Tulip Oasis 11: off-plan project in Majan
Tulip Oasis 11 is an off-plan residential apartment project in Majan, registered with the Dubai Land Department as project no. 3538 and developed by A M E Real Estate Development L.L.C. From October 16, 2025 to October 16, 2026, 69 off-plan sales were registered there at a median price of AED 1,189,145 (AED 1,282 per sq ft); 80% of sales fall between AED 1,024,670 and AED 1,632,000.
- 69off-plan sales in 12 months
- AED 1,189,145median sale price
- AED 1,282median price per sq ft
- 46%construction progress (DLD)
- June 2026end date in the register
- 108registered units
Source: Dubai Land Department open data, sales registered from 16/10/2025 to 16/10/2026. Source: Dubai Land Department project register (open data), as of 15/06/2026.
What the figures say
- Positioning: at AED 1,282 per sq ft, Tulip Oasis 11 is 26.6% below the median of off-plan sales across the 23 projects tracked in Majan (AED 1,747 per sq ft), and 27.5% below the median of Dubai off-plan sales (AED 1,768 per sq ft).
- Sales pace: 69 off-plan sales in 12 months, about 6 a month; number 11 by sales in Majan over the period.
- Construction: 46% complete in the DLD register, construction is under way; planned end June 2026.
- Profile: the best-selling type (apartment · 1 bedroom) makes up 55.1% of sales, alongside 1 other type.
Tulip Oasis 11: official project sheet
Details from the project register kept by the Dubai Land Department. Off-plan payments go to the project's escrow account, as required by Dubai Law No. 8 of 2007.
| Item | DLD register |
|---|---|
| DLD project number | 3538 |
| Registered developer | A M E Real Estate Development L.L.C (developer no. 2107) |
| Master developer | Liwan (L.L.C) |
| Community (master project) | Majan |
| DLD area | Wadi Al Safa 3 |
| Register status | active |
| Construction progress | 46% |
| Project start | February 28, 2024 |
| Planned end | June 30, 2026 |
| Registered units | 108 units |
| Buildings | 1 |
| Escrow account | escrow agent registered with the DLD for this project |
Source: Dubai Land Department project register (open data), as of 15/06/2026.
Tulip Oasis 11 off-plan prices by unit type
Off-plan sales over the last 12 months, at least 3 sales per row. Entry ticket observed: apartment · 1 bedroom, at a median AED 1,091,802.
| Unit type | Sales | Median price | Range (AED) | Median size | Price / sq ft |
|---|---|---|---|---|---|
| Apartment · 1 bedroom | 38 | AED 1,091,802 | 1,004,149 – 1,182,744 | 77 m² (829 sq ft) | AED 1,274 |
| Apartment · 2 bedrooms | 31 | AED 1,575,000 | 1,481,660 – 1,665,000 | 112 m² (1,206 sq ft) | AED 1,289 |
Source: Dubai Land Department open data, sales registered from 16/10/2025 to 16/10/2026.
To turn one of these prices into a payment schedule, use OffPlanSimulator's off-plan payment plan calculator, then add registration fees with the Dubai buying costs calculator.
Sales by unit type
Apartment · 1 bedroom: 55.1% of off-plan sales, with a median size of 77 m² (75 to 110 m² for 80% of them).
- Apartment · 1 bedroom: 55.1% (38 sales)
- Apartment · 2 bedrooms: 44.9% (31 sales)
Source: Dubai Land Department open data, sales registered from 16/10/2025 to 16/10/2026.
Tulip Oasis 11 off-plan price by quarter
The median off-plan price per sq ft moved from AED 1,244 in Q3 2025 to AED 1,360 in Q3 2026 (+9.4%). Quarter-to-quarter changes also reflect the mix of units sold.
| Quarter | Off-plan sales | Median / sq ft | Change |
|---|---|---|---|
| Q3 2025 | 15 | AED 1,244 | — |
| Q4 2025 | 39 | AED 1,280 | +2.9% |
| Q1 2026 | 17 | AED 1,328 | +3.7% |
| Q2 2026 | 9 | AED 963 | -27.5% |
| Q3 2026 | 8 | AED 1,360 | +41.3% |
Source: Dubai Land Department open data, off-plan sales registered since 1 January 2024, as of 16/10/2026.
Rents in Majan
To gauge the rental market around Tulip Oasis 11: annual rents of Ejari contracts registered in Majan over the last 12 months (3,041 contracts).
| Unit type | Contracts | Median annual rent | Middle 50% range |
|---|---|---|---|
| Apartment · Studio | 723 | AED 39,000 | 33,290 – 45,000 |
| Apartment · 1 bedroom | 1,483 | AED 58,000 | 50,000 – 65,500 |
| Apartment · 2 bedrooms | 797 | AED 80,000 | 70,000 – 90,000 |
| Apartment · 3 bedrooms | 36 | AED 112,500 | 85,105 – 120,000 |
To compare a market rent with your purchase price and running costs, the rental yield calculator works it through step by step.
Source: Dubai Land Department, Ejari rent contracts (open data), 20/10/2025 to 20/10/2026.
Where is Tulip Oasis 11?
Tulip Oasis 11 is in Majan (DLD area Wadi Al Safa 3), Dubai.
- Nearest landmark: IMG World Adventures
Source: Dubai Land Department, reference points attached to registered sales.
Further reading
- All off-plan projects in Majan
- All DLD sales at Tulip Oasis 11 (new and resale)
- Majan property prices
- Majan rents
- All A M E Real Estate Development L.L.C projects
Other off-plan projects in Majan
- Binghatti Vintage — AED 1,860/sq ft
- Binghatti Skyflame 1 — AED 1,378/sq ft
- Binghatti Titania — AED 1,747/sq ft
- Binghatti Skyflame 2 — AED 1,399/sq ft
- Samana Barari Heights — AED 1,822/sq ft
- Vincitore Wellness Estate — AED 1,855/sq ft
- BARARIGATE by ADE — AED 1,605/sq ft
- Divine Al Barari — AED 1,381/sq ft
More projects by A M E Real Estate Development L.L.C
Same budget elsewhere in Dubai (around AED 1,189,145)
- Binghatti Ghost, Dubai Health Care City Phase 2 — AED 1,187,500
- WAREF residences by sido development, Jumeirah Village Circle — AED 1,190,520
- Berkeley Square by Prestige One, Jumeirah Village Circle — AED 1,185,564
- Chic Tower, Business Bay — AED 1,196,480
- Serenz by Danube, Jumeirah Village Circle — AED 1,183,120
- Alta View Skyhomes, Jumeirah Village Circle — AED 1,197,222
Projects presented by Cevitas
Frequently asked questions
How much does a home at Tulip Oasis 11 cost?
Over the last 12 months, the 69 off-plan sales registered with the DLD show a median price of AED 1,189,145, or AED 1,282 per sq ft; 80% fall between AED 1,024,670 and AED 1,632,000. The developer's current prices are on its price list.
When will Tulip Oasis 11 be completed?
In the DLD project register (as of 15/06/2026), the project is "active", 46% complete, with a planned end date of June 30, 2026. The handover date is confirmed by the developer.
Who is the developer of Tulip Oasis 11?
The DLD register lists A M E Real Estate Development L.L.C (developer no. 2107), in a community developed by Liwan (L.L.C).
What unit types are sold at Tulip Oasis 11?
Off-plan sales over the last 12 months cover: apartment · 1 bedroom (38), apartment · 2 bedrooms (31). Best-selling type: apartment · 1 bedroom, at a median AED 1,091,802 for 77 m².
Has the price per sq ft at Tulip Oasis 11 changed?
The median off-plan price moved from AED 1,244 per sq ft in Q3 2025 to AED 1,360 in Q3 2026, based on DLD-registered sales.
How do I get the Tulip Oasis 11 price list and payment plan?
Ask with the "Get the price list" button or on WhatsApp at +971 55 772 2710: a RERA-licensed Cevitas advisor sends you the available units, the developer's prices and the current payment plan, with no buyer commission on new launches.
Sources and method
Off-plan sales: Dubai Land Department "Real Estate Transactions" dataset (data.dubai), residential sales registered off-plan ("Off-Plan Properties") from October 16, 2025 to October 16, 2026. Median price = middle registered price; range = 80% of sales (10th to 90th percentile). Price per sq ft = price / registered area (1 m² = 10.764 sq ft).
Developer, status, progress and dates: DLD "Projects" register (data.dubai) and "Developers" register (data.dubai), extract as of June 15, 2026. Progress is the figure from the latest DLD inspection on record; the end date is the one declared in the register and may be updated by the DLD.
Rents: DLD "Rent Contracts" (Ejari) dataset (data.dubai), median annual rent of residential contracts over the last 12 months in the area.
Data published under the Dubai Open Data Licence and analysed by Cevitas Real Estate. They describe official transactions and an official register; they are not a valuation, a promise of return or investment advice. The developer's current prices are on its price list.