Tulip Oasis 11
Data through 22 Oct 2026 · DLD project registry and registered sales · trailing 12 months Oct 2025 – Sep 2026 · rebuilt daily
Tulip Oasis 11 is a project by A M E Real Estate Development L.L.C, recorded at 70% complete at its last Dubai Land Department inspection. 76 sales registered in the trailing 12 months at a median AED 1.18M (1 289 AED per square foot). Registry facts come from DLD; prices are registered transactions, not asking prices.
Source: Registered DLD transactions · Data through 22 Oct 2026 · sample 76 records · outlier-trimmed median, complete months only · Methodology v1.0 ↗
What the DLD registry says about this project
| Field | Value | Provenance |
|---|---|---|
| Developer | A M E Real Estate Development L.L.C | DLD verified |
| Status | Active | DLD verified |
| Construction progress | 70% — at the last DLD inspection | DLD verified |
| Registered with DLD | 26 Mar 2025 | DLD verified |
| Construction started | 28 Feb 2024 | DLD verified |
| Declared completion | 30 Jun 2026 — registry date, not a handover promise | DLD verified |
| Units in the project | 108 | DLD verified |
| Project area | 10 421 sqm | DLD verified |
| Escrow agent | Emirates Islamic Bank P.J.S.C. | DLD verified |
| Project number | 3538 | DLD verified |
Source: DLD project registry (Mashrooi) · Data through 22 Oct 2026 · registry fields as recorded, not developer marketing · Methodology v1.0 ↗
Price per square foot, month by month
median interquartile range (middle 50% of transactions)
Source: Registered DLD transactions · Data through 22 Oct 2026 · monthly medians, months with fewer than 5 registered sales are left blank; the line stops at Jul 2026: in the 2 months since, no month reached the five registered sales a median needs (4 in total) · Methodology v1.0 ↗
Construction, inspection by inspection
The DLD registry holds 5 technical inspections for this project, from 6 Feb 2025 at 30.5% to 6 Jul 2026 at 70.2%. Over the inspections since 6 Feb 2025 it moved 2.35 percentage points a month. Inspections are irregular and the percentage is what was recorded at each one, not a live measure of the site.
each dot is one DLD technical inspection; the line between two of them is drawn, not measured; the dashed mark is the completion date declared in the registry
| Inspection | Recorded | Change |
|---|---|---|
| 6 Jul 2026 | 70.2% | +7.6 pp |
| 2 Apr 2026 | 62.5% | +12.1 pp |
| 22 Dec 2025 | 50.4% | +4.4 pp |
| 15 Sep 2025 | 46.0% | +15.5 pp |
| 6 Feb 2025 | 30.5% | — |
Source: DLD project registry (Mashrooi) — technical inspections · Data through 22 Oct 2026 · percentage as recorded at each inspection; inspections are irregular, and an unchanged value means no new inspection, not that work stopped · Methodology v1.0 ↗
The same figures as a table
| Month | Sales | Median price | Median AED/sqft | IQR AED/sqft |
|---|---|---|---|---|
| Jul 2026 | 5 | AED 1.64M | 1 363 | 1 320 – 1 366 |
| Jun 2026 | 2 | — | — | — |
| May 2026 | 2 | — | — | — |
| Apr 2026 | 5 | AED 1.54M | — | — |
| Mar 2026 | 4 | — | — | — |
| Feb 2026 | 7 | AED 1.14M | 1 351 | 1 297 – 1 381 |
| Jan 2026 | 6 | AED 1.10M | 1 263 | 1 207 – 1 337 |
| Dec 2025 | 10 | AED 1.53M | 1 310 | 1 263 – 1 342 |
| Nov 2025 | 13 | AED 1.46M | 1 271 | 1 254 – 1 312 |
| Oct 2025 | 18 | AED 1.28M | 1 267 | 1 245 – 1 290 |
| Sep 2025 | 16 | AED 1.08M | 1 244 | 1 233 – 1 288 |
Source: Registered DLD transactions · Data through 22 Oct 2026 · complete months only; the current month is excluded because DLD keeps registering it · Methodology v1.0 ↗
By number of bedrooms
| Homes | Sales | Median price | Median AED/sqft | Median size | Median rent | Gross yield |
|---|---|---|---|---|---|---|
| 1-bedroom apartments | 41 | AED 1.09M | 1 289 | 831 sqft | — | — |
| 2-bedroom apartments | 35 | AED 1.55M | 1 288 | 1 208 sqft | — | — |
Source: Registered DLD sales and Ejari rental contracts · Data through 22 Oct 2026 · yield shown only where at least 15 rents and 15 ready-home sales support it · Methodology v1.0 ↗
Registered sales by year
median interquartile range (middle 50% of transactions)
| Year | Sales | Median price | Median AED/sqft | Total registered value |
|---|---|---|---|---|
| 2026 | 35 | AED 1.16M | 1 328 | AED 44.90M |
| 2025 | 57 | AED 1.40M | 1 264 | AED 73.80M |
Source: Registered DLD transactions · Data through 22 Oct 2026 · calendar years; the current year is partial · Methodology v1.0 ↗
Latest registered sales
| Date | Property | Registration | Size | Price | AED/sqft |
|---|---|---|---|---|---|
| 10 Sep 2026 | 1 B/R Flat — TULIP OASIS 11 | Off-plan | 832 sqft | AED 1 150 000 | 1 382 |
| 10 Sep 2026 | 1 B/R Flat — TULIP OASIS 11 | Off-plan | 832 sqft | AED 1 130 000 | 1 358 |
| 9 Sep 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 208 sqft | AED 1 670 000 | 1 382 |
| 20 Aug 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 179 sqft | AED 1 477 000 | 1 253 |
| 30 Jul 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 173 sqft | AED 1 643 000 | 1 401 |
| 27 Jul 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 208 sqft | AED 1 650 000 | 1 366 |
| 22 Jul 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 159 sqft | AED 1 530 000 | 1 320 |
| 13 Jul 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 225 sqft | AED 1 670 000 | 1 363 |
| 13 Jul 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 159 sqft | AED 1 455 000 | 1 255 |
| 30 Jun 2026 | 1 B/R Flat — TULIP OASIS 11 | Off-plan | 1 888 sqft | AED 1 110 000 | 588 |
| 17 Jun 2026 | 2 B/R Flat — TULIP OASIS 11 | Off-plan | 1 257 sqft | AED 1 700 000 | 1 352 |
| 25 May 2026 | 1 B/R Flat — TULIP OASIS 11 | Off-plan | 1 441 sqft | AED 1 140 000 | 791 |
Source: Registered DLD transactions · Data through 22 Oct 2026 · individual registrations, shown exactly as recorded, without trimming · Methodology v1.0 ↗
What these numbers do not show
- Prices from the developer. Nothing here is a price list, a payment plan or availability — these are transactions already registered with DLD.
- Whether construction is moving. The completion percentage is the figure recorded at the last technical inspection, and inspections are irregular: an unchanged number does not mean work stopped.
- A handover promise. The declared completion date is a registry field, not a commitment.
- Asking prices. Everything here is a registered transaction; what a home was listed at is a different number.
- Off-market and cash-equivalent deals that never reach the registry, and the price actually negotiated before registration.
- Service charges, chiller fees, agency commission, DLD transfer fees or mortgage costs — none of them are inside these prices.
Where this project sits
More projects in Majan
For AI agents and researchers
Machine-readable mirrors of this page: Markdown · JSON · llms.txt. How to cite: “Tulip Oasis 11 — Dubai Data, Continental Club Property, data through 22 Oct 2026, https://datadubai.ae/projects/tulip-oasis-11/”. Reuse is permitted with attribution.
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