Address

The Oasis by Emaar scores a solid 74 on our internal location metric, reflecting strong community amenities and proximity to key corridors. However, the overall internal score of 51 and a price‑vs‑market premium of 16% indicate the asking price is above comparable off‑plan villas in the area. At AED 2,091 per sqft for a 7,914 sqft villa, the unit sits on the higher end of the price spectrum, and the 35‑day market exposure suggests limited buyer interest so far. Internally we estimate a gross yield of 6.9%, which translates to a net yield likely 1–2 points lower after accounting for service charges, vacancy and management fees, putting the realistic net return around 5.0–5.5%. The off‑plan status introduces construction‑delay risk, and the developer, 11Prop Realty, lacks a publicly known credit track record in our database, adding a layer of developer‑credit uncertainty. Additionally, a large villa in an off‑plan market typically experiences thin secondary‑market liquidity, further elevating risk.

Given the villa trades at AED 2,091 per sqft, roughly 16% above the implied district median, and has been on market for only 35 days, the buyer should anchor negotiations on closing the price‑per‑sqft gap. Request a DLD transaction register check to confirm the developer’s delivery track record, and aim for a discount that brings the effective price per sqft in line with market levels, ideally targeting a 10‑12% reduction.

The Oasis by Emaar remains an emerging residential community with insufficient transaction data to establish reliable pricing or velocity benchmarks. Market sentiment cannot be reliably assessed without a meaningful sample of recent sales or rental comps. Investors should monitor initial occupancy rates and secondary-market activity as the project matures.