# Tulip Oasis 11

Tulip Oasis 11 is a project by A M E Real Estate Development L.L.C, recorded at 93% 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.

## Registry record

| Field | Value | Provenance |
|---|---|---|
| Developer | A M E Real Estate Development L.L.C | DLD verified |
| Status | Active | DLD verified |
| Construction progress | 93% | DLD verified |
| Registered with DLD | 26 Mar 2025 | DLD verified |
| Construction started | 28 Feb 2024 | DLD verified |
| Declared completion | 30 Jun 2026 | 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 |

Tulip Oasis 11 is a project by A M E Real Estate Development L.L.C, recorded at 93% 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.

| Measure | Value | Year on year |
|---|---|---|
| Median sale price | AED 1.18M | +9.4% |
| Interquartile range | AED 1.09M – AED 1.54M | |
| Median price per sqft | 1 289 AED | +3.6% |
| Registered sales, 12 months | 76 | +375.0% |
| Off-plan share | 100.0% | |

## 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 | — | — |

## Price per square foot by month

| Month | Sales | Median AED/sqft | IQR |
|---|---|---|---|
| Jul 2026 | 5 | 1 363 | 1 320 – 1 366 |
| Jun 2026 | 1 | insufficient data | |
| May 2026 | 0 | insufficient data | |
| Apr 2026 | 4 | insufficient data | |
| Mar 2026 | 4 | insufficient data | |
| Feb 2026 | 7 | 1 351 | 1 297 – 1 381 |
| Jan 2026 | 6 | 1 263 | 1 207 – 1 337 |
| Dec 2025 | 10 | 1 310 | 1 263 – 1 342 |
| Nov 2025 | 12 | 1 271 | 1 254 – 1 312 |
| Oct 2025 | 18 | 1 267 | 1 245 – 1 290 |
| Sep 2025 | 16 | 1 244 | 1 233 – 1 288 |

## 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.

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**Source:** Dubai Land Department open data, compiled by Continental Club Property  
**Data through:** 29 Oct 2026  
**Methodology:** https://datadubai.ae/methodology/ (v1.0)  
**License:** Reuse permitted with attribution  
**Canonical:** https://datadubai.ae/projects/tulip-oasis-11/  
**Suggested citation:** Continental Club Property, "Tulip Oasis 11", Dubai Data, data through 29 Oct 2026, https://datadubai.ae/projects/tulip-oasis-11/  
**Disclaimer:** Registered transactions, not asking prices. Not investment advice, not a valuation. Not affiliated with or endorsed by the Dubai Land Department.