Opalz by Danube Arjan Dubai

Opalz by Danube is a completed two-tower building of 19 storeys in Arjan, Dubailand, by Danube Properties. It offers studios, one to three-bedroom apartments and two and three-bedroom duplexes, from about 375 to 3,005 sq ft, and the units were handed over furnished. Danube launched it in the third quarter of 2022 from AED 550,000 and handed it over in April 2025, ahead of the Q3 2025 date buyers had been given.

So this is a resale purchase, not an off-plan one. Studio asks on the portals now start near AED 630,000 (about Rs 1.62 crore) and one-bedrooms near AED 1.1 million. The question on this page is not whether Danube will finish, but what a finished Opalz flat is worth, and what an owner who is still paying Danube can actually sell you.

At a glance

Price and unit pricing

We print AED 630,000 because it is the lowest current studio ask on the portal listings for the building, where studio asks run roughly AED 625,000 to 850,000. The source listing carries no price. The launch figures belong to 2022: AED 550,000 for the cheapest unit and about AED 890,000 for a one-bedroom. A studio bought at launch and sold today at AED 630,000 has gained about 15% in three years before costs; a one-bedroom bought at AED 890,000 and sold at AED 1.1 million, about 24%.

Size moves the per-foot figure more than anything else here. A 375 sq ft studio at AED 630,000 works out near AED 1,680 per sq ft, while a 514 sq ft studio at the same price is about AED 1,230. Ask for the exact suite area on the title deed or Oqood, not the brochure range. One-bedroom asks at about AED 1,490 to 1,550 per sq ft sit well below Business Bay, where district averages run above AED 2,000 per sq ft; for a canal-side studio at almost twice the ticket, compare Canal Crown in Business Bay.

Around 118 to 125 flats are listed for sale in Opalz on one portal, 66 of them studios. That much stock in two towers makes the asking price an opening position, not the value.

Payment plan and total cost

Opalz launched on Danube's familiar plan: 1% a month, with 60% paid during construction up to handover and 40% over 40 months after handover. A 10/50/40 option (10% down, 50% during construction, 40% at completion) was also quoted. Because handover came in April 2025, an owner on the 40-month plan is still paying Danube until about mid-2028.

What that means for a resale buyer

If the seller still owes Danube, the unit is usually on an Oqood (the off-plan register) rather than a full title deed, and Danube must issue a no-objection certificate before the DLD will transfer it. You either pay the seller enough to clear the balance at the transfer, or take the remaining monthly instalments over from them. Ask for Danube's statement of account on the unit before you sign the MOU.

Worked example: a AED 630,000 studio

If the seller bought at launch on the 1% plan, roughly 40% of their price may still be unpaid. On a AED 550,000 launch price that is up to about AED 220,000 owed to Danube, repayable at 1% of the original price a month. Taking that over lowers the cash you need at the transfer to about AED 410,000 plus fees, and leaves you paying about AED 5,500 a month to Danube until the balance is gone. It is a genuine advantage of buying here, provided Danube confirms the figures in writing.

No service charge is published for Opalz. It is on the DLD's Mollak service-charge index; ask the seller for the latest invoice and the building's annual rate per sq ft, because on a small furnished studio the charge takes a large share of the rent.

Location and connectivity

Arjan sits in Dubailand beside Al Barsha South, with Umm Suqeim Street on its edge and Al Khail Road and Sheikh Mohammed Bin Zayed Road the nearest north-south routes. Some portals file Opalz under Dubai Science Park, the business district that shares the area; it is the same building. The community is also home to Dubai Miracle Garden and the Butterfly Garden.

The sources we checked do not print drive times for Opalz, so we do not give any. What is clear is that there is no Dubai Metro station in Arjan, and residents rely on the car and ride-hailing. Tenants are typically people working in Al Barsha, Al Quoz and the Science Park offices.

Arjan is still building out. Several towers by other developers are under construction nearby, so expect cranes and a steady supply of new studios competing for tenants. For another Arjan tower in our current set, see Binghatti Hillcrest. Every project we track in the emirate is on all Dubai projects, and the wider list is on our projects page.

Amenities and specifications

Quoted for the building: a gym, pools, a lobby with security, covered parking, barbecue areas and pet-friendly rules. Units come with balconies, built-in wardrobes, central air conditioning and fitted kitchens with appliances, and Danube delivered them furnished, which is the standard Danube offer in this price band. Some units have walk-in closets.

In a resale unit, what matters is the condition of that furniture two years into use, so inspect it. Final terms as per the transfer documents.

About the developer

Danube Properties, founded by Rizwan Sajan, sells mainly studios and one-bedrooms on 1%-a-month plans across Dubai's mid-market communities. By mid-2025 it had delivered 28 projects with 16 under construction, and DLD records cited by one tracker count more than 8,200 units delivered. Trackers put its launch-to-delivery ratio near 87.5%, among the highest for a private developer.

Opalz is a good example of that record: it was Danube's third project in a row handed over early, after Gemz in Al Furjan (about five months early) and Pearlz (about six months early). In July 2026 Danube said it would hand over 11 more projects within twelve months, including Elitz 1 and 3, Sportz, Viewz 1 and 2, Oceanz 1 to 3, Fashionz and Oasiz 1 and 2.

For Indian buyers

Ownership. Arjan is freehold for foreign buyers, resident or not, and the Dubai Land Department issues the title deed in your name once any Danube balance is cleared. The UAE has no annual property tax and no VAT on a residential sale; the government cost is the 4% DLD transfer fee, about AED 25,200 on a AED 630,000 studio.

Remittance. The Liberalised Remittance Scheme allows USD 250,000 per person per financial year. A AED 630,000 studio is about USD 171,500, inside one person's allowance with room for fees; a AED 1.1 million one-bedroom is about USD 300,000, so a single buyer needs two financial years or a co-buyer. Taking over a Danube balance spreads the cost and the remittance over time.

Golden Visa. The threshold is AED 2 million of property. No studio or one-bedroom here comes near it: a studio misses by about AED 1.37 million and an average one-bedroom by about AED 790,000. Buy Opalz for rent or use, not for residency.

Rent and tax. No Opalz rent is published. The cheapest Arjan one-bedroom listings start near AED 32,000 to 37,000 a year; on AED 1.1 million that is only about 2.9% to 3.4% gross, well under the 6.7% area yield a portal quoted in 2022. A furnished unit in a newer tower should let above the floor, so ask a local agent for signed Opalz leases. Rent and any gain are taxable in India for an Indian tax resident; the UAE levies no income tax on the rent.

Pros

• Finished and handed over in April 2025, ahead of schedule - no construction risk
• Studio resale asks from about AED 630,000 are near the low end of what a furnished Danube studio costs
• One-bedroom resale at about AED 1,490 - 1,550 per sq ft, well under Business Bay's AED 2,000-plus
• Furnished units cut the landlord's set-up cost
• Danube's delivery record is among the steadier ones in Dubai
• A deep resale pool - over 100 flats listed - gives a buyer room to negotiate

Cons

• Many units still carry a post-handover balance to Danube until about 2028, which complicates a transfer
• The same deep resale pool means competition when you come to sell or let
• No Dubai Metro in Arjan; tenants need a car
• Studio prices have risen about 15% from the AED 550,000 launch, so early upside is taken
• Rent and service charge for the building are not published; the 6.7% yield headline is 2022 data
• Nothing below AED 2 M qualifies for the Golden Visa, which rules out every studio and one-bedroom

Who this is for

• Buyers who want a ready, furnished studio or one-bedroom under about AED 1.2 M
• Landlords targeting tenants who work in Al Barsha, Dubai Hills and Al Quoz
• First-time Dubai buyers who prefer a finished building to an off-plan promise
• Buyers happy to take over a Danube balance at 1% a month instead of paying it all now

Who should look elsewhere

• Golden Visa buyers - no studio or one-bedroom reaches AED 2 M
• Tenant-facing investors who need a metro stop at the door
• Anyone expecting launch-price upside; that part of the return went to the 2022 buyers
• Buyers not prepared to check a seller's Danube statement and NOC line by line

Our verdict

Opalz is past the stage where Danube's marketing matters. It was finished early, in April 2025, and what you buy now is a furnished studio or one-bedroom from an owner, at about AED 630,000 for a studio and AED 1.1 million for a one-bedroom. Those prices are about 15% above launch for studios and about 24% above for one-bedrooms, so the early buyers have taken the easy gain. The per-foot price is still modest for a newer furnished building on Umm Suqeim Street's corridor. The real work is in the paperwork: many owners still owe Danube up to 40% of their price over the months to 2028, and that balance must be settled or transferred cleanly. With over a hundred flats for sale in two towers, you have the leverage, not the seller.

A sensible ready buy for a first Dubai studio or one-bedroom under AED 1.2 million, if you want a finished building and tenants who drive. Negotiate hard against the resale pool, get the seller's Danube statement and NOC before you sign the MOU, and do not buy it for a Golden Visa.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Opalz by Danube now?

Opalz is a completed building, so the price is the resale market. Studio asks run about AED 625,000 to 850,000, from about AED 630,000 (about Rs 1.62 crore). One-bedrooms start near AED 1.1 million with an average near AED 1.21 million. At launch in 2022, units started at AED 550,000 and one-bedrooms near AED 890,000.

Is Opalz ready?

Yes. Danube handed it over in April 2025, ahead of the Q3 2025 date it had given buyers. Construction ran from January 2023.

What was the payment plan and does it still matter?

The launch plan was 1% a month: 60% up to handover and 40% over 40 months after it. With handover in April 2025, owners on that plan pay Danube until about mid-2028, so the unit you buy may still carry a balance you must clear or take over.

What does buying a studio cost in total?

On a AED 630,000 studio, add the 4% DLD transfer fee of about AED 25,200, the trustee office fee, Danube's NOC fee and usually a 2% broker fee of about AED 12,600. That is roughly AED 668,000 before furniture changes and service charges.

Does Opalz qualify for the Golden Visa?

Not with a studio or one-bedroom. The threshold is AED 2 million of property. Studios are about a third of that and one-bedrooms about half. Only the largest duplexes, if priced above AED 2 million, could reach it.

What rent can I expect?

No Opalz rent is published. Arjan one-bedrooms start around AED 32,000 to 37,000 a year on the cheapest listings, and a portal quoted a 6.7% gross yield for the area in 2022. Check current furnished rents in the building before you rely on either.

Can an Indian resident buy here?

Yes. Arjan is freehold for foreign buyers and the DLD issues the title deed in your name. Under the LRS each person can remit USD 250,000 a financial year; a AED 630,000 studio is about USD 171,500, inside one person's limit.

Compare with other Dubai projects

More by Danube: Elitz 3 By Danube (from AED 649,000, handover 2026), Oasiz 2 (from AED 699,000, handover 2027) and Oasiz by Danube (from AED 699,000, handover 2027).

A similar budget elsewhere in Dubai: Cove by Imtiaz (from AED 630,000, handover 2027), Empire Lake Views (from AED 630,000, handover 2027) and Regent Residences (from AED 630.89 K, ready).

Read next: Danube Properties Projects in Dubai: Prices and the 1% Plan · Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.