Azizi Florence

THE HOMES

Azizi's factsheet states the residential offering as apartments, 3- and 4-bedroom townhouses, and 4-, 5- and 6-bedroom villas. The brochure details the townhouses and villas across 139 pages. The apartments are the gap in Azizi's own material, and it is a real one: there is no apartment render, floor plan, size, bedroom mix, count or price in anything Azizi has released. The only apartment detail published anywhere is a facilities line in the project-information sheet — the apartment buildings carry a gymnasium, swimming pool, BBQ area, multipurpose room, cinema and landscaped areas, with community retail at their base. If you are buying an apartment at Florence, almost everything you would want to know is still unpublished, and we will say so rather than describe one.

TOWNHOUSES — SIX BLOCK CONFIGURATIONS, THREE NAMES

Townhouses at Florence are sold as residences within blocks, and the brochure publishes six block types. The bracketed figures are the bedroom counts of the individual homes in each block, in order:

Azizi Florence brochure. Azizi publishes no floor areas against these configurations, so none are stated here.

This is where the one priced unit we hold fits, and it fits exactly. The sales offer is for unit LUC-TH462 in Lucardo 4Plex-Novoli, a 3-bedroom. The brochure's 4 Plex Type A (Novoli) is configured (4, 3, 3, 4) — two four-bedroom corner residences with two three-bedroom homes between them. So the priced unit is one of the two inner three-bedroom residences of a Novoli four-home block in the Lucardo cluster. The offer and the brochure describe the same product independently, which is worth more than either document alone.

Each townhouse has its own private landscaped backyard, and the brochure publishes two interior palettes — Palette A and Palette B — for both the three- and four-bedroom homes.

VILLAS — THREE-STOREY, FOUR TO SIX BEDROOMS

Azizi presents three-storey standalone 4-, 5- and 6-bedroom villas, published as 4-bedroom Types A and B, 5-bedroom Types A and B, and 6-bedroom Types A, B and C. Per the brochure they carry double-height living spaces, courtyards, master suites, dual rooftop terraces and an elevator, with landscaped private backyards including a pool.

An in-home elevator as standard across a villa collection is unusual at this price level and is worth confirming applies to every type rather than the largest — Azizi states it of the collection, not type by type.

Private pools are a villa feature, not a townhouse one. Azizi's project-information sheet marks a swimming pool against all three villa types and records the four townhouse types as "NA — provisions". If a pool matters to you, that is the line between the two products.

THE RELEASE WE HOLD PRICING FOR — LUCARDO

Azizi is releasing Florence cluster by cluster. The only pricing we hold in a document rather than a press release is for Lucardo, and for one unit. It is set out here exactly as Azizi issued it, because a single confirmed unit is worth more to a buyer than a range nobody has published.

Azizi Developments sales offer, generated 10 September 2026.

The offer prints 2,872.91 sq ft under the heading "saleable area". That figure is the built-up area: Azizi's own unit inventory carries the identical 2,872.91 sq ft for LUC-TH462 in its Total Area (sqft) column, against a Unit Size of 2,195.21 sq ft for the same unit. Every price per square foot on this page is calculated on built-up area. Azizi's own marketing quotes a rate on a different basis — see the areas section below, which sets both out.

One unit is not the project. That offer prices a single three-bedroom townhouse in one cluster. It is not a range for three-bedroom townhouses at Florence, not a range for Lucardo, and it says nothing about villa or apartment pricing, none of which Azizi has published. Availability and pricing on any other unit are confirmed on request.

LAUNCH PRICING

Entry prices and areas read from Azizi's own Lucardo and Versilia unit inventories, as at 10 September 2026 — 1,761 units across the four documents. Areas are the inventory's Total Area (sqft) column, which is the built-up area, and are given as a range because the homes selling at a single entry price are not all the same size. Every price per square foot on this page is calculated on built-up area.

† The villa row is the one place this basis is not clean. On every villa in both inventories Azizi records the same number in its Unit Size and Total Area (sqft) columns, so no separate built-up figure exists per villa; 3,725 sq ft is that shared figure. The project-information sheet's sample built-up area for a four-bedroom villa is larger, at 3,965.96 sq ft. We publish the inventory figure because it is the per-unit one, and flag the discrepancy rather than choose between them.

The AED 1,890,000 entry price is real, and it is not one unit. Azizi's inventories carry 936 three-bedroom townhouses across both released clusters, of which 276 are at exactly AED 1,890,000 — 241 in Lucardo and 35 in Versilia — and the rest are priced above it. The earlier caveat on this page, that a single offer is not a range, no longer applies to the entry price.

Villas are priced on a flat rate at entry, but not throughout. The entry four-bedroom and five-bedroom villas in both clusters work out at exactly AED 1,100 per square foot, from AED 4,098,000 in Lucardo and AED 4,213,000 in Versilia. Six-bedroom villas start higher, at AED 1,383 to AED 1,407, and across all 267 villas the rate runs from AED 1,100 to AED 1,632. Townhouses are not flat either: on built-up area they run from AED 652 to AED 1,081 across the full inventory, and from AED 652 to AED 743 at the two launch entry prices.

Both released clusters are priced the same at entry. Lucardo and Versilia three-bedroom townhouses both start at AED 1,890,000 and four-bedroom townhouses at AED 2,260,000 in both. Villas differ slightly — Versilia's entry villa is larger and therefore AED 115,000 more.

These are live sales inventories and prices move. Everything above is launch pricing as at 10 September 2026. Unit numbers, availability and the unit-level schedule are deliberately not published here: that is internal broker material and it dates within days. Current availability at any price is confirmed on request.

This is launch pricing and it is dated. Azizi's own sales offer states: "Prices and availability are subject to change without notice." Nothing on this page is a fixed price list. Prices on a release of this size move as clusters sell through, and the price attaching to a particular unit is only real at the point of booking.

One thing to check before you compare Florence to anything: Azizi publishes two different areas for the same home, and its own marketing quotes a rate on the smaller one. For unit LUC-TH462 the inventory records a Total Area of 2,872.91 sq ft — the built-up area, and the figure the sales offer prints as "saleable area" — against a Unit Size of 2,195.21 sq ft. We price on built-up area, so AED 1,890,000 is AED 658 per square foot. Azizi's launch release quotes AED 850 per square foot of sellable area, which is the smaller basis. Both are arithmetically correct; they are not the same measurement, and a rate quoted on one cannot be compared with a rate quoted on the other. Ask which basis your own offer states. The full working is below.

WHAT REGISTRATION COSTS IN SHARJAH — SRERD, NOT THE DLD

This is the section most competing write-ups of a Sharjah launch get wrong, because the Dubai numbers are the ones everybody knows.

Azizi's sales offer states the position in its own words: "Applicable fees to Sharjah Real Estate Registration Department (SRERD) are 2% of the property net price for GCC Nationals + AED 40 as knowledge fee + AED 5250 as admin fee." Azizi states 4% for non-GCC nationals.

Quoted from the Azizi Developments sales offer of 10 September 2026. These are Azizi's stated figures, reproduced rather than calculated, and they are not verified against an SRERD fee schedule here.

Three things follow, and they matter to anyone who has bought in Dubai before:

• There is no Oqood registration. Oqood is the Dubai Land Department's interim register for off-plan property. It has no application in Sharjah. Ask instead what Sharjah's interim registration is for this project and what evidence of it you will receive after your first payment clears.
• There is no Dubai registration trustee charge, because there is no DLD transfer to trustee.
• Our buying-costs calculator does not apply. It is built on the Dubai schedule. Do not use it to cost this purchase.

Confirm the fees applying to your nationality and your specific unit with SRERD or your conveyancer before you commit. Nothing here is legal or tax advice.

THE SIX CLUSTERS

Florence is organised as six named clusters, and Azizi gives them two distinct architectural characters: Azizi Lucardo, Bellarno and Soffiano are contemporary; Azizi Versilia, Pienza and Siena draw on Mediterranean design. All six are linked by a central spine and each has its own clubhouse and cluster park.

Each cluster is planned as a self-contained neighbourhood. Per the brochure's cluster diagram, a cluster carries a community clubhouse — indoor and outdoor pools, gym, sauna, steam room, jacuzzi, kids' play area, game room, community services, cafés and restaurants and a mosque — plus a cluster park with sitting areas, BBQ areas and a further kids' play area, walking, jogging and cycling tracks, EV charging stations, visitor parking, security gates, and sikka service access corridors between the homes.

The arrival experience is a designed piece in its own right: an entry canopy Azizi describes as "A Wing in Flight", inspired by a falcon, dipping toward the ground at its centre.

The infrastructure behind all of that, from Azizi's project-information sheet: 49 kilometres of road network, 50 kilometres of green sikka network, 12 entry and exit gateways, 12 kilometres of jogging track and 12 kilometres of cycling track, six community parks, two Jumaa mosques, and EV charging within every cluster. Across the clusters the sheet counts 12 clubhouses, 12 gymnasiums, 12 indoor swimming pools, six children's pools, six prayer halls, six retail destinations and two nurseries — so the brochure's "each cluster has its own clubhouse" understates it at two per cluster.

The sheet also puts numbers on three things the brochure only names: the boutique hotel is 100-plus keys with specialty restaurants, a 1,000-seat ballroom for weddings and banquets, conference facilities, a spa and main and children's pools; the school is a 1,000-student capacity school; and the mall carries a hypermarket alongside the cinema, food court, atrium event space, kids' zone and the residents' VIP club with separate male and female gym and spa facilities.

One practical note that bears on running costs: Azizi records the project as NOT chiller-free, with no district cooling. Cooling plant therefore sits inside the development rather than being bought from a district provider, and how that is charged should be established before you model a service charge.

AZIZI BARDINI PARK — THE 1.7 MILLION SQ FT SIGNATURE PARK

The park is the centre of the plan and binds the six clusters together. Azizi publishes it in unusual detail:

Every figure in this table is the park's own, not the community's.

It is laid out as six worlds: an Arrival Garden, a Cultural Zone, a Community Zone, a Discovery Zone, a Recreation Zone and a Wellness Zone. Azizi names 32 park amenities, among them a flower garden, a zen garden, a glow garden, a sculpture park, an art and cultural plaza, running, walking and cycling tracks, tennis, basketball and volleyball courts, a dry fountain and dancing fountains, a skating park, a water park, a theme park, kids' play areas, a yoga lawn, mini golf, swimming pools, a pet park, an outdoor theatre, a weekend market, food trucks, restaurants and cafés, picnic and BBQ areas, outdoor fitness and wellness, family gathering areas, open green spaces, visitor parking, EV charging and changing and toilet blocks.

Azizi Florence brochure and factsheet. Note that Azizi's masterplan diagram spells this "Azizi Baldini Park" while the brochure and factsheet both spell it "Bardini" throughout; we follow the brochure and factsheet.

THE COMMUNITY MALL — 700,000 SQ FT, RESIDENTS ONLY

Azizi describes the mall as reserved for residents. Published contents: shopping including a fashion district and jewellery boutiques, five dining destinations plus a food court, a supermarket, a medical clinic, a cinema, an escape room, an adventure zone, an indoor game room, a gymnasium with separate male and female facilities, an indoor pool, sauna, steam room, jacuzzi and massage rooms, and a VIP members' lounge offering priority access and preferential offers.

Separately, the masterplan diagram places a community school, a boutique hotel, community parks, mosques and a community gate within the plan. Azizi has named no school operator, hotel brand, clinic operator or retail tenant, and no delivery sequence for any of them, so none are named here.

FAITH AND FAMILY PROVISION

Azizi states that two Jumaa mosques anchor the masterplan, with smaller mosques placed within each cluster, and that each cluster clubhouse contains dedicated prayer rooms for both men and women. For a family-market community in Sharjah this is a more substantial provision than most Dubai schemes publish, and it is one of the clearer signals of who Florence is designed for.

THE INVESTMENT CASE

Azizi Florence is an off-plan brief on a project announced two days ago, in an emirate for which we hold no transaction register. The case below is therefore qualitative throughout, and it is important to be clear about that rather than dress it up.

THERE IS NO REGISTERED TRANSACTION EVIDENCE ON THIS PAGE, AND THAT IS DELIBERATE

On a Dubai brief this section would carry the project's registered sales, its median price per square foot, the district it sells into and how the two compare. None of that is possible here.

The Dubai Land Department register — the source behind every transaction figure on this site — covers Dubai. It does not cover Sharjah, and no amount of querying it will produce a Florence figure. Sharjah transactions register with SRERD, and we hold no SRERD dataset. There is no median, no sale count, no completion percentage and no area benchmark for this project anywhere on this page, and there will not be one until we hold Sharjah data.

What that means for a buyer is straightforward and worth stating plainly: at Florence you are pricing off the developer's launch price and your own judgement, not off registered evidence. On a Dubai launch you can at least hold the asking price against what the surrounding district actually trades at. Here you cannot, and nobody publishing a Florence page today can, whatever they imply.

LOCATION

Azizi's brochure and factsheet both place Florence along Sheikh Mohammed Bin Zayed Road (E311), describing it as one of the emirate's most connected addresses, with Emirates Road (E611) also on the factsheet's access map. The map shows drive-time bands of 0, 10, 15 and 20 minutes and marks Sharjah International Airport, the University of Sharjah, the American University of Sharjah, Sharjah National Park, Sahara Centre, Sharjah Cricket Stadium and Dubai International Airport in the surrounding orbit.

The district is Um Fannain. Azizi's brochure, factsheet, masterplan diagram and launch release all stop at "Sharjah" — but its project-information sheet states the location as "Sharjah – Um Fannain" and gives the plot as 2930/Mulk 89, covering 2,799,527.2 square metres. Until that sheet reached us on 10 September 2026 this brief deliberately declined to name a district, because the only sources saying "Um Fannain" were third-party listing portals. It is published now because Azizi's own document says it.

Azizi has still published no interchange, no access-point detail and no plot boundary drawing, and this brief does not repeat portal claims about them.

APPLICABLE STRATEGIES

• Entry-priced family housing in a new freehold community — a three-bedroom townhouse at AED 1,890,000, in a block with its own private backyard, is a materially lower entry point than a comparable new-build townhouse in most established Dubai communities. The trade is a longer horizon and an unproven location: this is a first-phase purchase in a community that does not exist yet, in an emirate where Azizi has not delivered before.
• The family-occupier case is the strongest one here, and it is not really an investment case at all. Two Jumaa mosques plus a mosque and clubhouse per cluster, a community school inside the plan, a medical clinic in the mall, 25% green open space and a 1.7 million sq ft park read as a community built for people who will live in it. If you are buying to occupy, that provision is the product. If you are buying to let, it is amenity you are paying for and a tenant may not.
• Pre-handover resale — a 30/70 plan means 30% of the price is committed before completion, with an exit route in principle before handover. Whether a premium exists in 2029 depends on the Sharjah market then and on how much of Florence's own 10,000-plus homes is competing with you at the same moment. There is no registered resale evidence for this community, because there are no registered sales.
• Buy-and-hold for rental — plausible on the entry pricing, but untestable today. We hold no Sharjah rental evidence, and a yield calculated against a launch price and an assumed rent would be a number we invented. Any yield you are shown for Florence by anyone should be traced to its rental source before you rely on it.

RISKS & WATCHPOINTS

• No registered evidence of any kind. This is the headline risk and it is structural, not temporary. There is no transaction record, no comparable, no benchmark and no completion percentage for this project or its surroundings on this page. Every Dubai brief on this site has those; this one cannot.
• A first project in a new emirate, for this developer. Azizi's delivery record is in Dubai. Florence is its first Sharjah scheme, under a different regulator, a different registration regime and a different escrow framework. A developer's track record in one emirate is not automatically portable to another.
• Scale, and the supply it implies. More than 10,000 homes and a 49,000 planned resident population is a very large amount of stock delivering into one community. Whenever you sell or let, the most likely competition is another unit inside Florence.
• The area on your offer is not the area Azizi's own advertised rate is quoted on. Azizi publishes three areas per type and they diverge by up to 34.9%. The Lucardo offer's stated "saleable area" is Azizi's built-up figure, while its published AED 850 per square foot is quoted on sellable area — so the same price yields AED 658 on one basis and about AED 850 on the other. This page prices on built-up area throughout. Get the basis confirmed in writing, and ask for the per-unit area schedule Azizi's own sheet refers to but does not contain. See the areas section above — this is the single most important thing on this page.
• Published areas are samples, not your unit. Azizi's project-information sheet gives one indicative area per type and states in terms that it is "sample only". Seven types are covered; thousands of units are not. Nothing here is a warranty of the size of any particular home.
• No apartment information exists at all. No render, floor plan, size, bedroom mix, count or price — in a scheme that says it will hold more than 3,000 apartments. An apartment buyer at Florence today is buying on the masterplan alone.
• Completion is a single-document date, and it is nearly three years out. 31 July 2029 appears on one townhouse offer. Azizi has published no project-wide handover date and no construction start date. Off-plan dates move, and the SPA governs.
• No service charge has been published, and the amenity load here is exceptional. A 1.7 million sq ft park with 32 activity zones, 12 clubhouses, 12 gymnasiums and 12 indoor pools, six cluster parks, 49 km of roads, 50 km of green sikka, 24 km of jogging and cycling track, a 700,000 sq ft mall, two Jumaa mosques and 160,000-plus trees and plants all have to be maintained, and residents pay for it. Azizi also records the project as carrying no district cooling, so cooling plant is inside the development. Service charges come straight off net yield. Treat any yield you calculate as gross until Azizi publishes a rate — and ask for that rate early, because on a community this amenity-rich it is a material number, not a rounding.
• Much of the published amenity is a promise about a whole masterplan, not about your cluster. The mall, the school, the hotel and the park are masterplan-wide, and Azizi has published no delivery sequence for any of them. A first-phase Lucardo buyer completing in 2029 should establish in writing what will exist on handover day, and what will not.
• Sharjah tenure needs checking on your own unit. Azizi describes Florence as freehold. Sharjah's freehold and long-lease rules for non-UAE nationals are a separate regime from Dubai's, and Azizi's material does not set out the tenure recorded against an individual plot. Confirm it in the sale documents before you sign.
• Launch pricing is subject to change — Azizi's own words, on its own offer. There is no unit-by-unit availability list and no cluster-by-cluster price list in public.