4BR Villa · Private Pool · Park & Lagoon Community

The Oasis by Emaar is a newly launched gated community offering a private pool and lagoon views, which underpins a location score of 74 in the internal model. The unit’s price of AED 9.6 million translates to AED 1,694 per sqft, matching the internal market benchmark (priceVsMarket = 0), so the asking price is neither a discount nor a premium. The internal estimated gross yield of 5% is respectable for a villa, though investors should expect net returns 1‑2 points lower after service charges, vacancy and management fees. The off‑plan status introduces construction‑delay risk and a longer liquidity horizon, reflected in a moderate risk index of 40 and an overall score of 57. Given the absence of comparable transaction data (sampleSize = 0) the valuation relies on internal benchmarks, which limits confidence in the price positioning. Nonetheless, the combination of a solid location, fair pricing and a decent gross yield makes the asset a viable addition for investors seeking exposure to Dubai’s upscale villa market, provided they are comfortable with the off‑plan execution risk and plan for a longer hold period to realise appreciation. The developer, 11Prop Realty, is not among the most established brands in the market, adding a layer of developer‑credit risk that should be vetted through due‑diligence. Overall, the property presents a balanced risk‑return profile that leans toward a BUY recommendation for investors with a medium‑term horizon and the ability to absorb potential construction delays.

Anchor the price discussion on the fact that the unit trades at the district median price per sqft (AED 1,694, pricePosition at) and has been on market for 42 days, suggesting limited urgency. Request the seller to substantiate the price with the DLD transaction register and aim to negotiate a modest discount or concession on service‑charge provisions to improve net yield.

The Oasis by Emaar remains in early phases with insufficient transaction data to establish reliable pricing or velocity benchmarks. Market sentiment is neutral pending completion milestones and initial occupancy. Investors should monitor delivery timelines and early buyer feedback before committing capital.