70%complete
Planned handover2026-06-30
SourceDLD · daily
The road to keys — registry facts, our forecast
Registered start
2024-02-28
in the DLD registry
Today
70.2%
last inspected 2026-07-01
Pace forecast
Day 7 of 7
unlocks as daily tracking accrues
Planned handover
2026-06-30
83 days overdue — developer's official date
Investor snapshot — estimated yield
5.6%estimated gross rental yield
1,303/sqft median sale price (this project)
73/sqft/yr median rent in Wadi Al Safa 3
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 TULIP OASIS 11 compares
Similar off-plan projects in Wadi Al Safa 3 — compare progress, handover and developer.
Mira Villas designed by Bentley HomeM I R A DEVELOPMENTS L.L.C · Wadi Al Safa 3Active100%Handover 2026-12LIVING LEGENDS PHASE 6DAWN REAL ESTATE DEVELOPMENT L.L.C · Wadi Al Safa 3Active100%Handover 2026-07High Best TowerTRUE FUTURE REAL ESTATE DEVELOPMENT L.L.C · Wadi Al Safa 3Active91%Handover 2026-11The Woodland ResidencesA M I S REAL ESTATE DEVELOPMENT L.L.C · Wadi Al Safa 3Active75%Handover 2026-04
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Watch it rise — one frame per DLD inspection
2025-02-06 · 30.5% complete
1 / 5
Building & unit mix — from DLD project records
12
Floors
108
Total units
1
Building
| Usage | Unit type | Units |
|---|---|---|
| Commercial | Unspecified | 9 |
| Residential | 1 B/R | 51 |
| Residential | 2 B/R | 48 |
Source: DLD project register — floors, buildings and the developer's registered unit mix.
Real sale prices — 34 registered DLD sales since 2026-01-05
AED 1,303/sqft
Median sale price
34
Registered sales
34
Sales, last 12 months
| Unit type | Sales | Median AED/sqft | Median price |
|---|---|---|---|
| 1 B/R | 22 | 1,289 | AED 1.1M |
| 2 B/R | 12 | 1,311 | AED 1.6M |
Source: DLD registered sale transactions for this project.
Prices by unit size — vs the Wadi Al Safa 3 average
| Beds | Units sold | Size range | Median price | AED/sqft | Area avg | Premium vs area |
|---|---|---|---|---|---|---|
| 1 B/R | 22 | 810–1,888 sqft | AED 1.1M | 1,289 | 1,857 | -31% |
| 2 B/R | 12 | 1,159–1,693 sqft | AED 1.6M | 1,311 | 1,633 | -20% |
Median AED/sqft of DLD-registered sales in this project vs all sales in Wadi Al Safa 3 for the same unit type. “Premium vs area” is how much more (or less) buyers pay here than the neighbourhood average.
Sale price history — 87 sales, median AED/sqft by year
+3% median price growth from 2025 to 2026 · 99% of sales were off-plan
1,2661,266 AED/sqft2025 · 55 sales
1,3021,302 AED/sqft2026 · 31 sales
20252026| Year | Median AED/sqft | Sales | Year-on-year | Since launch |
|---|---|---|---|---|
| 2025launch | 1,266 | 55 | — | — |
| 2026 | 1,302 | 31 | +3% | +3% |
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 TULIP OASIS 11, 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 | |
|---|---|---|---|---|---|
| 1 B/R | 810 sqft | AED 1.1M | 1,377 | 6 | |
| 1 B/R | 831 sqft | AED 1.1M | 1,358 | 5 | |
| 1 B/R | 859 sqft | AED 1.1M | 1,328 | 3 | |
| 1 B/R | 879 sqft | AED 1.2M | 1,321 | 2 | |
| 1 B/R | 959 sqft | AED 1.2M | 1,230 | 1 | |
| 1 B/R | 1,080 sqft | AED 1.1M | 1,012 | 1 | |
| 1 B/R | 1,441 sqft | AED 1.1M | 791 | 1 | |
| 1 B/R | 1,789 sqft | AED 1.2M | 648 | 2 | |
| 1 B/R | 1,888 sqft | AED 1.1M | 588 | 1 | |
| 2 B/R | 1,159 sqft | AED 1.5M | 1,289 | 3 | |
| 2 B/R | 1,176 sqft | AED 1.6M | 1,327 | 2 | |
| 2 B/R | 1,208 sqft | AED 1.7M | 1,374 | 2 | |
| 2 B/R | 1,225 sqft | AED 1.6M | 1,332 | 2 | |
| 2 B/R | 1,257 sqft | AED 1.7M | 1,352 | 1 |
Recent registered sales — individual DLD transactions, newest first
| Date | Beds | Size | Price | AED/sqft | Type |
|---|---|---|---|---|---|
| 2026-09-10 | 1 B/R | 832 sqft | AED 1.1M | 1,358 | Off-plan |
| 2026-09-09 | 2 B/R | 1,208 sqft | AED 1.7M | 1,382 | Off-plan |
| 2026-08-19 | 2 B/R | 1,179 sqft | AED 1.5M | 1,253 | Off-plan |
| 2026-07-29 | 2 B/R | 1,173 sqft | AED 1.6M | 1,401 | Off-plan |
| 2026-07-24 | 2 B/R | 1,208 sqft | AED 1.6M | 1,366 | Off-plan |
| 2026-07-22 | 2 B/R | 1,159 sqft | AED 1.5M | 1,320 | Off-plan |
| 2026-07-10 | 2 B/R | 1,225 sqft | AED 1.7M | 1,363 | Off-plan |
| 2026-07-10 | 2 B/R | 1,159 sqft | AED 1.5M | 1,255 | Off-plan |
| 2026-06-30 | 1 B/R | 1,888 sqft | AED 1.1M | 588 | Off-plan |
| 2026-06-17 | 2 B/R | 1,257 sqft | AED 1.7M | 1,352 | Off-plan |
| 2026-05-22 | 1 B/R | 1,441 sqft | AED 1.1M | 791 | Off-plan |
| 2026-05-04 | 1 B/R | 1,789 sqft | AED 1.2M | 676 | Off-plan |
| 2026-04-24 | 2 B/R | 1,159 sqft | AED 1.5M | 1,289 | Off-plan |
| 2026-04-22 | 2 B/R | 1,524 sqft | AED 1.5M | 1,014 | Off-plan |
| 2026-04-21 | 1 B/R | 1,789 sqft | AED 1.1M | 620 | Off-plan |
| 2026-04-10 | 2 B/R | 1,225 sqft | AED 1.6M | 1,302 | Off-plan |
| 2026-04-03 | 2 B/R | 1,693 sqft | AED 1.6M | 963 | Off-plan |
| 2026-03-30 | 1 B/R | 832 sqft | AED 1.1M | 1,304 | Off-plan |
| 2026-03-16 | 1 B/R | 810 sqft | AED 1.2M | 1,488 | Off-plan |
| 2026-03-06 | 1 B/R | 810 sqft | AED 1.1M | 1,395 | Off-plan |
| 2026-02-27 | 1 B/R | 959 sqft | AED 1.2M | 1,230 | Off-plan |
| 2026-02-10 | 1 B/R | 810 sqft | AED 1.0M | 1,235 | Off-plan |
| 2026-02-10 | 1 B/R | 810 sqft | AED 1.2M | 1,421 | Off-plan |
| 2026-02-09 | 1 B/R | 810 sqft | AED 1.0M | 1,266 | Off-plan |
| 2026-02-09 | 1 B/R | 871 sqft | AED 1.2M | 1,389 | Off-plan |
| 2026-02-06 | 1 B/R | 859 sqft | AED 1.2M | 1,351 | Off-plan |
| 2026-02-05 | 1 B/R | 859 sqft | AED 1.1M | 1,328 | Off-plan |
| 2026-01-30 | 1 B/R | 831 sqft | AED 1.1M | 1,372 | Off-plan |
| 2026-01-22 | 1 B/R | 820 sqft | AED 1.0M | 1,274 | Off-plan |
| 2026-01-14 | 1 B/R | 820 sqft | AED 1.2M | 1,451 | Off-plan |
| 2026-01-08 | 1 B/R | 1,080 sqft | AED 1.1M | 1,012 | Off-plan |
| 2026-01-06 | 1 B/R | 859 sqft | AED 1.0M | 1,192 | Off-plan |
| 2026-01-06 | 1 B/R | 810 sqft | AED 1.1M | 1,358 | Off-plan |
| 2026-01-05 | 1 B/R | 887 sqft | AED 1.1M | 1,253 | 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
2026-07-0670.2% at inspection· 8 photos
2026-04-0262.5% at inspection· 10 photos
2025-12-2250.4% at inspection· 11 photos
2025-09-1546.0% at inspection· 6 photos
2025-02-0630.5% at inspection· 6 photos
Project facts
Developer
A M E REAL ESTATE DEVELOPMENT L.L.C
Area
Wadi Al Safa 3
Master project
—
Project type
Normal
Start date
2024-02-28
Planned handover
2026-06-30
Last inspection
2026-07-01
Project value
AED 66.1M
Units
108
Villas
0
Buildings
0
DLD project number
3538
Registration & escrow — verify before you pay anyone
DLD / RERA project no.
3538
Registered with DLD
2025-03-26
Regulator
Dubai Development Authority (DDA)
Escrow account no.
3718494062604
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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Wadi Al Safa 3 · See every project on the construction map →
TULIP OASIS 11: frequently asked questions — answers update daily from registry data
When will TULIP OASIS 11 be handed over?
The developer's planned handover for TULIP OASIS 11 is 2026-06-30; construction is currently 70% complete. Planned dates can move — track the project to be alerted the moment the official date changes.
How far along is construction on TULIP OASIS 11?
TULIP OASIS 11 is 70.2% complete according to the Dubai Land Department's inspection of 2026-07-01.
Is TULIP OASIS 11 delayed?
TULIP OASIS 11 is 83 days past its planned handover of 2026-06-30 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 TULIP OASIS 11, and do they deliver on time?
TULIP OASIS 11 is developed by A M E REAL ESTATE DEVELOPMENT L.L.C. On our Developer Reliability Index they score 73/100 (B — Minor slippage), based on how much of their active portfolio is past its planned handover in the official registry.
What are real sale prices in TULIP OASIS 11?
Registered DLD sales in TULIP OASIS 11 show a median of AED 1,303/sqft across 34 transactions since 2026-01-05. These are actual registered sales, not asking prices — the full breakdown is on this page.
Where is TULIP OASIS 11 located?
TULIP OASIS 11 is located in Wadi Al Safa 3, Dubai. See every project in the area, plus prices and rents, on the area page.
How many homes are in TULIP OASIS 11?
TULIP OASIS 11 comprises 108 units (normal), per the DLD registry.
Can I see real construction photos of TULIP OASIS 11?
Yes — this page carries 41 official construction photos taken during Dubai Land Department inspections, newest from 2026-07-06, plus a time-lapse of the build. These are government inspection uploads, not marketing renders.
Is my money safe if I buy in TULIP OASIS 11?
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 TULIP OASIS 11 go?
Only into the project's DLD-registered escrow account (no. 3718494062604). 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 TULIP OASIS 11?
Use the free Track this project form on this page. We check the official registry every day and email you the moment TULIP OASIS 11'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 | 70.2% | 2026-06-30 |
| 2026-08-05 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-06 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-08 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-09 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-10 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-11 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-12 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-13 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-14 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-15 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-16 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-17 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-18 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-19 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-20 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-21 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-22 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-23 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-24 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-25 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-26 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-27 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-28 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-29 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-30 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-08-31 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-01 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-02 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-03 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-04 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-05 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-06 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-07 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-08 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-09 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-10 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-11 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-12 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-13 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-14 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-15 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-16 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-17 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-18 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-19 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-20 | ACTIVE | 70.2% | 2026-06-30 |
| 2026-09-21 | ACTIVE | 70.2% | 2026-06-30 |
Don't check back — we'll tell you.Progress moves, dates slip, statuses change. One email the moment it happens.
Track TULIP OASIS 11