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Tierra Address · Ultra-Premium Villa · Emaar — Villa in The Oasis by Emaar
AVOID
Intel 43/100
Rule-based thesis

Tierra Address · Ultra-Premium Villa · Emaar

The Oasis by Emaar· Source: Verified Network· Ref RS-L-12970832

Listing data verified on 25 Oct 2026

Avoid: 5BR in The Oasis by Emaar at AED 15.88M, +40% vs our district benchmark.

List price
$4.33M
Price / sqft
AED 2,185
vs district
+40%
Yield (est.)
4.2%
Days on mkt
45d
Status
Off-Plan
How is this scored? · methodology & limitations →
Bedrooms
5
Bathrooms
6
Built-up area
7,269 sqft
Type
Villa
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AI Investor Narrative

Why this listing scores the way it does

The unit sits in The Oasis by Emaar with an internal location score of 74/100. Priced at AED 15,880,000 (2185/sqft) it currently trades 40% above our internal district benchmark. Expected gross yield is 4.2% p.a. and our growth-potential signal is 49/100. The listing has been live for 45 days — a useful proxy for seller motivation. *This narrative was generated without an LLM. Add ANTHROPIC_API_KEY in Vercel env vars to switch to institutional-grade analysis automatically.*

Deal signals

  • off plan discount55/100

    Off-plan listings typically trade 15–25% below resale comparables in the same tower.

Risk flags

  • construction delaymedium

    Off-plan delivery dates regularly slip 6–18 months in the UAE. Verify the developer's escrow account and recent delivery record.

  • oversupplylow

    Listed above the district benchmark; either the unit has a premium feature or it is overpriced.

Comparables

District median PSF
—
Position
above
Same-type comps
13
sufficient

Negotiation playbook

Lead with conditions, not price. Ask for service-charge clarity, payment-plan flexibility and any developer cash incentives before discussing a discount.

Verdict

Reaisale verdict
AVOID
Confidence 55/100 · 13 comps

Intelligence Score Breakdown

How this listing earned its WATCH label (43/100)

Overall Score
Weighted blend of all dimensions
43/100
Price vs Market
How the unit's price-per-sqft compares to district benchmark
+40%
Location Score
Desirability score for the district (0-100)
74/100
Rental Yield
Estimated gross rental yield
4.2%
Growth Potential
Forward-looking upside signal
49/100
Risk Index
Risk assessment (lower is safer)
40/100
Source Confidence
Completeness and reliability of underlying data
95/100
Data provenance:
Learn how this is calculated →

Yield forecast

3.0% p.a.4.2% p.a.5.7% p.a.

3-year appreciation

-2.0%5.0%8.0%

Market pulse · The Oasis by Emaar

Sentiment +5 · stable

Insufficient sample for a confident outlook yet — this pulse updates as more live listings arrive.

live dataai-curatedDubai market
Next step · free

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Analysis generated 26 Oct 2026, 00:05 UTC by reaisale's intelligence engine. This is decision-support content, not investment advice — verify all figures with a licensed broker before signing.
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Intel Score breakdown — weighted upside ranking
District comparables & price-vs-market read
Deal signals + negotiation angles
Risk flags + AI-generated due-diligence narrative

SELECTED PROPERTY

Tierra Address · Ultra-Premium Villa · Emaar

Intel Score: 43/100

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