosystem.

5. Strong Sharjah market momentum
AED 29.5B of transactions in H1 2026, with transaction volumes up 23.7% year-on-year.

What needs caution

1. 70% handover payment
The biggest financial consideration in the current payment structure.

2. Service charge is not confirmed
Net yield cannot yet be calculated.

3. Rental evidence is asking-rent based
Actual achieved rents at Florence may differ.

4. Capital growth is not guaranteed
There is no historical Florence transaction data yet.

5. Exit comparables are not like-for-like
Aljada is a separate master community and its AED 2.2M–2.3M figures are asking prices.

6. Ownership terms should be confirmed
Sharjah's ownership framework differs from Dubai, and project-specific eligibility/title conditions should be confirmed before booking. The project source specifically advises buyers to verify the registrable ownership type.

Keys & Numbers Verdict

Azizi Florence is primarily a value-entry + rental-income + masterplan-growth proposition.

At AED 1.89M / ~AED 850 per sq. ft., the 3-bedroom townhouse enters below the analysed Sharjah townhouse benchmarks.

The potential 6.6%–7.4% gross yield adds an income component, while the scale of the Florence masterplan provides a longer-term development story.

But the investment should not be sold on a guaranteed capital-growth number or a guaranteed rental yield.

The biggest variable is the 70% completion payment, followed by the yet-to-be-confirmed service charge and eventual achieved rental levels.

Investment profile:

Entry Value: ★★★★★
Rental Potential: ★★★★☆
Payment Flexibility: ★★★☆☆
Masterplan Potential: ★★★★★
Capital Growth Visibility: ★★★☆☆
Risk Transparency: ★★★★☆