Highest Floor · Handover Soon

The listing is priced AED 1,200,000 for 793 sqft, equating to AED 1,513 per sqft, which is about 3% below the internal market median of roughly AED 1,560 per sqft for Al Shamkha. This price advantage, combined with an internal gross yield estimate of 8.2%, positions the asset as a potentially high‑return investment relative to comparable ready‑to‑move units. However, the development is still off‑plan, meaning delivery timelines and final fit‑out quality remain uncertain, and the developer, Eliva Real Estate, lacks a publicly documented track record in Dubai, adding a layer of construction‑delay and credit risk. The internal location score of 60 suggests Al Shamkha is a mid‑tier growth corridor—benefiting from proximity to major road networks but not yet a premium demand hub. Consequently, appreciation forecasts are modest (2‑6% p.a.) and the gross yield is likely to be eroded by service charges, vacancy, and management fees, typically reducing net returns by 1‑2 percentage points. Investors should therefore view the 8.2% gross yield as a starting point, expecting a net yield in the 6‑7% range. Given the 25‑day market exposure, the seller appears motivated to close quickly, providing leverage for price negotiation. The primary upside hinges on confirming the unit’s final price per sqft against the Dubai Land Department (DLD) register and securing a discount that reflects the 3% market gap while accounting for off‑plan risk premiums.

Highlight the 3% price‑per‑sqft gap versus the internal district median (AED 1,560 vs AED 1,513) and the short 25‑day market exposure to request a further 2‑3% discount. Verify the unit’s official price and size against the DLD transaction register before finalising, using the verified data to anchor the negotiation.

With no recent listings and no price data, market signals are weak, making the outlook uncertain. Activity is currently muted and any movement will likely follow broader Dubai residential trends.