Signature Home · Inventory · Exceptional Investment

The Oasis by Emaar is a well‑located sub‑community with an internal location score of 74, indicating solid demand drivers. The unit’s 10,290 sq ft size and 5‑bedroom configuration command a price of AED 19,383,888, translating to AED 1,884 per sq ft. Internally the property is flagged as 5% above comparable market levels, which dampens the attractiveness despite a strong internal gross yield estimate of 7.1%. The overall score of 58 reflects a balanced view: the rental income potential is high, but the premium price and off‑plan status introduce execution risk. The internal risk index of 40 signals moderate exposure, chiefly from construction‑delay risk inherent to off‑plan projects and the relatively untested developer, 11Prop Realty. Liquidity risk is also medium because completed villas in this enclave tend to trade faster than off‑plan units. Nonetheless, the gross yield of 7.1% is well above the typical 5‑6% range for comparable Dubai villas, suggesting a compelling cash‑flow story if the unit can be delivered on schedule and the price can be aligned with market levels. Investors should be aware that net yields will be materially lower after accounting for service charges, vacancy, and management fees—typically 1.0–2.0 percentage points below gross. Accordingly, the realistic net yield range sits around 5.1%–6.1%, which remains attractive in the current market but not extraordinary. The combination of a modest premium price, off‑plan risk, and a solid but not exceptional location leads to a BUY recommendation with a cautious stance.

With the unit listed at AED 1,884 per sq ft—approximately 5% above the internal market benchmark—and only 35 days on market, the buyer should anchor negotiations on closing the price‑per‑sqft gap. Request a price adjustment that brings the effective rate to the district median (or lower) and seek a concession for the off‑plan risk, such as a phased payment schedule tied to construction milestones. Verify the transaction details against the Dubai Land Department register before finalising any agreement.

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.