DLD project no. 3538Under construction108 units
Tulip Oasis 11 توليب أويسس 11 93% built (DLD register as of 1 November 2026) · DLD end date Jun 2026 · past its DLD end date by 4 months DLD register as of 1 November 2026. DLD still lists the project as under construction.
CompletionDLD readings of % built, beside the share of the planned period gone
% built and period elapsed
1 November 2026Two separate measures: one is DLD's % built, the other is time on the calendar.
| Date | % built | Source |
|---|---|---|
| 13 October 2026 | 93% | DLD inspection |
| 6 July 2026 | 70.2% | DLD inspection |
| 2 April 2026 | 62.6% | DLD inspection |
| 22 December 2025 | 50.4% | DLD inspection |
| 15 September 2025 | 46% | DLD inspection |
| 6 February 2025 | 30.5% | DLD inspection |
Source: Dubai Land Department projects register, as of 1 November 2026. Source: Dubai Land Department, Project Status inspections (dates and % only), collected on 7 November 2026. DLD Project Status ↗ Period elapsed: our calculation from DLD’s start and end dates.
Our completion calculation
Our calculation from DLD readings. It describes the recent pace only; it is not a forecast of the completion date.
Site timeline
± 6 monthsEach date is ± 6 months. This is our reading, not DLD's; no image is shown. Read from imagery dated 14 September 2021 to 25 May 2026; method imagery-v1.
Changes in the DLD register
Source: DLD projects register exports, compared by CraneScore. Dates and progress are those in the Dubai Land Department projects register on each register date, not inspection dates. DLD can revise the end date; we keep every register reading from 28 October 2026 on and list the changes here.
Inspection photos and reports
DLD’s Project Status service (Mashrooi) shows inspection details and site photos. Look the project up by its number.
CraneScore links to DLD and does not copy or host its photos or reports.
DLD registration
DLD services ↗Also registered: shops and showrooms 9.
Counts from DLD's units register; villas from its buildings register. Sizes: the middle half of the homes' registered areas (25th to 75th percentile), villas by built-up area. Source: Dubai Land Department open data (units and buildings registers, export of 5 November 2026), under the Dubai Data Open Data Licence.
Description in the DLD register: Residential Building (G+1P+10F+R )
DLD's own services for this project, including the Dubai REST app: dubailand.gov.ae
Price historyRegistered sale prices for this project, in AED per sq ft, with the number of sales in each figure.
AED · sqft
Dubai Statistics Center residential price index (flats), 2025-Q3 to 2026-Q2: +0.6%.
Prices are over apartments, the type most sales in this project are.
| Bedrooms | Launch price | Latest registered sales | Change |
|---|---|---|---|
| 2 BR | 1,258 (22) | 1,320 (12) | +4.9% |
| Bedrooms | Sales, 24 months | Latest median AED/sqft | Latest sales |
|---|---|---|---|
| 1 BR | 48 | 1,265 (30) | Nov 2025 – Nov 2026 |
| 2 BR | 44 | 1,320 (12) | May 2026 – Nov 2026 |
Launch price: median AED/sqft of the project's off-plan home sales in the 90 days from its first one, for a first sale on or after 1 March 2020; Skyline Index uses the same rule. Latest: home sales of the last 12 months after the launch window, ready and off-plan; the change compares the same home types. The bedroom table compares the launch window with the last 6 months (12 when 6 have fewer than 5 sales). Off-plan registrations include developer sales and resales; DLD open data does not tell them apart. Sales more than 4 times off the median are left out.
Median AED/sqft by quarter
2025-Q3 → 2026-Q4| Quarter | Registered sales | Median AED/sqft | DLD area Wadi Al Safa 3 |
|---|---|---|---|
| 2025-Q3 | 15 (off-plan 15, ready 0) | 1,243 | 1,466 |
| 2025-Q4 | 39 (off-plan 39, ready 0) | 1,280 | 1,823 |
| 2026-Q1 | 17 (off-plan 17, ready 0) | 1,327 | 1,826 |
| 2026-Q2 | 9 (off-plan 9, ready 0) | 963 | 1,437 |
| 2026-Q3 | 8 (off-plan 8, ready 0) | 1,358 | 1,432 |
| 2026-Q4 | 4 (off-plan 4, ready 0) | — | 1,452 |
Median AED/sqft of registered sales per quarter (apartments). Source: DLD. Grey dashed line: DLD area Wadi Al Safa 3, median AED/sqft of off-plan sales of apartments by quarter. A quarter with fewer than 5 sales is left as a gap. The last quarter runs to 5 November 2026.
Registered sales per quarter
| Quarter | Registered sales | Median AED/sqft | DLD area Wadi Al Safa 3 |
|---|---|---|---|
| 2025-Q3 | 15 (off-plan 15, ready 0) | 1,243 | 1,466 |
| 2025-Q4 | 39 (off-plan 39, ready 0) | 1,280 | 1,823 |
| 2026-Q1 | 17 (off-plan 17, ready 0) | 1,327 | 1,826 |
| 2026-Q2 | 9 (off-plan 9, ready 0) | 963 | 1,437 |
| 2026-Q3 | 8 (off-plan 8, ready 0) | 1,358 | 1,432 |
| 2026-Q4 | 4 (off-plan 4, ready 0) | — | 1,452 |
Registered sales per quarter, off-plan and ready units. Source: DLD.
Rents in DLD area Wadi Al Safa 3
New Ejari rent contracts for apartments across DLD area Wadi Al Safa 3, 12 months to 5 November 2026, against the 12 months before: the rent level around this project. No yield is shown before the project is completed.
| Bedrooms | Median annual rent | New contracts | Change on a year earlier |
|---|---|---|---|
| Studio | AED 43,600 | 447 | +1.4% |
| 1 BR | AED 65,000 | 859 | 0% |
| 2 BR | AED 90,000 | 547 | 0% |
| 3 BR | AED 130,000 | 67 | +4% |
New single-unit contracts only; renewals and contracts over several units are left out. A bedroom count shows from 5 contracts, a change needs 5 in both years and a yield 10 ready sales.
Source: Dubai Land Department open data (Ejari rent contracts and registered sales), under the Dubai Data Open Data Licence.
Service charges
What owners pay a year in completed buildings of the project’s master community, from their owners’ association budgets. A building’s own charge is set by its own budget.
Median AED per sq ft a year of residential owners’ association budgets, each development counted once, in the newest budget year with at least 10 developments. Plots, shared areas and hotel rooms are left out. A budget is not any one owner’s bill.
Source: Dubai Land Department, owners’ association budgets (service charges).
Registered sales
The newest sales DLD has registered in this project, as DLD publishes them.
| Date | Market | Type | Size (sqft) | Price (AED) | AED/sqft |
|---|---|---|---|---|---|
| 27 October 2026 | off-plan | Apartment · 2 BR | 2,038 | 1,500,000 | 736 |
| 26 October 2026 | off-plan | Apartment · 2 BR | 1,208 | 1,625,000 | 1,345 |
| 16 October 2026 | off-plan | Apartment · 2 BR | 2,631 | 1,600,000 | 608 |
| 15 October 2026 | off-plan | Apartment · 2 BR | 3,539 | 1,600,000 | 452 |
| 10 September 2026 | off-plan | Apartment · 1 BR | 832 | 1,130,000 | 1,358 |
| 9 September 2026 | off-plan | Apartment · 2 BR | 1,208 | 1,670,000 | 1,382 |
| 20 August 2026 | off-plan | Apartment · 2 BR | 1,179 | 1,477,000 | 1,253 |
| 30 July 2026 | off-plan | Apartment · 2 BR | 1,173 | 1,643,000 | 1,401 |
| 27 July 2026 | off-plan | Apartment · 2 BR | 1,208 | 1,650,000 | 1,366 |
| 22 July 2026 | off-plan | Apartment · 2 BR | 1,159 | 1,530,000 | 1,320 |
Each sale as DLD registers it. Off-plan registrations include developer sales and resales, which DLD open data does not tell apart. DLD publishes no buyer or seller names. Shown on this page only, not as a download.
Source: Dubai Land Department open data, published on Dubai Data under the Dubai Data Open Data Licence. DLD Transactions dataset · Licence
Looking for a unit in this or similar projects?
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Estimated value range
| Bedrooms | Range, AED | Based on | Compared at |
|---|---|---|---|
| 1 BR | 1,020,000 – 1,110,000 | 30 sales, 12 months | This project |
| 2 BR | 1,530,000 – 1,630,000 | 27 sales, 12 months | This project |
Estimate as of 5 November 2026 Track this unit
Automated estimate from registered off-plan sales (developer sales and resales mixed); not a valuation by a registered valuer; not for mortgage or court use.
Payment scenarioEnter the developer’s plan to see what you pay and when. Handover starts at the DLD end date (Jun 2026); move it with the slider.
A scenario from your own inputs, not this project's verified payment plan.
Common plans
Plan shares add up to 100% (must be 100%).
Payments per quarter
AED| Quarter | Paid |
|---|---|
| 2026-Q4 | AED 1,045,000 · AED 1,045,000 paid so far |
Payments per quarter, AED, fees included. Illustration from your inputs.
The DLD fee (4% of the price) and the fees above are paid at booking. With a resale price, the unit is sold at handover and the buyer takes over any unpaid balance; agent fees, mortgage costs and service charges are left out. An illustration from your inputs, not financial advice.
Mortgage for a unit here
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LocationWadi Al Safa 3 · Dubai Municipality community
Places near the project
Straight-line distances from the project’s map pin, rounded to 10 m. The nearest place of each kind.
School ratings: KHDA’s school directory ↗ · Report a wrong location
Dubai Municipality · Makani · © OpenStreetMap contributors
New homes within 1.5 km
Open projects within 1.5 km of the pin: 62, with 25,299 units and villas.
| DLD end year | Projects | Units and villas |
|---|---|---|
| 2022 | 1 | 120 |
| 2026 | 4 | 616 |
| 2027 | 25 | 14,247 |
| 2028 | 19 | 6,958 |
| 2029 | 7 | 1,144 |
| 2030 | 2 | 1,475 |
| No end date | 4 | 739 |
Open projects within 1.5 km of the pin, by DLD end year Highlighted: this project’s DLD end year.
Open projects in Wadi Al Safa 3: 94
Open projects in the same DLD area with a DLD end year from 2025 to 2027, by registered sales in 24 months.
| Project | Built | DLD end date | AED/sqft, 12 mo | Sales, 24 mo |
|---|---|---|---|---|
| Binghatti Vintage | 0% | Mar 2027 | 1,842 | 1,522 |
| Binghatti Skyflame 1 | 0% | Dec 2027 | 1,400 | 913 |
| Binghatti Titania | 0% | Feb 2027 | 1,609 | 727 |
| Binghatti Skyflame 2 | 0% | Dec 2027 | 1,404 | 480 |
| Living Legends Phase 5 | 48.9% | Mar 2025 | 1,430 | 360 |
| Taormina Village 1 | 20.4% | Dec 2027 | 2,415 | 300 |
| Lazord By Lapis | 27.6% | Dec 2026 | 1,458 | 252 |
| Forest City Tower | 70.1% | Apr 2027 | — | 211 |
| Living Legends Phase 6 | 76.7% | Jul 2026 | — | 207 |
| The Haven II | 56.3% | Dec 2026 | 1,260 | 202 |
| Jade Tower | 11% | Mar 2027 | 1,282 | 202 |
| Samana Barari Views | 26.8% | Mar 2027 | 1,450 | 159 |
AED/sqft: median of the project’s registered home sales in the last 12 months, ready and off-plan; a dash with too few sales.
Developer in DLD data A M E Real Estate Development L.L.C · DLD developer no. 2107
Completed a month or more after their DLD end date: 0 of 1 completed projects with both dates. In 0 of them the completion date equals the DLD end date, which DLD may set at completion, so this count can understate the gap.
Source: DLD projects register, export of 1 November 2026. Medians: our calculation, 3 projects or more.
Other projects in Majan
DLD lists 58 projects in the master project Majan.
Questions about Tulip Oasis 11
When is Tulip Oasis 11's handover?
DLD lists an end date of Jun 2026 (register of 1 November 2026); the SPA sets the handover terms.
Is Tulip Oasis 11 past its DLD end date?
Yes. Its DLD end date is Jun 2026, 4 months before the register of 1 November 2026.
How far along is Tulip Oasis 11?
93% built in the DLD register of 1 November 2026.
Who is the developer of Tulip Oasis 11?
A M E Real Estate Development L.L.C, as registered with DLD.
What is the DLD project number of Tulip Oasis 11?
3538.
Source: Dubai Land Department open data: projects register (export of 1 November 2026) and registered sales to 5 November 2026; Dubai Statistics Center price index. Methodology · Report a data error