53%at inspection
Planned handover2026-04-30
SourceDLD · daily
The road to keys — registry facts, our forecast
Registered start
2024-04-15
in the DLD registry
Today
In construction
53.2% at the 2026-09-07 inspection — DLD's headline figure (188.8%) is invalid
Pace forecast
Day 7 of 7
unlocks as daily tracking accrues
Planned handover
2026-04-30
199 days overdue — developer's official date
Investor snapshot — estimated yield
6.3%estimated gross rental yield
1,551/sqft median sale price (this project)
97/sqft/yr median rent in Al Hebiah Second
Estimate: area-wide median rent ÷ this project’s median sale price, from Dubai Land Department records. Actual rent varies by unit, floor and finish.
How BEACH OASIS 2 compares
Similar off-plan projects in Al Hebiah Second — compare progress, handover and developer.
Samana MykonosSAMANA INTERNATIONAL REAL ESTATE DEVELOPMENT L.L.C · Al Hebiah SecondActive91%Handover 2026-04GHAFF LAND RESIDENCEGHAFF LAND REAL ESTATE DEVELOPMENT L.L.C · Al Hebiah SecondActive66%Handover 2026-06RYAH LIVING by ALYAKKAALYAKKA DEVELOPERS L.L.C · Al Hebiah SecondActive54%Handover 2026-07LAYA COURTYARDLAYA DEVELOPERS L.L.C · Al Hebiah SecondActive51%Handover 2026-12
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Talk to a verified agent about BEACH OASIS 2
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Watch it rise — one frame per DLD inspection
2024-04-24 · 0.0% complete
1 / 4
Building & unit mix — from DLD project records
12
Floors
704
Total units
2
Buildings
| Usage | Unit type | Units |
|---|---|---|
| Commercial | Unspecified | 10 |
| Residential | Studio | 452 |
| Residential | 1 B/R | 209 |
| Residential | 2 B/R | 33 |
Source: DLD project register — floors, buildings and the developer's registered unit mix.
Real sale prices — 326 registered DLD sales since 2026-01-09
AED 1,551/sqft
Median sale price
326
Registered sales
326
Sales, last 12 months
| Unit type | Sales | Median AED/sqft | Median price |
|---|---|---|---|
| Studio | 254 | 1,578 | AED 554,265 |
| 1 B/R | 70 | 1,439 | AED 964,150 |
| 2 B/R | 2 | 1,409 | AED 1.5M |
Source: DLD registered sale transactions for this project.
Prices by unit size — vs the Al Hebiah Second average
| Beds | Units sold | Size range | Median price | AED/sqft | Area avg | Premium vs area |
|---|---|---|---|---|---|---|
| Studio | 254 | 338–410 sqft | AED 554,265 | 1,578 | — | — |
| 1 B/R | 70 | 623–766 sqft | AED 964,150 | 1,439 | — | — |
| 2 B/R | 2 | 1,040–1,056 sqft | AED 1.5M | 1,409 | — | — |
Median AED/sqft of DLD-registered sales in this project vs all sales in Al Hebiah Second for the same unit type. “Premium vs area” is how much more (or less) buyers pay here than the neighbourhood average.
Sale price history — 449 sales, median AED/sqft by year
+4% median price growth from 2024 to 2026 · 100% of sales were off-plan
1,4901,490 AED/sqft2024 · 86 sales
1,5631,563 AED/sqft2025 · 84 sales
1,5451,545 AED/sqft2026 · 278 sales
202420252026| Year | Median AED/sqft | Sales | Year-on-year | Since launch |
|---|---|---|---|---|
| 2024launch | 1,490 | 86 | — | — |
| 2025 | 1,563 | 84 | +5% | +5% |
| 2026 | 1,545 | 278 | -1% | +4% |
Median AED/sqft of DLD-registered sales each year (years with 3+ sales); the earliest year on record approximates launch pricing. “Year-on-year” compares each year to the one before it, “since launch” to the first year. Source: Dubai Land Department transaction records.
Available layouts — check current availability & price
Layouts registered in BEACH OASIS 2, grouped by size. We’ll confirm current availability, floor and price with a RERA-licensed agent — we don’t hold live developer inventory, so these are representative configurations, not a live unit list.
| Beds | Size | Typical price | AED/sqft | Registered | |
|---|---|---|---|---|---|
| Studio | 347 sqft | AED 550K | 1,587 | 230 | |
| Studio | 374 sqft | AED 559K | 1,506 | 13 | |
| Studio | 395 sqft | AED 587K | 1,490 | 11 | |
| 1 B/R | 628 sqft | AED 906K | 1,442 | 6 | |
| 1 B/R | 655 sqft | AED 924K | 1,433 | 17 | |
| 1 B/R | 679 sqft | AED 984K | 1,454 | 41 | |
| 1 B/R | 696 sqft | AED 1.0M | 1,448 | 3 | |
| 1 B/R | 729 sqft | AED 997K | 1,367 | 1 | |
| 1 B/R | 750 sqft | AED 971K | 1,294 | 1 | |
| 1 B/R | 766 sqft | AED 1.0M | 1,306 | 1 | |
| 2 B/R | 1,048 sqft | AED 1.5M | 1,409 | 2 |
Recent registered sales — individual DLD transactions, newest first
| Date | Beds | Size | Price | AED/sqft | Type |
|---|---|---|---|---|---|
| 2026-11-10 | Studio | 346 sqft | AED 527,240 | 1,524 | Off-plan |
| 2026-10-30 | 1 B/R | 689 sqft | AED 1.2M | 1,691 | Off-plan |
| 2026-10-28 | 1 B/R | 687 sqft | AED 1.1M | 1,560 | Off-plan |
| 2026-10-28 | Studio | 347 sqft | AED 536,060 | 1,547 | Off-plan |
| 2026-10-09 | Studio | 387 sqft | AED 539,320 | 1,394 | Off-plan |
| 2026-10-08 | 1 B/R | 677 sqft | AED 984,000 | 1,454 | Off-plan |
| 2026-10-05 | 1 B/R | 661 sqft | AED 862,000 | 1,304 | Off-plan |
| 2026-10-05 | Studio | 347 sqft | AED 516,000 | 1,485 | Off-plan |
| 2026-09-29 | Studio | 346 sqft | AED 553,500 | 1,599 | Off-plan |
| 2026-09-23 | Studio | 347 sqft | AED 570,000 | 1,645 | Off-plan |
| 2026-09-22 | Studio | 347 sqft | AED 570,000 | 1,645 | Off-plan |
| 2026-09-11 | 1 B/R | 686 sqft | AED 890,000 | 1,298 | Off-plan |
| 2026-09-09 | Studio | 346 sqft | AED 534,180 | 1,543 | Off-plan |
| 2026-09-09 | Studio | 347 sqft | AED 568,000 | 1,639 | Off-plan |
| 2026-09-09 | Studio | 347 sqft | AED 520,000 | 1,500 | Off-plan |
| 2026-09-09 | 1 B/R | 678 sqft | AED 929,160 | 1,371 | Off-plan |
| 2026-09-09 | 1 B/R | 673 sqft | AED 963,300 | 1,432 | Off-plan |
| 2026-09-09 | 1 B/R | 628 sqft | AED 886,900 | 1,412 | Off-plan |
| 2026-09-09 | Studio | 351 sqft | AED 572,000 | 1,631 | Off-plan |
| 2026-09-09 | Studio | 347 sqft | AED 516,000 | 1,488 | Off-plan |
| 2026-09-09 | 1 B/R | 641 sqft | AED 884,450 | 1,379 | Off-plan |
| 2026-09-09 | Studio | 352 sqft | AED 563,000 | 1,601 | Off-plan |
| 2026-09-09 | Studio | 343 sqft | AED 550,760 | 1,606 | Off-plan |
| 2026-09-09 | Studio | 347 sqft | AED 550,760 | 1,587 | Off-plan |
| 2026-09-09 | Studio | 347 sqft | AED 515,000 | 1,485 | Off-plan |
| 2026-09-09 | 1 B/R | 655 sqft | AED 954,000 | 1,456 | Off-plan |
| 2026-09-09 | Studio | 353 sqft | AED 549,990 | 1,559 | Off-plan |
| 2026-09-09 | Studio | 338 sqft | AED 558,000 | 1,649 | Off-plan |
| 2026-09-09 | 1 B/R | 679 sqft | AED 952,000 | 1,402 | Off-plan |
| 2026-09-08 | 1 B/R | 680 sqft | AED 971,000 | 1,428 | Off-plan |
| 2026-09-08 | Studio | 346 sqft | AED 578,550 | 1,672 | Off-plan |
| 2026-09-08 | 1 B/R | 679 sqft | AED 1.1M | 1,556 | Off-plan |
| 2026-09-07 | Studio | 347 sqft | AED 557,000 | 1,607 | Off-plan |
| 2026-09-05 | Studio | 352 sqft | AED 568,000 | 1,616 | Off-plan |
| 2026-09-05 | Studio | 348 sqft | AED 554,680 | 1,594 | Off-plan |
| 2026-09-05 | Studio | 346 sqft | AED 541,500 | 1,567 | Off-plan |
| 2026-09-04 | Studio | 347 sqft | AED 568,000 | 1,639 | Off-plan |
| 2026-09-04 | Studio | 339 sqft | AED 555,000 | 1,636 | Off-plan |
| 2026-09-04 | Studio | 346 sqft | AED 534,000 | 1,543 | Off-plan |
| 2026-09-04 | Studio | 347 sqft | AED 565,000 | 1,630 | Off-plan |
Source: DLD registered sale transactions. Floor and unit numbers aren’t published in the public transaction feed, so they’re not shown.
Construction photos — official DLD inspection uploads, newest first
2026-09-0753.2% at inspection· 9 photos
2026-02-0340.6% at inspection· 9 photos
2025-07-156.3% at inspection· 7 photos
2024-04-240.0% at inspection· 6 photos
Project facts
Developer
AZIZI DEVELOPMENTS L.L.C
Area
Al Hebiah Second
Master project
—
Project type
Normal
Start date
2024-04-15
Planned handover
2026-04-30
Last inspection
2026-08-31
Project value
AED 181.3M
Units
704
Villas
0
Buildings
0
DLD project number
3043
Registration & escrow — verify before you pay anyone
DLD / RERA project no.
3043
Registered with DLD
2024-08-01
Regulator
Dubai Development Authority (DDA)
Escrow account no.
0800008103002
Under Law 8 of 2007, off-plan payments for this project belong only in the escrow account above — a developer or agent directing your money anywhere else is a serious red flag. How escrow protects you →
Location — official site coordinates from DLD inspection records
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Al Hebiah Second · See every project on the construction map →
BEACH OASIS 2: frequently asked questions — answers update daily from registry data
When will BEACH OASIS 2 be handed over?
The developer's planned handover for BEACH OASIS 2 is 2026-04-30. Planned dates can move — track the project to be alerted the moment the official date changes.
Is BEACH OASIS 2 delayed?
BEACH OASIS 2 is 199 days past its planned handover of 2026-04-30 and still under construction. Most Dubai off-plan contracts include a grace period (often 6–12 months) beyond the anticipated date — see The Late List for how it compares.
Who is the developer of BEACH OASIS 2, and do they deliver on time?
BEACH OASIS 2 is developed by AZIZI DEVELOPMENTS L.L.C. On our Developer Reliability Index they score 95/100 (A — On schedule), based on how much of their active portfolio is past its planned handover in the official registry.
What are real sale prices in BEACH OASIS 2?
Registered DLD sales in BEACH OASIS 2 show a median of AED 1,551/sqft across 326 transactions since 2026-01-09. These are actual registered sales, not asking prices — the full breakdown is on this page.
Where is BEACH OASIS 2 located?
BEACH OASIS 2 is located in Al Hebiah Second, Dubai. See every project in the area, plus prices and rents, on the area page.
How many homes are in BEACH OASIS 2?
BEACH OASIS 2 comprises 704 units (normal), per the DLD registry.
Can I see real construction photos of BEACH OASIS 2?
Yes — this page carries 31 official construction photos taken during Dubai Land Department inspections, newest from 2026-09-07, plus a time-lapse of the build. These are government inspection uploads, not marketing renders.
Is my money safe if I buy in BEACH OASIS 2?
Payments for registered Dubai off-plan projects go into a project-specific escrow account under Law No. 8 of 2007; the developer can only draw funds against certified construction milestones.
Where should payments for BEACH OASIS 2 go?
Only into the project's DLD-registered escrow account (no. 0800008103002). Under Law 8 of 2007 every off-plan payment must go to this account, where the developer can only draw funds as construction milestones are certified. Anyone directing payments elsewhere is a serious warning sign.
How do I get alerts when something changes on BEACH OASIS 2?
Use the free Track this project form on this page. We check the official registry every day and email you the moment BEACH OASIS 2's progress, status, or planned handover date changes.
Progress history — one row per official DLD snapshot
| Snapshot date | Status | Complete | Planned handover |
|---|---|---|---|
| 2026-08-04 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-05 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-06 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-08 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-09 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-10 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-11 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-12 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-13 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-14 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-15 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-16 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-17 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-18 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-19 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-20 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-21 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-22 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-23 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-24 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-25 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-26 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-27 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-28 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-29 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-30 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-08-31 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-01 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-02 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-03 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-04 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-05 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-06 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-07 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-08 | ACTIVE | 148.4% | 2026-04-30 |
| 2026-09-09 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-10 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-11 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-12 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-13 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-14 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-15 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-16 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-17 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-18 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-19 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-20 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-21 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-22 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-23 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-24 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-25 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-26 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-27 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-28 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-29 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-09-30 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-01 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-02 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-03 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-04 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-05 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-06 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-07 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-08 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-09 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-10 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-11 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-12 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-13 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-14 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-15 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-16 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-17 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-18 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-19 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-20 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-21 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-22 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-23 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-24 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-25 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-26 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-27 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-28 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-29 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-30 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-10-31 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-01 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-02 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-03 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-04 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-05 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-06 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-07 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-08 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-09 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-10 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-11 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-12 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-13 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-14 | ACTIVE | 188.8% | 2026-04-30 |
| 2026-11-15 | ACTIVE | 188.8% | 2026-04-30 |
Don't check back — we'll tell you.Progress moves, dates slip, statuses change. One email the moment it happens.
Track BEACH OASIS 2