These are the sales at The Oasis that reached the Land Department register between 8 and 22 September 2026. They pick up where the eighteen in my 9 September piece stopped. Same rules as always: registered transactions only, no asking prices, no averages of listings and no forecasts.
Four sales in a fortnight is a small set, so read it as a snapshot rather than a trend. Two of them still say something useful, and one of them is not a villa sale at all.
Price per square foot is calculated on Emaar's built up area, the basis the register uses. The Address Villas Tierra row has no built up area in the register and is priced on land, so it is not comparable with the rest.
Emaar is now transacting at the top of the community
The Palace Villas Ostra five bedroom that registered on 10 September went at AED 26,665,888 for 11,182 sq ft built up on a 10,416 sq ft plot. That is AED 2,385 a square foot, the highest rate in anything I have seen registered at The Oasis since the start of August.
Emaar's published from price for an Ostra five bedroom is AED 14.56m, against an average built up area of 9,523 sq ft, which works out at about AED 1,529 a square foot. This villa is larger than that average, so part of the difference is simply a bigger house. The rest is price. In August, three Ostra resales registered between AED 1,644 and AED 2,046 a square foot, so the developer is now transacting about seventeen per cent above the best of those, in the same cluster.
That gap is the whole argument for looking at a resale, and the reason owners who bought early are not in a hurry to discount.
Both Palmiera resales closed above what the seller paid
No. 43 registered on 15 September at AED 10,500,000 for 5,843 sq ft built up, which is AED 1,797 a square foot, and 15 per cent above what that seller paid. No. 165 registered on 10 September at AED 9,500,000 for 6,274 sq ft, or AED 1,514 a square foot, and 1 per cent above entry.
5,843 sq ft is the smallest built up area Emaar published in Palmiera, so No. 43 is the entry size four bedroom, and it still took the higher rate of the two. Plot, position and how far through the payment plan the seller is will do that.
The spread is the part worth keeping. Nineteen per cent a square foot, in one cluster, on the same bedroom count, five days apart. Anyone valuing a Palmiera villa off a single comparable is guessing.
In August, two of the three Palmiera resales went below what the seller paid. In September both went above it. Two sales do not make a market, but the direction changed.
A mortgage turned up on an off-plan resale
The 15 September sale carries a loan to value of 49 per cent, so about half of it was borrowed. Lending against off-plan property in Dubai is usually capped at half the price, so that one is at the ceiling.
It matters for two reasons. A buyer who can borrow can bid higher than one paying cash for the same money, and a bank was willing to value the villa and lend against it before it exists. No other resale in this set, or in the previous one, carried a loan to value figure at all.
The Address Villas Tierra sale is land, not a villa
The 22 September sale registered as a plot: 8,747 sq ft of land, five bedrooms recorded against it, AED 13,500,000, and no built up area at all. On land that is AED 1,543 a square foot, which cannot be compared with the villa rates above, because those are priced on the built up area of a house.
Off-plan transfers sometimes register against the land before the villa is finished. Whatever the reason here, do not average it into a price per square foot for Tierra. For scale, Emaar's from price for a Tierra five bedroom was AED 13.86m, on an average plot of 11,254 sq ft.
Seven weeks of figures, in one line
Counting from 3 August, twenty two sales have now registered at The Oasis: seven direct from Emaar, fourteen between individuals, and the one half plot transfer I set aside last time. Emaar's own sales run from AED 1,912 to AED 2,385 a square foot. The resales run from AED 1,514 to AED 2,111.
The developer sits at the top of the community's range and the second hand market sits underneath it. In a community that had already handed over, you would expect the opposite. Here it reflects a developer still pricing new releases and owners who are part way through a payment plan and mostly not distressed.
What I would check before using any of these numbers
Start by checking whether a row is a villa or a plot, because the per square foot figure means different things. Then check the built up area against Emaar's plan sheet for that villa type: the register uses Emaar's total area, which includes the car port, terrace, balcony and driver's room, so it reads larger than the enclosed floor area you will live in.
After that, ask what the seller paid and how far through the payment plan they are, because that is where the negotiation actually sits. And before you agree anything on a resale, ask what Emaar wants today for the same villa type. On this month's figures, that number is higher than most people assume.
If you want the registered figures for a particular cluster or villa type, message me and I will send what is on the register, with the source for each line. Here is how I would price and sell a villa at The Oasis. If you are buying rather than selling, this is how I work as a buying agent.