What follows is every sale at The Oasis that reached the register between 3 August and 7 September 2026, with the price, the built up area and, where the data carries it, what the seller originally paid. No asking prices, no averages of listings, no forecasts. These are completed transactions.
Two things come out of it, and they point in opposite directions. Emaar is selling Marèva above the prices it launched the cluster at. Owners trying to sell in the older clusters are mostly taking less than they paid.
The images below are Emaar’s own renders. The clusters here hand over between 2027 and 2030, so there are no photographs of finished villas to show yet.
Emaar is transacting above its own launch prices
Six of the eighteen sales were direct from the developer. Set each one against the launch price Emaar published for that villa type and the pattern is clear enough:
Launch prices are Emaar’s own published “from” figures for that villa type, held on the cluster pages of this site. Built up area is Emaar’s total area, the basis the Land Department register uses.
The Marèva figure is the one worth sitting with. A four bedroom launched at AED 13.47m for 7,254 sq ft, which is AED 1,857 per square foot. The villa that registered on 7 September went at AED 2,043 per square foot on an almost identical 7,258 sq ft. Same house, ten per cent more money.
One honest qualification before anyone builds a thesis on that. A launch “from” price is the cheapest unit in the release, and these particular villas sit on bigger plots: 8,761 sq ft against the 8,105 sq ft minimum. Part of the premium is plot and position rather than pure appreciation. The per square foot comparison above is like for like on the house; the plot is not.
Palmiera Collective splits. The two Chamfer villas, both 8,099 sq ft, went at 1.2 and 2.3 per cent above the AED 16.8m the elevation launched at. The Classic at 7,880 sq ft went at 4.9 per cent below its AED 16.7m. So the story is not that everything is up. It is that the larger elevation in the smallest cluster is bid, and the others are not.
On Marèva and Marèva 2 stock
My own read from working these two phases, which is not something the transaction data can show you: developer availability in Marèva and Marèva 2 is now limited. What is left is increasingly the plots nobody picked first, and the release prices have moved up from where they opened.
Treat that as what it is. It is my read of a cluster I sell in, not a figure off a register, and I have separated it from the numbers above deliberately. If you want it verified for a specific plot, ask me and I will confirm availability directly with Emaar before you rely on it.
The resale market is not doing the same thing
Eleven of the eighteen sales were between individuals. Eight carry a capital gain figure, which compares the price against what that seller paid. The other three went at the original purchase price:
Five of the eleven sold below the seller’s entry price. Three went at the original price and three went above it, so the median across all eleven is zero and the range runs from minus eleven per cent to plus twelve. That is not a collapsing market. It is a market where the median seller got their money back and nothing more, which is a long way from the primary side of the same community in the same five weeks.
The losses cluster in the clusters that launched first: Palmiera, Palace Ostra and Tierra. Those are the owners who have been holding longest and are furthest through their payment plans, which is exactly the group with the strongest reason to want out and the least room to hold for a better bid.
One transaction to ignore
Palmiera 3 No. 327 registered on 25 August at AED 4,635,000, which works out at AED 818 per square foot. Every other villa in the set traded between AED 1,525 and AED 2,122. It would drag any average you calculated several per cent.
It is almost certainly not a villa sale. The plot is printed as 4,134 sq ft with an asterisk, and every other Palmiera row shows 8,267 sq ft. 4,134 is exactly half of that. A half plot at roughly half the money is a share transfer between parties, not a market price, and including it in a per square foot average would be careless. I have left it out of everything above.
What the built up areas confirm
A quieter finding, and one that matters if you are comparing listings. The register’s built up areas line up exactly with Emaar’s own floor plan sheets:
- Palmiera 2 No. 307 registered at 5,627 sq ft. The Palmiera 2 Classic sheet totals 5,627.26.
- Palmiera 3 No. 327 registered at 5,666 sq ft. The Palmiera 3 Classic sheet totals 5,665.58.
- Palmiera No. 51 registered at 6,274 sq ft, which is Palmiera 1’s Contemporary.
Three different figures for what a portal will happily list as a “four bedroom in Palmiera”. The phases are genuinely different houses, and the register knows it even where the advertising does not. It also settles what BUA means here: it is Emaar’s total area, including the car port, terrace, balcony and driver’s room, not the enclosed floor area, which on these villas is around 1,500 sq ft less.
Two of the sales carry a “ready villa” label, in Marèva and Tierra, whose handover dates are February 2030 and June 2029. I do not think that label is right, and I have not built anything on it.
Where this sits against the wider market
Dubai villas have led the market for years. Freehold villa values are up around 206 per cent since the pandemic, and villas were still running at 9.86 per cent year on year as of April 2026 against 5.49 per cent for apartments.
The turn is recent. ValuStrat’s index recorded its first quarterly decline since the pandemic in Q1 2026, down 3.8 per cent on the quarter while still up 8.9 per cent on the year, with the average villa at AED 13.6m. By May, roughly ten per cent of Dubai sellers had cut asking prices, AED 1.7bn of reductions across more than 2,800 properties, and off-plan showed the largest drops. March residential sales fell about 20 per cent to AED 37bn.
The liquidity number is the one I would pay most attention to as an Oasis owner. In Q1 2026, initial developer sales were 91.7 per cent of all off-plan transactions and off-plan resales were 8.3 per cent, down from 15.7 per cent a year earlier. Nine in ten off-plan deals are now someone buying from a developer. Barely one in ten is an investor selling on. Most developers also want 30 to 40 per cent of the contract paid before they will issue the no-objection certificate you need to resell at all.
That is the mechanism behind the split in the table above. It is not that The Oasis has gone off. It is that while Emaar still holds inventory in a cluster, a private seller in that same community is the second choice.
What I would actually check
- Whether the developer still holds stock in your cluster. If it does, your exit is behind Emaar’s in the queue, and the transaction data says that costs you several per cent.
- The 30 to 40 per cent NOC threshold. If you are early in a payment plan you may not be able to sell at any price yet. Check before you plan around it.
- Which phase your comparable is actually in. A Palmiera 1 four bedroom and a Palmiera 2 four bedroom differ by about 650 sq ft of built up area. Comparing them straight across is how people end up mispricing by half a million.
- Whether the per square foot figure is on built up or plot. The register uses built up, and Emaar’s built up includes the car port and terrace.
The honest summary
Primary is firm and, in Marèva, ahead of where it launched. Secondary is flat at best, with five of eleven recent sellers taking less than they paid and three getting exactly their money back. Both of those are true at once, in the same community, in the same five weeks, and anyone telling you only one of them is selling you something.
If you are buying, the developer is still the better counterparty in the newer clusters and the resale market is where the negotiation is. If you are holding in Palmiera, Palace Ostra or Tierra and thinking about an exit, the honest position is that the buyer pool for your villa is thinner than it was in 2025 and you are competing with Emaar for it.
Message me with a plot number and I will tell you what has actually transacted around it, including the ones that went badly.
Transaction data is Dubai Land Department registered sales, 3 August to 7 September 2026, as surfaced through market data platforms. Capital gain figures are the platform’s comparison against the seller’s recorded purchase price. Launch prices are Emaar’s published figures. Market context: ValuStrat Q1 2026 via Khaleej Times, Global Property Guide, AGBI and Real Brief. Figures change. Confirm anything you are about to act on.