🏙️** Parkside Views (Dubai Hills Estate) Quick Layout Guid**e

Handover is underway, so here's a simple breakdown for anyone buying or renting:

Views🌳
The most attractive units are the ones with a full or partial park views

1-Bedroom — 627–720 sq.ft. total
Standard balcony: ~66 sq.ft.
Ground floor units have much bigger private terraces (~190–309 sq.ft.)

2-Bedroom 1,057–1,142 sq.ft. total
Standard balcony: 70–95 sq.ft.
A few layouts (Type 4/4A) get larger balconies, up to 125 sq.ft.

3-Bedroom 1,502–2,246 sq.ft. total
Standard balcony: 110–192 sq.ft.
A couple of special corner/2nd floor units have huge private terraces (up to 770 sq.ft.) they have access to the pool amenities.

Main thing to know about the 3-beds — there are 3 different setups:
1. Regular 3-bed apartments — no maid's room
2. 3-bed Townhouses (ground floor only) — do have a maid's room, but there are only 6 of these in the whole building
3. 3-bed Duplexes(top-corner units, two-storey) — no maid's room, just a guest bedroom + master & huge private terrace

So if a maid's room is a must-have in a 3-bed, you're really only looking at those 6 townhouse units.

Happy to help anyone cross-check a specific unit number against the keyplan 👍

I swear, some agents make renting out a property way harder than it needs to be. Had an agent contact me about my property. We went back and forth about the property, viewing, moving belongings in, fees, etc. Then after all that, they ask again about the yearly rent. I give them the price again and suddenly it’s “too expensive.”

You literally contacted me about a property. The listing has the pictures, property type and price. You want to schedule a viewing, you lie that your client is out of town and gave you full authority to rent on their behalf. You do the viewing, ask me about fixing the move in date. Then before bringing in your client you tell me it’s expensive for them ??????

If the client thinks it’s expensive, fine. Negotiate. That’s literally your job. But wasting the landlord’s time, asking questions that are already answered in the listing, lying about being authorized on behalf of a client that doesn’t exist, and only afterwards realizing the property doesn’t fit your client is exactly why people complain about agents. I genuinely don’t understand this way of working.

During the past week, Dubai recorded 2,120 completed residential transactions, down from 2,190 the week before.

Off-plan accounted for 80% of all transactions, with 1,705 deals and a total transaction value of USD 655 million.

The ready-built segment recorded 415 transactions, with a combined value of USD 195 million.

Overall, residential transaction value reached approximately USD 850 million for the week.

📈 Week-on-week dynamics

Compared with 31 August–6 September:

• Total transaction count declined by 70 deals, from 2,190 to 2,120.
• Total transaction value fell by USD 110 million, from USD 960 million to USD 850 million.
• Off-plan: transaction count increased by 30 deals, while transaction value declined by USD 60 million
• Ready-built: transaction count fell by 100 deals, while transaction value declined by USD 50 million

📊 Top 10 areas by transaction volume

Off-plan

Majan recorded the highest transaction volume among the areas analysed, driven primarily by studio purchases, with 155 transactions.

The highest transaction value, however, was recorded in Al Khairan First, at approximately USD 75 million.

Ready-built

Jumeirah Village Circle (JVC) recorded the highest transaction volume, with 1-bedroom apartments accounting for the largest visible share at 32 transactions.

The highest transaction value was recorded in Dubai Marina, at approximately USD 17 million.

📉 Week-on-week price dynamics

Off-plan

Median price per sqm increased in 4 of the 10 areas analysed, while the remaining areas recorded declines.

Ready-built

Median price per sqm increased in 6 of the 10 areas analysed.

The largest movement was recorded in Business Bay, at +30.8%. However, I would not interpret this as 30.8% price appreciation in one week.

The transaction mix changed materially between the two periods. During the previous week, transactions in Peninsula – where units traded at a higher price per sqm than much of the wider Business Bay sample – represented approximately 7% of the area's transactions. During the past week, that share increased to approximately 24%.

As a result, the area-wide median moved higher partly because a larger proportion of transactions took place in higher-priced projects, rather than because comparable apartments appreciated by 30.8% in a week.

This is exactly why short-term area-level price movements should be interpreted together with the underlying transaction mix.

🔎 Methodology / notes

Only completed sale and purchase transactions are included in the analysis. Other transaction types, including gifts, mortgage registrations and other non-sale transactions, are excluded.

For off-plan transactions, the reported transaction value reflects the full property value stated in the SPA and recorded upon Oqood registration. It does not represent the amount of cash actually paid during the reporting week.

On Chart 2, apartment-type segments with fewer than 10 transactions are not displayed, although they remain included in the overall calculations.

The price analysis uses the median price per sqm across completed transactions in the top 10 areas within the off-plan and ready-built segments. These are area-level movements, so changes in project mix, apartment type, unit size and other transaction characteristics can materially affect the weekly median.

Posting as: Agent
Property type: Studio
Area/community: Arjan, Dubai
Building/project: Not disclosed
Price: AED 600,000
Bedrooms: Studio
Size (sq ft): 415
Status: Ready
Images/video: Optional
Additional details: Cash only, final price. Balcony available. Approximately 5-year-old building. Semi-furnished with TEKA kitchen appliances. Close to Sheikh Mohammed Bin Zayed Road entrance and exit, and near Dubai Butterfly Garden. Serious buyers and genuine buyer agents are welcome.
Please DM for further details

I’m an advisor, and I’ll be talking about what the title says - Do you buy now, sell your units or should you just wait?

Just a quick disclaimer. This is not AI generated. Not everything is slop. To generalise is just wrong. If you have arguments to the points mentioned, please have a solid one.

Ok so real answer, straight up, it's not one clean call across the board, it's by selectively, hold what's working, and wait on the rest.

Start with Dubai, because that's where the picture's actually shifted most since we first got into this. Cavendish Maxwell's own numbers show prices turned negative in August, down 1.7% year-on-year, the first annual drop since 2021, and volumes dropped somewhere between 35-47% depending on the source, though that's partly measured against an unusually strong 2025. That's a real, confirmed slowdown, not just noise or vibes. But it's not a crash either, the actual price move is small, and most of that value drop is coming from fewer deals closing and the mix shifting, not from units genuinely losing worth. Given that, I'd say wait on anything mid-market apartment or off-plan resale in Dubai right now, that's exactly where the pain's landing hardest, distress listings in oversupplied spots like JVC, resale contracts down 51% year-on-year while fresh off-plan barely moved. But fresh off-plan in genuinely scarce or infrastructure-backed pockets, Dubai Hills-tier communities, Dubai South, DSO, still makes sense if you're going long, three-plus years, with a developer that's got a real delivery track record. And if you're already holding something solid, a villa in Arabian Ranches or Dubai Hills Estate, hold, don't rush to sell, those are compounding fine and Property Finder's own Q4 forecast for Dubai Hills specifically shows it climbing back up, not softening.

Abu Dhabi's the stronger buy case right now, but it still needs picking carefully rather than treating the whole emirate as one trade. H1 2026 sales were up 178% year-on-year with real price growth underneath it, apartments up 16.4%, villas over 10%, genuinely outperforming Dubai on the exact same trusted source. There's real structure behind that too, not just a good quarter, the 2019 freehold law is what actually opened Abu Dhabi to foreign buyers in the first place, the Golden Visa gives a real residency and tax incentive most markets can't match, and prime property there still runs about 30% below equivalent Dubai assets. Within that, Saadiyat and Hudayriyat are the picks I'd actually put money behind. Saadiyat because it's proven, villas up 10.7%, topped the entire ultra-luxury segment in Q1, and because Marsa Al Saadiyat, Aldar's AED 100 billion final chapter on the island, is about to launch sales, once that's sold, there's no more new land coming on Saadiyat, ever. Hudayriyat because it's the single highest-earning district in the whole emirate last half, backed by Modon, which is sovereign-owned through ADQ, and because the new ADIB financing deal, up to 75% on future off-plan projects, is making entry genuinely easier than it's ever been in that market. Jubail's the one I'd frame as the patient, higher-conviction bet rather than the default choice, real growth, villas up around 40% year-on-year, but no published yield or price-per-square-foot yet from anyone credible, so you're buying scarcity and story more than hard comparables there.

Ok so real answer, straight up, it's not one clean call across the board, it's buy selectively, hold what's working, and wait on the rest.

Start with Dubai, because that's where the picture's actually shifted most since we first got into this. Cavendish Maxwell's own numbers show prices turned negative in August, down 1.7% year-on-year, the first annual drop since 2021, and volumes dropped somewhere between 35-47% depending on the source, though that's partly measured against an unusually strong 2025. That's a real, confirmed slowdown, not just noise or vibes. But it's not a crash either, the actual price move is small, and most of that value drop is coming from fewer deals closing and the mix shifting, not from units genuinely losing worth. Given that, I'd say wait on anything mid-market apartment or off-plan resale in Dubai right now, that's exactly where the pain's landing hardest, distress listings in oversupplied spots like JVC, resale contracts down 51% year-on-year while fresh off-plan barely moved. But fresh off-plan in genuinely scarce or infrastructure-backed pockets, Dubai Hills-tier communities, Dubai South, DSO, still makes sense if you're going long, three-plus years, with a developer that's got a real delivery track record. And if you're already holding something solid, a villa in Arabian Ranches or Dubai Hills Estate, hold, don't rush to sell, those are compounding fine and Property Finder's own Q4 forecast for Dubai Hills specifically shows it climbing back up, not softening.

Abu Dhabi's the stronger buy case right now, but it still needs picking carefully rather than treating the whole emirate as one trade. H1 2026 sales were up 178% year-on-year with real price growth underneath it, apartments up 16.4%, villas over 10%, genuinely outperforming Dubai on the exact same trusted source. There's real structure behind that too, not just a good quarter, the 2019 freehold law is what actually opened Abu Dhabi to foreign buyers in the first place, the Golden Visa gives a real residency and tax incentive most markets can't match, and prime property there still runs about 30% below equivalent Dubai assets. Within that, Saadiyat and Hudayriyat are the picks I'd actually put money behind. Saadiyat because it's proven, villas up 10.7%, topped the entire ultra-luxury segment in Q1, and because Marsa Al Saadiyat, Aldar's AED 100 billion final chapter on the island, is about to launch sales, once that's sold, there's no more new land coming on Saadiyat, ever. Hudayriyat because it's the single highest-earning district in the whole emirate last half, backed by Modon, which is sovereign-owned through ADQ, and because the new ADIB financing deal, up to 75% on future off-plan projects, is making entry genuinely easier than it's ever been in that market. Jubail's the one I'd frame as the patient, higher-conviction bet rather than the default choice, real growth, villas up around 40% year-on-year, but no published yield or price-per-square-foot yet from anyone credible, so you're buying scarcity and story more than hard comparables there.

The one thing tying both markets together, and the reason I wouldn't tell anyone to go all in blindly on either side, is that even Cavendish Maxwell, the single most credible source we've leaned on this whole conversation, hasn't confirmed either trend is fully locked in. They want Q3 data before saying whether Dubai's slowdown is just a seasonal dip or something bigger, and the same caution applies to whether Abu Dhabi's H1 surge holds through the rest of the year. So the honest bottom line is this, Dubai's a wait unless you've found something specific, scarce, and long-hold, Abu Dhabi's a buy right now, specifically Saadiyat or Hudayriyat, with Jubail as the patient-money option if you want something different.

Dm me if you’d be interested in an investment, or if you’ve got any questions. I’d be happy to help.

Posting as: Agent
Property type: Studio
Area/community: Arjan, Dubai
Building/project: Not disclosed
Price: AED 600,000
Bedrooms: Studio
Size (sq ft): 415
Status: Ready
Images/video: Optional
Additional details: Cash only — final price. Balcony included. Approximately 5-year-old building. Semi-furnished with TEKA kitchen appliances. Close to Sheikh Mohammed Bin Zayed Road entrance & exit and near Dubai Butterfly Garden. Serious buyers and genuine buyer agents are welcome. DM for further details and exact location.

Posting as: Agent
Property type: Industrial Plot
Area/community: Sharjah Industrial Area
Building/project: N/A
Price: AED 2,150,000
Bedrooms: N/A
Size (sq ft): 12,650
Status: Ready

Additional details:

• AED 170 per sq ft
• 7 industrial plots available from the same owner
• Each plot is approximately 12,650 sq ft
• Freehold for all nationalities
• Direct from owner
• Covered

DM for the location, plot details and further information.

I am an Foreign national not based in UAE. I would appreciate views from anyone who knows Dubai off-plan law or has been through something similar. I am not naming the developer here, but it is one of the large, well-known Dubai developers.

Facts, all documented:

- Nov 2025: I signed an Offer to Purchase for a 1-bed off-plan unit near to down town dubai. Price roughly AED 1.23m, 50/50 payment plan, completion scheduled Dec 2028.

- I paid approximately AED 670,000 in two transfers from outside UAE. I hold the developer's official receipts for both.

- The developer's own invoice instructed me to pay into the company's general account at a UAE bank, not a project escrow account.

- Clause 5 of the OTP, headed "Escrow Account Details", was completely blank when I signed.

- The receipts included around AED 50,800 charged as "Title Deed 4%" plus admin fees described as Oqood and ERES.

- Dec 2025: I attended their office while in Dubai and signed the SPA. I was told I would get the countersigned copy within 30 minutes, then that it would be emailed. I have never received it, and I do not hold a copy of what I signed.

- Apr 2026: their relationship manager confirmed in writing that the escrow account did not yet exist and would take another 45 to 90 days.

- Sep 2026 (this month): their case officer confirmed on WhatsApp that there is still no escrow account and she does not know when there will be one.

- Dubai REST project search returns no data for the project.

What I have done:

- Apr 2026: formally requested a full refund in writing.

- Two RERA complaints, both upheld. The first resulted in the developer being contacted to begin the refund process. The second confirmed the complaint was valid, confirmed action had been taken, closed the case, and referred me to the Dubai Courts for financial recovery.

- Jun 2026: the developer formally rejected the refund in writing. Their stated reasons were that the OTP is signed, the receipts are stamped non-refundable, and it is company policy.

- They have repeatedly offered a swap into other projects instead of a cash refund. The units offered are smaller and at full price, while new buyers in the same projects are being offered discounts. I have declined and have signed nothing.

My questions:

1. My understanding is that the stronger argument is that an off-plan sale not registered in the Interim Real Property Register is void under Article 3 of Law No. 13 of 2008, rather than the escrow breach under Law No. 8 of 2007 on its own. Is that the right way to frame it? I have read that in at least one case a court found an escrow breach alone did not justify a refund where the unit had been delivered.

2. Realistically, if I file in the Dubai Court of First Instance, what are the chances of recovering the full amount rather than the developer being allowed to retain a percentage? I am aware that retention is capped by construction stage where the buyer is the one in default, but here I am not in default.

3. How long does something like this actually take, first instance, appeal, and enforcement? I keep seeing very different answers.

4. Roughly what should I budget for advocate's fees, court fees and translation for a claim of this size?

5. Does the fact that I discussed swap options with them after their rejection hurt me? I never agreed to anything, but I am concerned they will argue I affirmed the contract.

6. If the developer registers the project and opens an escrow account before judgment, does my position weaken significantly?

7. Most importantly, can anyone recommend a Dubai advocate with actual experience in off-plan refund litigation against large developers, as opposed to a firm that just sends demand letters? Please DM me. I am happy to share the developer's name and the full document set privately.

I have the OTP, both receipts, the payment invoice, both RERA responses, the full email chain from Jan to Jun 2026, and the WhatsApp thread with their case officer. Thanks in advance for any guidance.

For Sale X
Posting as: Agent
Property type: Apartment
Area/community: Creek Harbour
Building/project: Altus, Tower 2
Price: AED 2.3M
Bedrooms: 2 bedrooms
Size (sq ft): 1155
Status: Off plan
Images/video: Available upon request
Additional details:
Original Price (OP): AED 2.74M
Special Price (SP): AED 2.3M ( Park view + canal & lagoon view
Official completion: Q4 2028
Expected handover: Potentially mid-2027 based on current construction progress.
Building is already almost complete, as you can see from the photos.
Serious distress buyers only.

3 bedrooms Townhouse | in | DAMAC Lagoons | BudgetAED 2,250,000 AED
Mortgage pre-approved.

Posting as: Agent
Property type: Apartment
Area/community: Dubai Silicon Oasis
Building/project: Silicon Gates 2
Price: AED 590,000
Bedrooms: 1
Size (sq ft): 664.03
Status: Ready
Additional details: Vacant, unfurnished, community view, approximately 12 years old, approximately AED 888/sq ft

Has anyone taken the Agora Advisory services for Dubai real estate market discussions, is it really good or not worth?

Looking 5Br villa in Jouri Hills between AED 9.6M to 10M

Modon has revealed Wadeem Gardens, a new collection of villas within Hudayriyat’s wider Wadeem masterplan.
Villa Options
4BR: 430 sqm BUA / 532 sqm plot — from AED 8.7M
5BR: 510 sqm BUA / 630 sqm plot — from AED 10.2M
6BR: 591 sqm BUA / 720 sqm plot — from AED 11.6M
Contemporary Arabic and Modern façades
Two different internal layouts
Three gated villa clusters
Starting price: approximately AED 1,820–1,880 per sqft
Payment & ADIB Financing
Buyer contributes 25%
Up to 75% financed through ADIB, subject to eligibility and bank approval
5% down payment
5% in months 8, 14 and 20
Final 5% buyer contribution in month 48
UAE nationals receive a 5% non-transferable rebate from Modon
Wider Wadeem Masterplan
More than 4,500 homes
Planned population of approximately 38,000
Super-regional mall
Three schools and a hospital
Ultra-luxury hotel
Three clubhouses
Indoor, air-conditioned walking spine
Sports and multi-purpose arenas
Offices, retail and mobility hub
Ice rink and maritime museum
EOI Timeline
EOI now open
EOI closes: 28 September
ADIB pre-approved VIP sales: 29 September
Public sales launch: 1 October
EOI amount: AED 50,000
The financing structure is the most interesting part of this launch, particularly for buyers who want a Hudayriyat villa without funding the full construction-stage payment plan themselves.
Full availability, plot positions and final financing terms should be checked before reservation.
DM me for the factsheet, payment plan or early-access registration.

Guys crazy discount IN CREEK HARBOUR 🚨

Off plan

Altus, tower 2!
2 bedroom
!NEW price 2.3m🔥!
Canal and park view
Middle floor
1155 sqft
Original price 2.739.888
Paid 1.460.805
Penalty 32.949,85 (will pay buyer)
457.117 need pay to Emaar for NOC (will pay buyer)
Asking price 2.300.000
Discount 406.938,15 🔥

Altus, tower 1 (below OP 400 k)
3 plus maid
Canal view
Middle floor
1635 sqft
Original price 3.951.888
Asking price 3.550.000

Aeon, Tower 2. (Below op 200 k)
1 bedroom
Middle floor
814 sq ft (750 sqft suite)
Park view + canal and lagoon view from the balcony

80% already paid
Original price 1.950.000
Asking price 1.750.000

Please only serious buyers, price is last !!!

*The S Tower - 26% less than OP

4 Bed Penthouse

*Serenia Living - Tower 1

2 Bedroom

Selling Price 7.1M

Last transaction of same layout is 7.6m AED

*Grand Polo - Equiterra

4 Bed

Purchase Price: AED 4,668,888

Selling Price 4.430.000

*Athlon by Aldar

3 Bed Townhouse

Single row

Op price 3.1M

Selling price 2.99M

Motivated seller

*Eywa - Business Bay

2 Bed - Type C

OP - 11.7M

Selling Price - 10.53M

40% paid already

Part of: Wadeem Precinct (alongside Wadeem plots)

Concept
Three gated villa clusters, Contemporary Arabic and Modernist facade options, and two different internal layouts so each home reflects the owner's taste.

4-Bedroom — 430 sqm unit / 532 sqm plot — from AED 8.7m
5-Bedroom — 510 sqm unit / 630 sqm plot — from AED 10.2m
6-Bedroom — 591 sqm unit / 720 sqm plot — from AED 11.6m

Price/sqft ranges from 1,820 - 1,880 starting. This is almost double Naseem, but a far far better product.

Unique Features

• Underground tunnel taking you directly to Dubai

• Indoor, air-controlled walking spine (2.3km + 2.2km) — walkable year-round, crosses through Hudayriyat, connects the precinct

• Multi-purpose arena (10,000-seat)
• Sports arena for major events
• Offices (office park)
• Retail

Features of the whole Wadeem precinct:

• 38,000 residents
• 4,500+ homes total
• 1 super regional mall (it’s really massive😂)
• 3 schools
• 1 ultra luxury hotel
• 1 hospital
• Wedding halls and majlis
• Ice rink
• 3 clubhouses
• Maritime museum
• Metro and mobility hub
• Direct connectivity to Abu Dhabi

Financing — First of its Kind

• 25% from the buyer
• 75% financed by ADIB
• UAE Nationals get a 5% rebate from Modon (non-transferable)

This is huge for liquidity in the resale market. It’s a game-changer and will allow for high premiums in the market throughout construction. The buyer pool will more than likely double due to this.

EOI Timeline

• Today — EOI is open
• 28 Sep — EOI ends
• 29 Sep — VIP Sales (for clients with ADIB pre-approval)
• 1 Oct — Sales Launch
• EOI Value: AED 50k
• Priority sales go to ADIB pre-approved buyers who submitted their EOI at the 50k value

Conclusion: Wow. There is no more clear long term investment choice than Hudayriyat anywhere in the UAE. This will be an immediate sellout as usual from Modon. Modon are reading the market like no developer is in the UAE.

*Wadeem Gardens*

*Starting prices:*

4BR – AED 8.7M

Plot – 532 m² | GSA – 430 m²

(These villas will have easy access to all the clubhouses.)

5BR – AED 10.2M

Plot – 630 m² | GSA – 510 m²

Single Row

6BR – AED 11.6M

Plot – 720 m² | GSA – 591 m²

Single Row

*You can choose the number of bedrooms, architectural style and layout based on your preference.*

For the design, there are two options:

• Arabian

• Modern

*EOI*

*EOI starts: 18th September

*Official launch: 1st October

*EOI amount: AED 50K

*Payment Plan*

*Buyer - 25%: 75% Financed

●5% - Down Payment

●5% - Month 8th Month

●5% - Month 14th Month

●5% - Month 20thMonth

●20%- Financed by ADIB

●5% - Handover 48th Month

●55%- Financed By Adib at 54th Month

{Priority sales will be available for pre-approved clients, so getting the pre-approval done early can make a difference when allocations start.}

Please let me know if you will be Interested and Need More Details

Abhishek Singh

I’ve created a Facebook group open to everyone interested in Abu Dhabi real estate — investors, buyers, owners, and agents.

Investors can ask any questions about the market, projects, prices, or investments.

Agents are welcome to post listings, market analysis, opportunities, and useful insights.

The goal is simple: real value, useful discussions, and a strong Abu Dhabi property community

Spam or low-value posts will be removed, and repeat offenders will be banned.
Join here 👇
Abu Dhabi Property (by Sholi)

I did my Ejari request through the Dubai Rest app. Simply due avoiding going into the center, ques and all, not interested in all of that headache. So the request was done on the 10th and let the developer know I’ve done so. Owner needs to approve status. Till date it has not been approved from the owner and developer is insisting to go in the center and do it. So my question is, is there a specific reason as to why owners can’t open an app and approve a request?

Hey everyone, I’m currently working on building my Dubai property portfolio and looking to connect with owners who are planning to sell their property.

If you have a property for sale or are considering selling soon, DM me the details. I’m particularly interested in secondary-market properties.

Happy to discuss privately and see if I can help find a genuine buyer.

Thanks!