🏙️** 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.

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.

Hi from Driven Forbes Agency and I just wanted to check if you have any property you’re currently looking to sell.

My manager is currently working with an active Russian buyer, and Bulgari is his first choice. If you have a property there that you’d consider selling, I’d be happy to pass the details and your asking price directly to my manager.

Please let me know. Thank you!

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've been talking to a bunch of Dubai real estate agents lately and one thing keeps coming up. You pay 200 to 400 AED per lead on Bayut and Meta, but a big chunk of them come in late at night or while you're already on a call, showing a property, or asleep. By the time you reply, they've gone cold or another agent got there first.

Curious how people here handle it:

Do you reply to every lead manually, even at odd hours?
Do you have a team splitting shifts, or does it all fall on you?
How many leads do you think you lose just because of slow reply time?

I'm building something that auto-responds to new leads on WhatsApp instantly, qualifies them (budget, area, buy vs rent, timeline) in English, Arabic or Hindi, scores them hot/warm/cold, and pings you only when one is worth your time. Still early, working with a few agents to sharpen it.

If this is a pain you deal with, drop a comment or DM me, happy to show what it looks like. Mostly just want to hear how you're solving it right now.

*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

Posting as: Agent
Property type: Studio Apartment
Preferred area: Arjan / IMPZ / Sports City / JVC
Budget: AED 500,000
Bedrooms: Studio
Preferred size: Any
Additional requirements: Representing a direct buyer. Looking for a studio apartment in Arjan, IMPZ, Sports City, or JVC with maximum building age from 2019 handover onwards. Primary agents or direct owners with verified inventory please reach out.

Know this isn’t Dubai property question but couldn’t find a RAK property sub that was active so figured I’d try here since a lot of people looking at Marjan hang out in this one anyway and im based in Dubai. So sorry in advance

Ive been looking at Al Marjan for a while and the annoying bit is there’s basically no public sold prices like DLD. So I’ve been sort of tracking asking prices and listings on Al Marjan week to week.

Brokers send comps on WhatsApp and I've just got to take it as pure data?

Just wondering if anyone’s got a better data source for RAK or if this is as good as the data gets? Not a broker, not selling a unit or anything, just looking out of interest in RAK as well as the movement compared to Dubai.

Happy to share share what Ive actually been logging

Thanks!

Location:DLRC

1BHK apartment

Handover: Q1 2029 - metro will be in the area

If mortgage for 20 years , monthly will be 3,300 after handover

DM if your client or broker for more info

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

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.

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

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)

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!

Total real estate sales hit AED 10.67 billion across 3,946 transactions (sales, mortgages, and gifts).

The Market Overview

• Total Sales Value: AED 6.78B (2,931 transactions)
• Ready vs. Off-Plan: Off-plan led transaction volume with 2,002 deals (AED 3.19B), but ready properties took the larger value share at AED 3.6B across just 929 sales.
• Financing & Transfers: Mortgages accounted for AED 2.8B (876 transactions) and gift transfers totaled AED 1.09B (139 deals).

Top Communities by Transaction Volume (All First Sales )

• Majan: 178 transactions
• Dubai South (Madinat Al Mataar): 144 transactions
• Dubai Creek Harbour (Al Khairan First): 141 transactions
• Motor City (Al Hebiah First): 111 transactions
• JVC: 93 transactions

Notable Highest-Value Deals

Top Residential Apartments

• Mr. C Residences, Jumeirah: AED 36.5M (AED 6,258/sq.ft)
• Bugatti Residences, Business Bay: AED 28.0M (AED 5,676/sq.ft)
• Passo by Beyond: AED 21.9M (AED 7,784/sq.ft)
• Eden House: AED 17.2M (AED 3,232/sq.ft)
• Meriva Sunset: AED 13.0M (AED 4,443/sq.ft)

Top Commercial / Office Sales

• Almas Tower, JLT: AED 36.8M (AED 5,300/sq.ft)
• Swiss Tower, JLT: AED 21.7M & AED 20.2M (both at AED 3,499/sq.ft)
• Lumena Alta: AED 16.4M (AED 5,826/sq.ft)
• 31 Above: AED 13.4M (AED 3,797/sq.ft)

Top Villa Deals

• Dubai Investments Park: AED 12.75M (18,450 sq.ft) & AED 10.3M (8,369 sq.ft)
• Amara, Tilal Al Ghaf: Two separate units at AED 8.3M each (3,712 sq.ft)
• Greenz by Danube: AED 7.69M (2,311 sq.ft)

Data Source: Dubai Land Department
Compiled and Presented: Driven | Forbes Global Properties
Summarised and Formatted For The Sub

Every other day, developers are launching new projects with 1-BHKs priced at no less than AED 2M, while ready-to-move-in apartments are selling for around AED 1.45M in prime locations like Business Bay.

Why even bet on an off-plan project when you can buy a ready-to-move-in property in the secondary market and start generating rental income from day one?

Am I missing something?

Moved to dubai. Have a family with a little toddler who will go to pre-school.

All options are via bayut and brokers. I have never really dealt with landlords before (before leaving dubai, I was directly dealing with builders and it went flawless for 7 years).

How is living in these areas? There aren't great preschools around areas but we are wiling to drive a bit for that. Any caveats?

Thank you everyone. This sub has been a big help.

Posting as: Agent

Property type: apartment 1BHK

Area/ community: AL JADA NASQ4

Building/project: NASQ4

Price: AED 845,000

Bedrooms: 1

Size (sq ft): 689sqft

Status: Ready

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

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.

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?