A data-driven analysis of Emaar's flagship project
Emaar is launching Address-branded villas called Tierra at The Oasis, its flagship project in Dubai. Starting at approximately 13.16 million dirhams (3.5 million USD), this development represents a significant investment opportunity. But what makes it worth the price tag?
Unparalleled low-density community design creating exclusivity and long-term value.
Exceptional land value that historically appreciates faster than construction.
Competitive pricing compared to other luxury developments with significant upside potential.
25,806 sq.ft
per homeOasis spans an impressive 8 square kilometers (approximately 80 million sq.ft) and will feature only 3,100 villas and mansions. This creates an unprecedented density ratio that's 7.22 times less dense than comparable communities.
An astounding 80% of the total community area is dedicated to open spaces, with villa construction footprints occupying just 20% of the land. This contrasts sharply with the industry standard of 60-70% in other master plans.
With a FAR of 0.82, Oasis offers significantly more plot area than built-up area. On a 20,000 sq.ft plot, you'll get approximately 16,400 sq.ft of built-up area with a villa footprint of only 6,200 sq.ft.
This means 60-68% of your plot remains open for creative landscaping, pools, and outdoor living spaces.
Starting at 8,300 sq.ft, the minimum plot sizes at Oasis establish a high baseline that prevents dilution of brand value and creates a barrier to entry for speculative buyers, attracting serious end-users and ultra-high-net-worth individuals.
The adage that "land appreciates, not buildings" holds particularly true at Oasis. Historical data shows Emaar community plots have consistently outperformed other investments, even when adjusted for inflation.
Plots in established Emaar communities typically sell for AED 1,800-2,200 per sq.ft. With Oasis built-up villas priced at AED 1,700 per sq.ft, you're essentially getting the villa construction for free when factoring in land value.
Building a comparable Address-quality villa yourself would cost:
With 5% annual inflation in construction costs, this range increases to AED 4,000-4,500 per sq.ft in just 4 years.
Compared to Oasis's AED 1,700 per sq.ft pricing, this represents a potential 250% upside.
The generous plot sizes at Oasis create open areas that exceed the total plot sizes of many other premium developments:
These extraordinary open areas are typically only found in ultra-luxury mansion developments.
Oasis is one of the rare projects with a Floor Area Ratio (FAR) of 0.82, meaning your plot area significantly exceeds the built-up area, further reducing the density. The only other comparable project with a similar FAR that I can think of is 20-year-old Jumeirah Islands, this is something that you no longer see.
How does this impact you? Imagine this: In 5 years, you probably won't find a similar product within a 30-kilometer radius. That's why the land here is pure gold.
| Feature | OASIS | Jumeirah Islands | Tilal Al Ghaf Serenity Mansions | Nakheel D1 West Villas |
|---|---|---|---|---|
| 4 bed BUA | 7,269 sq.ft (with basement) | 5,200 sq.ft | - | 5,774-6,394 sq.ft |
| 4 bed Plot | 9,174 sq.ft | 8,800 sq.ft | - | 6,800-7,400 sq.ft |
| 4 bed Price | 13.16M-15.08M AED | 18M+ AED | - | 14M AED |
| 5 bed BUA | 7,922-10,311 sq.ft | 6,000 sq.ft | 13,000 sq.ft | 7,091-9,394 sq.ft |
| 5 bed Plot | 9,700-12,000 sq.ft | 11,000 sq.ft | 10,000-12,000 sq.ft | 7,800-8,500 sq.ft |
| 5 bed Price | 14.1M-21.47M AED | 26M+ AED | 37M AED | 20M AED |
| 6 bed BUA | 12,777 sq.ft (with basement) | 7,200 sq.ft | 17,700 sq.ft | 10,918-11,236 sq.ft |
| 6 bed Plot | 16,000 sq.ft | 14,000 sq.ft | 17,500 sq.ft | 10,000-12,000 sq.ft |
| 6 bed Price | 24.4M-26.58M AED | 35-45M AED | 57M AED | 35M AED |
| Basement | YES (included in select models) | NO | YES | NO (Except 7beds) |
| FAR | 0.82 (lowest in market) | 0.5-0.6 | 1.1 | 1.1 |
| On Lagoons? | YES (Filtered Flowing streams) | YES (Seawater Lakes) | NO (Except first row) | No (Except one row of 6 & 7beds) |
| Community Size | 80M+ sq.ft | ~28M sq.ft | 32M sq.ft | - |
| No. of residences | ~3,100 | ~800 | ~6500 | 467 |
| Open Area | ~60% Plus | - | - | - |
| BUA Price per sq.ft | 1,600-1,900 AED | 3,500-5,500 AED | 2,800 AED | 2,400-3,100 AED |
| PLOT Price per sq.ft | 1,300-1,700 AED | 2,100-2,850 AED | 3,100-3,700 AED | 2,100-3,200 AED |
When looking at the BUA price per square foot across these luxury communities, Oasis stands out with a significantly lower entry point starting at AED 1,600 per sq.ft compared to competitors ranging from AED 2,400 to AED 5,500.
Emaar offers this level of exclusivity and opportunity approximately once per decade:
Both Emirates Hills and Dubai Hills now feature properties valued between AED 200 million and AED 500 million. Oasis is positioned to follow a similar trajectory.
Let's examine how premium Emaar communities performed during the COVID-19 pandemic (Q2 2020), which provides valuable insight into their price stability during market volatility.
The data clearly demonstrates that even during a global pandemic and economic shock in Q2 2020:
This resilience during market turbulence underscores the stability and long-term value proposition of premium Emaar communities like Oasis.
Following the pattern of Emirates Hills and Dubai Hills, Oasis villas are positioned to appreciate to the AED 50M-200M range over time.
As demonstrated by the market data, premium Emaar communities have shown remarkable resilience during economic downturns and subsequently experienced strong appreciation.
While the entry point of AED 1,700 per sq.ft represents exceptional value, investors should consider their long-term investment horizon.
The primary risk is opportunity cost - missing out on a once-in-a-decade opportunity with significant appreciation potential.
What truly makes Oasis expensive isn't just the Emaar brand or luxury marketing—it's the measurable metrics: