Investor Opportunity · DubaiLand

The listing scores a modest 56 on our internal overall rubric, driven by a solid location score of 65 and a gross yield of 8%. The price is 7% above the internal market benchmark, which tempers the attractiveness despite the off‑plan discount. The unit’s 802 sqft at AED 1,727 per sqft is higher than typical market averages for the district, reflecting the premium of the Haven by Aldar development. Yield is the primary upside: an internal gross yield of 8% suggests a healthy cash flow before expenses. Net yields will be lower after accounting for service charges, vacancy and management fees – typically 1–2 points less, putting realistic net returns in the 6–7% range. The off‑plan status provides a potential price concession, but also introduces construction‑delay risk and limits immediate liquidity. The developer, MIRA International – T2, does not have a publicly documented credit track record, adding a moderate developer‑credit risk. Overall, the property sits in a growing corridor with decent location fundamentals, but the combination of a slight price premium, off‑plan uncertainty, and thin comparable data suggests a cautious approach. Investors should verify the transaction details against the DLD register and negotiate on the price‑per‑sqft gap and the 94‑day market exposure.

Given the unit’s price of AED 1,387,000 (AED 1,729 per sqft) and a 94‑day market exposure, anchor negotiations on closing the price‑per‑sqft gap versus the district’s typical range and request a concession reflecting the off‑plan risk. Verify the transaction against the Dubai Land Department register before finalising any offer.

Given the absence of recent listings and price data, market signals are muted. The sub‑market is likely to remain stable, with activity contingent on broader Dubai residential trends and upcoming project deliveries.