A M E Real Estate Development L.L.C · UNDER CONSTRUCTION · Selling since 2023 · recent sales mostly off-plan
AED 1,253/sqft
—
Not yet
No projection yet
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Tulip Oasis 11 — not an asking price, and not this project’s overall median, which mixes every unit size together.
A year’s rent against what that size actually sold for in Tulip Oasis 11 over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in Tulip Oasis 11 itself; the rest are homes of the same size in Majan, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| 1 bed | AED 1.08M | AED 60,000/yrsame size in Majan | 5.6% | 47 |
| 2 beds | AED 1.54M | AED 77,072/yrsame size in Majan | 5.0% | 37 |
What it returns after service charges
Starting from the middle filed owners-association budget in this area — AED 13/sqft across 3 buildings, most recently filed for 2023. Charges have risen since then and the filing is matched to this page by name, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 1 bed | AED 10,799 | AED 49,201 | 5.6% | 4.6% |
| 2 beds | AED 15,322 | AED 61,749 | 5.0% | 4.0% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
Price vs. Majan median
-14.0%
Priced at or below the area's real median.
Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →When Tulip Oasis 11 completed in June 2026, 3 other other projects in Wadi Al Safa 3 were also completing within 6 months — a useful reference point for how crowded the handover window actually was. Separately, 50 more other projects in Wadi Al Safa 3 are still in the pipeline overall.
Transport, schools, healthcare, and daily essentials within 3 km.
810 m
Zoom Market Al Bararri
The Lakeview Villas By Ellington
Ellington Properties Development L.L.C
The Watercrest By Ellington
Ellington Properties Development L.L.C
The Waterside Villas By Ellington
Ellington Properties
Derby Heights
Unknown developer
Gate Eleven Residences
Amwaj Alkhaleej Real Estate Development L.L.C
Straight-line distances — actual walking or driving routes will be longer. Measured from the centre of Wadi Al Safa 3 — we couldn't pin this project's exact address, so treat these as area-level, not door-to-door. Places data from OpenStreetMap.