4 BR Villa · The Oasis by Emaar · Open House

The Oasis by Emaar scores 74 on our internal location metric, indicating a desirable sub‑market with good infrastructure and brand association. However, the listing price of AED 14,605,888 translates to AED 1,767 per sqft, which is about 5% above the inferred district median of roughly AED 1,683 per sqft, flagging a modest premium for an off‑plan unit. The internal gross yield estimate of 4.9% is attractive relative to typical Dubai villa yields, but investors should expect net returns 1–2 points lower after service charges, vacancy and management fees. The developer, Union Square House Real Estate, lacks the market depth of larger builders, introducing a medium construction‑delay and developer‑credit risk, especially for an off‑plan project with zero days on market. Given the internal overall score of 54 and a risk index of 40, the asset sits in a moderate risk‑reward zone. The price premium reduces the upside from the off‑plan discount, while the location and yield provide a reasonable case for acquisition, provided the buyer conducts thorough due diligence on the developer’s track record and confirms the transaction details in the DLD register.

Anchor the price to the district median of ~AED 1,683 per sqft; a 5% premium suggests room to request a discount that brings the effective price per sqft to at least the median. Verify the unit’s registration and any pre‑sale approvals in the DLD transaction register before finalising, and use the zero days‑on‑market figure to argue for a buyer‑favorable adjustment.

With no recent listings, market signals are limited. The sub‑market is expected to remain stable over the next year, pending broader Dubai trends. Investors should monitor upcoming Emaar projects for any shift.