Is The Oasis by Emaar Worth It? What AED 1,800 a Sq Ft Buys, and for Which Buyer

Is The Oasis by Emaar worth it? It depends on who is buying and the price they enter at. The Oasis gives the most villa per dirham in Dubai’s luxury set. Resales trade near AED 1,800 per sq ft of built-up area. That compares with AED 2,040 to 2,950 in Tilal Al Ghaf, Jumeirah Golf Estates and District One. However, it also carries the least proof and the longest wait. Families that can wait until 2028 can say yes, in the Palmiera clusters or Mirage. Income investors should say not yet. For growth investors, it works only at the right entry price.

Is The Oasis by Emaar worth it? The short answer

There is no single answer, so here are three, one for each kind of buyer.

The end-user family: yes, with patience. You get a very large house on a large plot for the price of a smaller one closer to town. But you must wait, and the Palmiera clusters and Mirage are the safer choice because they are far ahead in construction. Also check the school run before you sign, because no school is open inside the community yet.

The income investor: not yet. No lease has been registered at The Oasis, so every rent figure is an estimate. My model puts the net yield at 2.2% to 2.8%. Ready villa communities already show registered gross yields of 3.9% to 4.9%.

The growth investor: only at the right price. This is a bet on price growth over seven to ten years. Since 28 February 2026, half of all resales here did not clear above the original price. So the price you pay matters more than the cluster you pick.

Buyer	Verdict	The condition
End-user family	Yes, with patience	Can wait until 2028 or later, and the school run works
Income investor	Not yet	No lease is registered; modelled net yield is 2.2% to 2.8%
Growth investor	Only at the right price	Buys at or under recent resale prices and holds seven to ten years

None of these is a forecast. Each is a reading of the public record as it stands today.

Short on time? Read the parts written for you.

• For a home to live in: the houses, what you can check today and when keys arrive.
• An income purchase: rent, yield and return and the full cost.
• For growth: what resales show and the price comparison.
• Already an owner: what the record says to sellers.

The facts worth knowing about The Oasis

Fact	Figure	Source and date
Launched	June 2023	Emaar launch, as reported
Stated value	USD 20 billion (AED 73 billion)	MEED, 12 June 2026
Clusters launched	10, plus Valoria listed by agents	DLD register, 6 Nov 2026
Villas registered in the 10 clusters	2,341	Property Monitor, 6 Nov 2026
Sales registered	2,322, of which 2,166 by Emaar	DXB Interact, 6 Nov 2026
Villas that have ever resold	145 (6.2%)	DXB Interact, 6 Nov 2026
Resale price per sq ft of built-up area	About AED 1,800	DXB Interact, 12 months to 7 Nov 2026
Villas beside a swimmable lagoon	About 25	My count on Emaar’s cluster maps, 13 Nov 2026
Most advanced cluster	Palmiera, 81.72% built	DLD inspection, 20 July 2026
Leases registered	None	DXB Interact, 6 Nov 2026
First completion date on the register	December 2027 (Palmiera)	DLD register, via fäm Properties

What The Oasis is: ten clusters on two blocks

The Oasis is a villa community by Emaar in the south of Dubai. MEED places the site between DAMAC Lagoons and Dubai Investments Park. Emaar unveiled it in June 2023 and has valued it at USD 20 billion. Launch reports put the site at about 100 million sq ft. The launch plan spoke of about 7,000 homes. So far, Emaar has released ten villa clusters with 2,341 villas.

The west block and the east block

Think of The Oasis as two places. I call them the west block and the east block. These are my own labels, not Emaar’s.

The west block came first. It holds Palmiera, Palmiera 2, Palmiera 3, Palmiera Collective, Mirage and Lavita. It sits closer to the D54 road. Most of it is well into construction.

The east block came later. It holds Address Villas Tierra, Palace Villas Ostra, Mareva and Mareva 2. These four clusters share one set of floor plans. They hold 1,670 villas, which is 71% of the total. Construction there has barely started.

As a result, the two blocks behave like two markets. You will see that in the build figures and in the resale figures below.

Lagoon or canal: about 25 villas sit beside a swimmable lagoon

Many adverts say “lagoon villa”, yet most of those villas face a canal. The difference matters. Emaar’s cluster maps label two kinds of water: the “Swimmable Lagoon” and the “Urban Canal”. The swimmable lagoons are small beach lagoons at the community centres, shared by all residents. The canals run behind the villa rows.

I read every cluster map, villa by villa. Here is the count:

• Ten swimmable lagoons appear on the maps: four in Palmiera, two in Mirage, and one each in Tierra, Ostra, Mareva and Mareva 2.
• About 25 villas sit directly beside one. About 45 do if you also count villas that look onto one across the canal.
• About 1,300 villas face a canal or waterway.
• 1,016 villas face no water. They face a park, an internal road or a boundary road.
• Palmiera 3 has no water frontage at all.

Emaar charged for water from day one. For the same house in the same quarter, a canal plot sold for about 4.5% more than an internal-road plot. Therefore, when a listing says “lagoon”, ask for the plot number and check it on the cluster map.

What is not part of it

Two points save confusion. First, Mira and Mira Oasis are older Emaar communities elsewhere. They are not part of The Oasis. Second, agents list an eleventh cluster, Valoria, as a new launch. Emaar has published no price list or launch notice for it that I could find. So I treat Valoria as upcoming, and I leave it out of every figure here.

Living at The Oasis: the house, the plot and the street

Families buy a home first and an asset second. Before the prices, here is what you would live in.

The houses, cluster by cluster

Cluster	Bedrooms	Registered built-up area (sq ft)	Typical plot (sq ft)	Basement
Palmiera, Palmiera 2, Palmiera 3	4	5,600 to 6,300	about 8,300	No
Palmiera (49 villas)	5	7,750 to 8,700	about 8,300	Yes
Palmiera Collective	4	7,900 to 8,100	about 8,300	Yes
Mirage	5 and 6	10,200 to 13,000	11,200 to 15,500	Yes
Tierra, Ostra, Mareva, Mareva 2	4	about 7,300	8,300 to 9,000	Yes
Tierra, Ostra, Mareva, Mareva 2	5	7,900 to 8,100, or 10,300 to 11,200 with basement	8,400 to 11,800	On most
Tierra, Ostra, Mareva, Mareva 2	6	12,800 to 13,000	14,700 to 16,000	Yes
Lavita	6 and 7	20,000 to 29,900	21,700 to 33,600	Yes

Source: Emaar area schedules and Property Monitor, 6 November 2026. Registered area includes terraces, balconies and the carport.

Across the ten clusters, 47% of villas have four bedrooms, 37% have five, 15% have six and 1% have seven.

How the plans work day to day

I read every floor plan in the sales packs. This is my reading as an advisor, not an architect’s review. Four points stood out.

• The Palmiera four-bedroom is the simplest plan. It has one combined living, dining and show-kitchen room of about 7.0 by 4.9 metres, and no basement. It is a large house with a modest main room.
• The basement changes the five-bedroom. Without it, the east block five-bedroom has one reception room on the ground floor. With it, the house gains about 2,300 to 3,100 sq ft and a second family floor. So compare the two before you choose on price alone.
• Mirage and Lavita have the strongest plans. Some Mirage and Ostra types step down at the back, so the lower family floor opens straight onto the garden.
• Every plan draws staff rooms. Each type shows a maid’s room and a driver’s room, each with its own bathroom.

Three items need a written answer from Emaar. First, the pool: the Palmiera plans say “pool by owner”, and the other plans draw a pool as illustration only. Second, the lift: every plan draws one, but only the Mirage fact sheet says it is included. Third, the finishes: only the Mirage material board names its products, and no pack names a kitchen brand. Therefore, ask for the finishes schedule from the contract.

Which rows to check on the map

Not every plot in a cluster is equal. Some rows sit beside main roads, behind a landscaped strip:

• Ostra: the south rows back onto Yalayis Street (D57).
• Mareva 2: the east and south rows face Emirates Road (E611) and its junction.
• Mareva: the north and east rows face Al Fay Street and Emirates Road.
• Palmiera 3: the cluster is a strip between two spine roads. 50 of its 59 villas sit within about 60 metres of one.

Here is the useful part. Emaar priced road-side plots almost the same as inner plots: the gap was about 0.1%. Often, a quieter plot costs no more. Choose it.

What the community plans to offer

The masterplan draws lagoon and community centre hubs at Palmiera, at Mirage, between Tierra and Ostra, and between Mareva and Mareva 2. It also draws school plots on the Palmiera, Palmiera 3, Tierra and Mareva 2 maps. These are plans on paper. As the proof section below shows, none has a named operator or an opening date yet.

The most villa per dirham: what AED 15M buys

This is the strongest part of the case: on price per square foot, nothing in Dubai’s luxury villa set is cheaper.

The Oasis by Emaar price per sq ft against the luxury set

The table shows the median resale price per sq ft of built-up area, over 12 months to 7 November 2026.

Community	Median AED per sq ft	Resales counted
The Oasis	1,800	89
Grand Polo	1,830	22
Tilal Al Ghaf	2,040	290
Nad Al Sheba Gardens	2,060	105
Jumeirah Golf Estates	2,310	106
District One	2,950	58
Dubai Hills Estate, all villas	3,030	162

Source: DXB Interact, read 7 November 2026.

So Tilal Al Ghaf costs 13% more per sq ft. Jumeirah Golf Estates costs 28% more. Dubai Hills Estate costs 68% more.

However, read the gap with care. The Oasis figure comes from homes that are still being built. Most of the others are finished homes that people live in today. Part of the gap is the discount for waiting. Part of it is location.

One more caution. Some public records and portals show The Oasis price per sq ft on the plot, not on the house. That gives numbers near AED 1,350. Never compare a plot rate with a built-up rate.

The same money in other communities

Now take one budget, AED 13M to 16M, and see what it buys.

Option	Price (AED M)	Built-up area (sq ft)	Plot (sq ft)	Date on file
The Oasis, east block, 4 bed with basement	12.0 to 15.0 on resale since 28 Feb; 14.0 to 14.9 from Emaar	about 7,300	about 8,300 to 8,500	June 2029 to February 2030
The Oasis, east block, 5 bed	14.9 to 15.7 from Emaar	about 7,900	about 8,500 to 8,700	June to September 2029
Dubai Hills, Park Gate 2, 4 bed	14.12 (from-price)	5,146	5,472	February 2027
Jumeirah Golf Estates, Cedarwood, 4 bed	12.8 (from-price)	6,070	6,043	December 2028
Nad Al Sheba Gardens 11, 5 bed	15.63 (one registered sale)	5,650	6,394	June 2029

Oasis prices are medians of registered sales. Competitor figures are developer from-prices or single registered sales, read 7 November 2026.

In short, the same money buys roughly 20% to 40% more house at The Oasis, and about 35% to 55% more land. It also arrives last.

Size needs one note. The registered area at The Oasis includes terraces, balconies and the carport. For example, one Tierra four-bedroom plan registers 7,301 sq ft, of which 6,122 sq ft is enclosed. Other developers measure in their own ways. Compare floor plans, not only totals.

Where The Oasis is not the cheapest

Per square foot The Oasis wins, but per villa it does not. Emaar’s Grand Polo sells four-bedroom villas at a median of AED 6.75M (133 sales in 12 months). Those villas are much smaller. So a buyer with AED 7M cannot buy at The Oasis at all. The cheapest Emaar sale I found in the ten clusters was AED 8.37M, in Palmiera.

Same house, different badge

Tierra carries the Address name. Ostra carries the Palace name. Mareva and Mareva 2 carry no hotel name. Yet all four share one set of floor plans. In addition, the Tierra and Ostra material boards in the sales packs are the same image.

What did the badge cost? I compared the same house types across the clusters and adjusted for launch date. The branded villas sold for between 2% less and 6% more than the unbranded ones. No published list of extra services for the branded villas turned up in my search. Therefore, ask Emaar in writing what the badge includes and what it adds to the service charge.

Timing cost more than the badge did. Between launches, Emaar raised the price of the same house by about 0.9% a month.

Choosing between two villas? Send me the two homes you are weighing, here or elsewhere in Dubai. I will set them side by side on registered price, size, frontage and build stage, and tell you what the record shows for each. Request a private consultation.

The least proof: what you can check today, and what you cannot yet

That low price per sq ft comes with less evidence. On proof, The Oasis is the weakest of its peers, simply because it is so young.

What is on the public record

You can check a lot already:

• Every sale. 2,322 sales sit on the register, from 11 September 2023 to 6 November 2026.
• Build progress. The Dubai Land Department (DLD) inspects each cluster and records a percentage.
• Named contractors. Dutco is building Mirage and the third phase of Tierra, which holds 199 villas (MEED, 28 July 2026). Wade Adams holds the infrastructure contract for phases 1 and 2 (Construction Week, October 2024).
• Roads. The Roads and Transport Authority (RTA) awarded a AED 1.5 billion contract to upgrade Al Fay Street in January 2025.

What does not exist yet

On the other hand, several things a villa buyer leans on are missing:

• No lease. Not one rental contract is registered. So nobody knows the rent.
• No service charge. The official service charge index had no entry for The Oasis when I read it on 7 November 2026.
• No school operator. The cluster maps show school plots. I found no named operator and no opening date.
• No water on the last clear image. The last clear satellite image, dated 23 November 2025, shows no water in any lagoon or canal. That image is a year old, so the site may have moved on. I found no public report of filling since then.
• Lagoon contractor not named. No builder, operator or delivery date for the lagoons has been published.
• Seven clusters without a named contractor. I found no public award for Palmiera 2, Palmiera 3, Palmiera Collective, Lavita, Ostra, Mareva or Mareva 2.

None of this means these things will not come. It means you cannot check them today. Therefore the price should reflect that gap, and at The Oasis it partly does.

School, hospital, metro and the weekday drive

Here is how far daily life sits from the gate.

Trip from The Oasis	Distance or time
Nearest rated school I tested (Jebel Ali School)	14 km, 16 to 20 minutes
Nearest hospital (NMC Royal, Dubai Investments Park)	9 km, 14 to 24 minutes
Nearest metro station (Jumeirah Golf Estates)	9 km, 14 to 18 minutes
Expo City	16 to 20 minutes
Dubai Marina	22 to 35 minutes
Al Maktoum airport (DWC)	26 to 35 minutes
Downtown Dubai, 8am on a weekday	30 to 45 minutes
Downtown Dubai back home, 6pm	40 to 70 minutes

Google Maps typical traffic for a Monday, read 7 November 2026. The school was rated Very Good in the 2023 to 2024 inspection round, the latest I could find. I tested ten highly rated schools; a closer school outside that set may exist.

For comparison, the 8am drive to Downtown takes 10 to 18 minutes from District One. It takes 18 to 30 minutes from Dubai Hills and 20 to 35 minutes from Jumeirah Golf Estates. The nearest rated school is 3 km away at Jumeirah Golf Estates and 4 km at Dubai Hills.

The Oasis suits a life pointed south and west: Expo City, the Marina, Jebel Ali and the new airport. It suits a daily Downtown commute less well. As for rail, Dubai approved the Gold Line metro in April 2026. The published plan shows an interchange at Jumeirah Golf Estates. I found no station planned inside The Oasis.

The longest wait: The Oasis by Emaar handover date, cluster by cluster

When will you get keys? The answer has two parts: the date on the register, and the pace on the ground.

Two speeds of delivery

The latest DLD inspection readings I hold are from June to August 2026. The next round was due about November 2026. I found none published by 12 November.

Cluster	Villas	Built (DLD reading)	Reading date	Completion date on file
Palmiera	265	81.72%	20 July 2026	December 2027
Palmiera 2	56	77.11%	3 August 2026	No Emaar date found; agents say mid-2028
Palmiera 3	59	72.62%	9 June 2026	October 2028
Mirage	204	46.94%	29 June 2026	May to June 2028
Lavita	49	20.13%	2 June 2026	January 2029
Palmiera Collective	38	1.33%	16 June 2026	February 2029
Address Villas Tierra	487	6.81%	21 July 2026	June 2029
Palace Villas Ostra	526	6.54%	20 July 2026	September 2029
Mareva	311	2.05%	16 June 2026	February 2030
Mareva 2	346	1.32%	6 July 2026	February 2030

Sources: DLD project status, pulled 6 November 2026; completion dates from the DLD register (via fäm Properties) and Emaar sales packs.

The gap is plain. Palmiera’s three clusters and Mirage are 47% to 82% built, while the east block is under 7%.

The date in print against the pace on site

Printed dates can slip, so I projected each cluster from its own inspection history. These dates are my model, not Emaar’s. They mark the end of construction. Keys usually follow one to three months later.

• Palmiera: my model finishes construction around May 2027. The range runs to March 2028. The register says December 2027.
• Palmiera 2 and Palmiera 3: my model finishes around July to August 2027. The range runs to early 2029.
• Mirage: my model finishes around April 2028. The range runs to September 2028. It has little slack.
• Lavita: this is the cluster behind its date. It reached 20.13% after 20 months. At that pace, my model finishes it between August 2029 and March 2031, against a January 2029 date.
• Tierra and Ostra: both were moving at under one point a month. My model assumes they speed up, as every earlier cluster did after the first 6%. If so, they finish around March 2029. If not, the range runs into 2030. The next DLD reading is the test.
• Mareva and Mareva 2: my model finishes around December 2029. The range runs to August 2030.

Two warnings follow. First, some Palmiera listings say “handover December 2026”. No Emaar notice supports it. Second, an early finish is not an early handover. Emaar has not announced one.

For context, Emaar Development said in its nine-month results on 5 November 2026 that more than 85% of its active projects were ahead of schedule. That is a company-wide figure. It says nothing about any one cluster.

The wave of 2029 and 2030

One more timing point matters to investors. On the register dates, about 1,100 Oasis villas fall due in 2029 and 657 in 2030. That is a lot of large villas reaching one rental and resale market at once. So first rents and first resale prices after handover may feel that weight.

What resales show: have owners made money?

The record in four lines:

• Three in four resales sold above the original price, with a median gain of 6.3%.
• After fees, half the sellers lost money.
• Since 28 February 2026, the west block still resells above cost. The east block does not.
• Selling takes time: the villas listed today would take years to clear at the current pace.

The detail follows. It uses every resale on the register, under one rule. Any resale at exactly the original price counts as 0%, and any resale below it counts as a loss. Leaving those out would flatter the numbers.

146 resales: 109 above, 16 at, 21 below

First, a sense of scale. The Oasis is still mostly a first-sale market. Emaar made 2,166 of the 2,322 registered sales. Only 145 of 2,341 villas, or 6.2%, have ever resold.

I measured 146 resales against the price Emaar first sold the same villa for:

• 109 sold above the original price (75%).
• 16 sold at exactly the original price (11%).
• 21 sold below it (14%).

The median resale was 6.3% above the original price. Sellers had held for a median of 16.7 months.

By cluster, the picture splits:

Cluster	Resales	Median against original price	Above / at / below
Palmiera	80	+11.9%	74 / 3 / 3
Palmiera 2	6	+8.8%	5 / 0 / 1
Palmiera 3	8	+6.5%	6 / 1 / 1
Mirage	29	+0.8%	16 / 5 / 8
Tierra	14	+0.6%	7 / 3 / 4
Ostra	6	3.6% below	1 / 2 / 3
Mareva	2	5.1% below	0 / 1 / 1
Lavita	1	0.0%	0 / 1 / 0

Source: DXB Interact, sales to 6 November 2026. Mareva 2 and Palmiera Collective have no resale. Groups under five sales show direction only.

Only the three Palmiera clusters resell clearly above cost. Palmiera alone has a deep record, with 80 resales.

Before and after 28 February 2026

On 28 February 2026 a war began between the United States and Israel on one side and Iran on the other. Then a truce followed in April. Dubai property kept trading, but buyers grew more careful. Across Dubai, sales of villas above AED 10M fell by more than half between 28 February and 30 June, compared with a year earlier (AGBI, 28 July 2026, citing DLD data).

At The Oasis, the resale record changed on that date.

Resales against original price	1 Sep 2025 to 27 Feb 2026	28 Feb to 31 Oct 2026
Resales	51	44
Above	43 (84%)	21 (48%)
At	3 (6%)	10 (23%)
Below	5 (10%)	13 (30%)
Median	+7.9%	0.0%

Two blocks, two outcomes

The two blocks parted ways after 28 February:

• West block (the three Palmiera clusters and Mirage): 28 resales. 19 above, 3 at, 6 below. Median 5.9% above the original price.
• East block (Tierra, Ostra, Mareva): 15 resales. 2 above, 6 at, 7 below. Median 0.0%.

Why the east block? After February, buyers across Dubai moved toward finished homes. Developers launched about 5,300 homes in the second quarter, against more than 45,000 in the first (Savills, via AGBI). Any villa with keys due in 2029 or 2030 sat at the far end of that shift.

Palmiera held best. Its 14 resales since February show a median of 11.1% above the original price.

Meanwhile, Emaar’s own prices did not follow resale down. Its registered prices for the same house types stayed broadly level through 2026, so today a buyer can often find a resale for less than a new villa of the same plan.

Emaar also sold less. Emaar Development’s sales fell from AED 22.4 billion in the first half of 2026 to about AED 3.8 billion in the third quarter, and it described a measured pace of launches. Its backlog of AED 119.8 billion speaks to its capacity to build. It says nothing about what a villa will resell for.

Flips after fees: half the sellers lost money

Selling above the original price is not yet a profit. The seller paid a 4% registration fee on the way in, as most buyers do. The seller also usually pays an agent about 2% on the way out. Together, the seller needs a gain of about 6.1% just to break even.

I traced 145 complete buy-and-sell pairs, where the register shows both what the seller paid and what they sold for:

• The median gross gain was 6.1%, or about AED 794,000.
• So the median seller cleared roughly nothing after fees.
• 72 of 145 sellers (50%) lost money after fees.
• 22 sellers (15%) sold below their purchase price. Another 16 (11%) sold at exactly that price.

Again, the cluster decides. About 28% of Palmiera sellers lost money after fees. In Mirage the share was 86%, and in Tierra 79%. Since 28 February, 70% of all sellers lost money after fees.

One fair note for sellers. These gains are on the full price. An off-plan seller has paid only part of that price. The return on the cash they put in is higher than these figures, and so is the loss when it goes wrong.

For the wider Dubai picture, see my guide to what “below original price” really means on a resale.

Water holds its price better

Frontage shows up in resale too. In Palmiera four-bedroom villas, water-front homes resold at a median of 14.5% above the original price (42 resales). Homes without water resold at 10.7% above (25 resales).

Since 28 February the gap is small but still there. Water-front resales across all clusters show a median of 1.8% above the original price (24 resales). The rest show 0.0% (20 resales).

Asking prices are not sale prices

Portals show what sellers hope for, and the register shows what buyers paid. At The Oasis the two sit far apart.

• On 6 November 2026, Property Finder showed 894 sale listings. After I removed duplicates, they covered 631 villas.
• Outside Mirage and the smaller Palmiera clusters, median asking prices ran about 10% to 20% above recent resale prices.
• Many listings quote the plot size as the villa size. So the portal price per sq ft looks lower than it is.

Therefore, price any offer from registered sales of the same plan, not from the listings next to it. My guide on how to tell if a Dubai property is a good deal walks through the method.

Also check that the listing itself is real. Every property advert in Dubai needs a permit from the DLD’s Trakheesi system, and since April 2023 each permit carries a QR code. The DLD advises buyers to deal only with adverts that show it. Scan the code before you call the agent.

How long a sale takes

Finally, liquidity. I divided the villas listed for resale by the resales registered each month. That gives the months needed to clear the stock at the current pace.

• Palmiera: 39 months.
• Mirage: 47 months.
• Tierra: 89 months.
• Ostra: 180 months.
• The Oasis overall: 95 months.

On a like-for-like count, Tilal Al Ghaf sits at 20 months, Jumeirah Golf Estates at 28 and Dubai Hills at 37. The Oasis sits at 144 on that same raw basis.

My second check says the same. In June 2026, I counted 650 listed villas. By November, 437 had left the portal. Yet only 35 resales were registered in that time. Most listings were withdrawn or re-posted, not sold.

That is normal for a community this young, but it means you should not count on a quick exit.

What does it cost to own a villa at The Oasis?

Beyond the price, five costs decide what you really pay. I checked each fee against its official source, and I say so where I could not.

Payment plans

According to the sales packs, most clusters sold on an 80/20 plan: 80% during construction and 20% at handover. Palmiera sold on 85/15 and Mirage on 90/10. The plans carry no interest, and my guide to Dubai property payment plans shows what that is worth.

Every resale buyer steps into the seller’s plan. You pay the seller what they have paid so far, adjusted for the agreed gain or loss, and then you owe Emaar the rest on the original dates.

Registration and transfer fees

• DLD fee: 4% of the price. The DLD fee page splits it 2% to the seller and 2% to the buyer. In practice, the buyer usually pays all 4%. So agree it in writing.
• Registration trustee fee: AED 4,000 plus VAT for a sale of AED 500,000 or more, per the DLD page.
• Small DLD fees: a few hundred dirhams for the certificate, map, knowledge and innovation fees.
• Emaar no-objection certificate, for a resale before handover: Emaar’s transfer fact sheet lists AED 5,000 plus VAT. That sheet is dated December 2020, so confirm the current fee.
• Agent’s fee: often 2% plus VAT, by agreement.

On a AED 15M villa, the 4% fee alone is AED 600,000.

Where your payments go

Dubai law requires each off-plan project to have its own escrow account, and buyers’ payments go into it (Law No. 8 of 2007). Each sale is also recorded in the DLD’s interim register, known as Oqood. Before you pay, check that the account name on the payment request is the project’s escrow account. If you buy a resale, check that the seller’s Oqood record matches the villa.

When you can resell

Many agents say you can resell after paying 30% or 40%. Emaar’s own sheet is more careful. It says a minimum payment applies and points you to your sale and purchase agreement. The true threshold is the one in your contract. Read that clause before you buy with a resale in mind.

The pool and the garden

As noted above, no pack lists a private pool as included. My model allows about AED 260,000 for a pool, cooling and garden at handover, within a range of AED 175,000 to AED 400,000. That is an estimate from market guides, not a quote.

Service charge: an estimate only

Emaar has published no service charge for The Oasis. Therefore I modelled a range of AED 4.00 to AED 7.00 per sq ft of plot a year, with AED 5.50 as the middle. On an 8,500 sq ft plot, that is about AED 34,000 to AED 60,000 a year. Treat it as a placeholder until Emaar publishes a budget. Also ask whether the lagoons and canals carry a separate community charge.

Mortgages

The Central Bank rulebook caps a loan on an off-plan home at 50% of its value, “regardless of purpose, value, or category of purchaser”. So a mortgage buyer needs at least half the price in cash, plus fees. In addition, banks choose which unfinished projects they lend on and from what stage. Brokers report that some banks start at about 30% to 40% built. I could not confirm a bank policy for any Oasis cluster. Get a written pre-approval for your exact cluster before you rely on a loan.

What rent and return can you expect? The model, with ranges

Everything in this section is modelled. No lease exists at The Oasis. So these are estimates with ranges, not facts. I built them from registered rents in other villa communities and then adjusted for distance, villa size and the number of villas arriving together.

The rent estimate

My central rent is AED 71 per sq ft of registered built-up area a year, in 2026 money. The range is AED 60 to AED 84. That gives these central figures:

• Palmiera four-bedroom: about AED 446,000 a year.
• East block four-bedroom with basement: about AED 519,000.
• East block five-bedroom: about AED 572,000.

I checked these against 712 villa leases registered in 2026 in peer communities. The four and five-bedroom estimates sit between Tilal Al Ghaf and Jumeirah Golf Estates. The six-bedroom estimate is the least supported, so use the low end there.

The yield estimate

• Gross yield: about 3.6% on Emaar’s median prices. The range is 3.0% to 4.2%.
• Net yield: 2.2% to 2.8%, after service charge, management, upkeep, empty months, purchase fees and the pool.

For comparison, registered gross yields in ready communities were 3.90% in Tilal Al Ghaf, 4.32% in Jumeirah Golf Estates and 4.86% in Dubai Hills (Metropolitan, Q3 2026 reports). My note on Dubai Hills Estate rents in 2026 shows how those rents have moved.

The return estimate

I modelled a cash buyer who holds for ten years, with 3% price growth a year in the central case.

• Central case: 2.3% to 4.2% a year, depending on the cluster and the entry price.
• Worst cases: 1.3% to 3.1% a year.
• Best cases, with 6% price growth: 5.4% to 7.3% a year.

No central case clears a 6% a year hurdle. Only the best cases do. In other words, this is a growth purchase, not an income one.

Two findings matter more than the exact numbers. First, entry price drives the result. In the model, a house bought at the recent resale level returns 3.7% to 4.2% a year. The same house bought 6% to 18% above that level returns 2.3% to 3.4%. Second, a delay costs time more than money. For example, a late handover moved the ten-year return by only 0.1 to 0.2 points, because the payments move later too.

Who The Oasis suits, and who it does not

The end-user family

It suits you if you want space above all. It also suits you if your life points to the Marina, Expo City, Jebel Ali or the new airport, and if you can wait.

Where to look. Mirage offers the best balance of plan, progress and timing. It is 46.94% built, with a named contractor and a 2028 date. Palmiera comes first on keys, and its plans are the simplest in the community. Lavita has the grandest houses and the longest wait.

It does not suit you if you need to move within a year. The same goes if you need a rated school within ten minutes today, or if you drive to Downtown daily.

The income investor

It does not suit you yet. There is no rent to observe. The modelled net yield is 2.2% to 2.8%. In addition, the wait for a first rent is long. My model puts it about a year away in Palmiera and about three years away in the east block.

If you still want exposure, the near-ready Palmiera villas give the shortest wait for income and the deepest resale record. However, a ready villa in an established community gives you a registered rent today. My comparison of off-plan against ready homes in Dubai sets out that choice.

The growth investor

It suits you if you can hold for seven to ten years, pay mostly in cash, and buy at or under the recent resale level.

What helps. Buy from the register, not from the asking price. Prefer water frontage, because it has held its price better. Compare a resale with Emaar’s price for the same plan before you buy new. Finally, read my guide to buying Emaar off-plan across nine communities for the wider record.

It does not suit you if you plan a quick flip. Half the sellers so far lost money after fees, and the stock for sale would take years to clear.

One thing to watch. In June 2026, Emaar announced a new AED 200 billion masterplan elsewhere in Dubai, with its own gated villa and mansion enclave (The National, 11 June 2026). It has no launch date yet. When it comes, it will compete for the same buyer.

The buyer of a Lavita mansion

Lavita is a different purchase. It has 49 mansions, and Emaar’s registered sales run from AED 35.9M to AED 72.7M, with a median of AED 43.2M (48 sales). It also has the least resale evidence: one resale, at the original price. And it is the cluster running behind its date.

So treat Lavita as a home you intend to keep. If you hold it through a company or a family structure, my guides to a family office in Dubai and to Dubai property inheritance cover the ownership side.

What I would do today

My view as of 13 November 2026. It will change as new readings come in.

• For a family home, I would start with Mirage. I would pick a water plot away from the road-side rows and price it from registered resales of the same plan.
• For growth, I would buy a resale before I bought new. In the east block, resales of the same plan have cleared at or under the original price since February, while Emaar’s price for a new one has not moved. I would also stay on the water.
• For income, I would wait. The first Palmiera leases will show the real rent, and nothing is lost by seeing them first.
• For a Lavita mansion, I would wait for the next construction reading before committing to a date.

In every case, I would get the eight answers below in writing first.

If you already own a villa here

Sellers and holders read this record too. Here is what it says to you.

• Price from registered resales of your plan. Asking prices run 10% to 20% high in most clusters, and those listings are not selling.
• Know your break-even. After a 4% entry fee and a 2% exit fee, you need about 6.1% above your purchase price.
• Your frontage is an asset. State it with the plot number and the cluster map. Do not call a canal a lagoon.
• Time is on Palmiera’s side. Gains there grew with holding time, and keys are the nearest.
• In the east block, patience may pay. Resales there since February cleared at or below the original price. Sellers who can keep paying the plan are not forced to accept that.

If you are deciding whether to sell before handover, my note on off-plan against ready pricing in Dubai Hills shows how values moved in an older Emaar community as buildings neared their keys.

Eight questions to put in writing before you reserve

Send these to Emaar or to the seller’s agent. Ask for written answers.

1. What is the plot number, and is the frontage lagoon, canal, park or road?
2. What is the registered built-up area, and how much of it is enclosed?
3. Are instalments billed on the printed dates or on certified construction progress?
4. Who is the main contractor for this cluster, and when did work start?
5. What is the expected service charge, and is there a separate charge for the lagoons and canals?
6. Is a pool included? If not, does Emaar offer a pool package, and what does it cost?
7. What does the Address or Palace name include, and what does it add to the service charge?
8. What minimum payment does the contract require before I can resell, and what is the current transfer fee?

For a resale, add three more. Ask how much the seller has paid to date. Then ask for Emaar’s statement of account to prove it. Finally, scan the QR code on the listing to confirm the advert is permitted.

Frequently asked questions

Is The Oasis by Emaar worth it?

It depends on the buyer. The Oasis offers the lowest resale price per sq ft in Dubai’s luxury villa set, about AED 1,800. However, no home is finished and no lease exists. It suits patient families and long-term growth buyers who enter at the right price. It does not yet suit income investors.

Is The Oasis by Emaar a good investment?

For income, not yet. My modelled net yield is 2.2% to 2.8%, and no rent is registered. For growth, it can work over seven to ten years if you buy at or under recent resale prices. Since 28 February 2026, only 48% of resales cleared above the original price.

When is the handover date at The Oasis by Emaar?

It varies by cluster. The register shows Palmiera for December 2027, Mirage for mid-2028, Lavita for January 2029, Tierra and Ostra for June and September 2029, and Mareva and Mareva 2 for February 2030. No villa has been handed over as of November 2026.

How much does a villa at The Oasis by Emaar cost?

Emaar’s registered sales run from about AED 8.4M for a Palmiera four-bedroom to AED 72.7M for a Lavita mansion. The median resale across the community is about AED 12M. Four-bedroom villas with a basement in Tierra, Ostra and Mareva have resold for AED 12.0M to AED 15.0M since 28 February 2026.

Is the lagoon at The Oasis swimmable, and do all villas face it?

Emaar’s cluster maps label small shared beach lagoons at the community centres as swimmable. Only about 25 of 2,341 villas sit beside one, on my count of those maps. About 1,300 face a canal, and 1,016 face no water. The last clear satellite image, from 23 November 2025, showed no water yet. Always check the plot number.

What are the service charges at The Oasis by Emaar?

Emaar has not published them, and the official index has no entry yet. I model AED 4.00 to AED 7.00 per sq ft of plot a year as an estimate. On an 8,500 sq ft plot, that is about AED 34,000 to AED 60,000 a year. Ask for the budget in writing.

Can I get a mortgage on a villa at The Oasis?

Possibly, with limits. The Central Bank caps loans on off-plan homes at 50% of value. Banks also choose which unfinished projects they finance and from what build stage. So you need at least half the price in cash, and a written pre-approval for your exact cluster.

Is The Oasis by Emaar better than Dubai Hills, Tilal Al Ghaf or Jumeirah Golf Estates?

It is cheaper and larger, but later and less proven. Dubai Hills costs 68% more per sq ft and Jumeirah Golf Estates 28% more. In return, they offer finished homes, registered rents, nearby schools and shorter drives. The Oasis trades all of that for space.

Which cluster at The Oasis is best?

For a family, Mirage balances plan, progress and timing best. For an investor, Palmiera has the nearest keys and the only deep resale record. Mareva, Mareva 2 and Palmiera Collective carry the most delivery risk and the least resale proof. Lavita suits a buyer who will keep the home.

Does a villa at The Oasis qualify for the Golden Visa?

Very likely, yes. Any Dubai property worth AED 2 million or more can support a 10-year Golden Visa, and every Oasis villa is above that. In February 2026, a federal circular removed the old AED 1 million upfront payment rule, Gulf News reports. Off-plan approval still carries conditions, so confirm with the DLD before you rely on it.

Talk it through before you commit

Send me the cluster, the plan and the price you have been offered. I will show you where it sits against every registered sale of that plan, what the frontage is worth, and what the record says about timing. Then you decide. I am Fahad Al Kuwari, a property advisor in Dubai and Abu Dhabi. Request a private consultation.

Method and sources

Where the figures come from

Sales and resales: DXB Interact, The Oasis (all phases), 2,322 registrations from 11 September 2023 to 6 November 2026. I recomputed every figure from the sale rows.

Villa counts and plots: Property Monitor, 6 November 2026.

Build progress: DLD project status, pulled 6 November 2026. Inspection dates run from June to August 2026.

Listings: Property Finder, 6 and 7 November 2026.

Frontage: my reading of Emaar’s cluster maps, villa by villa.

Peer prices, drives and schools: DXB Interact and Google Maps, read 7 November 2026.

Rents and yields elsewhere: Metropolitan Q3 2026 reports and DXB Interact leases.

How I treated resales

Any resale at exactly the original price counts as 0%. Any resale below it counts as a loss. Both sit in every median and count.

16 resales were registered at exactly the original price. Emaar’s transfer sheet says: “The new contract price will be issued on Emaar’s original purchase price.” That may explain some of them. I cannot tell which from the register. So I count all 16 as real resales. Without them, the median would read 7.7% above original instead of 6.3%.

I left out seven records that are not sales of a whole villa at a market price: six part-share transfers and one outlier. Three land records are also out.

The median is my headline figure throughout.

Seller results assume a 4% fee on purchase and a 2% agent fee on sale. They ignore VAT and transfer fees.

What is modelled

Rent, yield, return, service charge, pool cost and projected completion dates are my estimates. Each one appears with its range. None is a promise. The return model takes its exit prices from resales registered up to 6 November 2026, and I will rebuild it each quarter as new resales register.

Official and news sources

Dubai Land Department, Property Sale Registration fees

Emaar, Property Transfers fact sheet, December 2020

Central Bank of the UAE Rulebook, Mortgage Loans Regulation

Roads and Transport Authority, Al Fay Street contract award, January 2025

MEED, Dutco award for Address Villas Tierra phase 3, 28 July 2026; Emaar masterplan, 12 June 2026

Construction Week, Wade Adams infrastructure award, October 2024

The National, Emaar AED 200 billion masterplan, 11 June 2026

AGBI, villa sales above AED 10M, 28 July 2026

Emaar Development, nine-month 2026 results, 5 November 2026

Government of Dubai, Law No. 8 of 2007 on escrow accounts

Dubai Media Office, QR codes on property adverts, April 2023

Gulf News, Golden Visa payment rule, 2026

AGBI, off-plan launches by quarter, October 2026, citing Savills