Palmiera 3 The Oasis Dubai

Palmiera 3 is Emaar's third release in the Palmiera cluster at The Oasis, its villa master plan in Dubailand next to Arabian Ranches. It is a single product: about 59 four-bedroom villas of 5,666 to 5,914 sq ft in three facade styles — classic, contemporary and chamfered — priced from AED 9.18 million (about Rs 23.64 crore) to AED 9.66 million. The plan is 80/20 with 10% at booking, and handover is printed for Q4 2028.

At about AED 1,620 per sq ft it is cheap for a new Emaar villa of this size, because the lagoons, schools and retail of The Oasis are still being built. The whole release sits within about 5%, so the decision is about the plot and the date. The Emaar projects we track put it beside the developer's other villa releases.

At a glance

Price and unit pricing

Every agency page prints the AED 9,180,000 entry and the source listing prints no price, so there is no conflict on the starting point. No page prints a price by plot: Emaar's price list settles the figure for any given villa, including what a canal-facing plot costs over an inner one.

The rate is the useful comparison. About AED 1,620 per sq ft is well under a comparable Dubai Hills Estate villa per foot and near the AED 1,600 the agencies quote for The Oasis generally; no community-wide average exists yet. In US dollars the entry villa is about USD 2.5 million, the figure the LRS counts.

Payment plan and total cost

80/20: 10% at booking, 70% through construction, 20% at handover. The sources agree on it. Worked on the AED 9,180,000 entry villa:

The construction slice is the load: spread evenly, AED 6,426,000 over the roughly 27 months to Q4 2028 is about AED 238,000 a month. Emaar bills against milestones, so a buyer booking now inherits any instalments already due. There is no post-handover tail, which means a clean title at the keys but no paying from rent. Our payment plan guide compares the split with the post-handover plans elsewhere in Dubai.

Service charges are the unpublished cost. No rate has been released for The Oasis by any source we used. On 5,666 sq ft even a modest AED 4 per sq ft a year is about AED 22,660, first billed in 2029. Ask Emaar's sales office for the budget.

Location and connectivity

The Oasis is Emaar's villa master plan of about 100 million sq ft in Dubailand, off Sheikh Zayed bin Hamdan Al Nahyan Street (D54) with the planned Al Khail Road (E44) extension beside it. Arabian Ranches next door, lived in for two decades, is the best guide to what it will become. A few broker pages file Palmiera 3 under Dubai South; that is wrong.

Agency pages put Dubai Hills Estate at about 20 to 25 minutes, Downtown at 25 to 30 and Dubai Marina at 30 to 35, all by car. There is no Dubai Metro station at The Oasis and none is announced. Both airports are roughly 30 to 40 minutes, though no source prints an exact time from Palmiera 3.

Palmiera 3 faces the water canals and lagoons inside the Palmiera cluster. For contrast: Alaya at Tilal Al Ghaf is Majid Al Futtaim's grand-villa release, launched from AED 7 million and now near handover, while Al Habtoor Tower on Sheikh Zayed Road sells one-bedrooms from about AED 2.25 million. Everything we track in the emirate is on all Dubai projects, the villa list is on villas and townhouses for sale in Dubai, and the wider list is on the projects page.

Amenities and specifications

Quoted for the villas: three facade styles — classic, contemporary and chamfered — open-plan ground floors and views of the canals and lagoons. Quoted for the master plan: swimmable lagoons, wadis, parks, retail and schools, all of it under construction and none of it dated by the sources we used.

Not published for Palmiera 3: plot sizes, the fit-out and appliance specification, whether a maid's and driver's room are included, garage capacity, the service-charge budget or the escrow bank. The 59-villa count is a portal figure that Emaar's page does not confirm. Final specification as per the sale and purchase agreement.

About the developer

Emaar Properties is Dubai's largest developer and the builder of Burj Khalifa, Dubai Mall, Downtown Dubai, Dubai Marina, Dubai Hills Estate and Arabian Ranches, the district next to The Oasis. Published counts put it at more than 100,000 homes delivered in about 28 years, with the wider tallies at more than 120,000 worldwide since 1997 and over 180 completed buildings in Dubai.

A Property Finder study found Emaar handled the largest share of Dubai handovers in one recent six-month window, and one profile records occasional delays of three to nine months on large-phase launches but no cancelled projects. The roads, lagoons and schools around the villa depend on the same balance sheet as the villa — the best argument for buying a first-phase district from Emaar.

For Indian buyers

Ownership. The Oasis is freehold and open to every nationality, with the DLD title deed in your own name. There is no annual property tax and no VAT on a residential sale, so the government cost is the 4% DLD transfer fee — AED 367,200 here — plus the AED 40 Oqood fee and the trustee charges.

Golden Visa and remittance. At AED 9,180,000 the entry villa clears the AED 2 million threshold by about AED 7.18 million; confirm with the Land Department at what payment stage an off-plan buyer can apply. The Liberalised Remittance Scheme is the real constraint: it allows USD 250,000 per person per financial year, and AED 9.18 million is about USD 2.5 million — ten allowances for one person. A couple remitting USD 500,000 a year across the three Indian financial years before handover covers about USD 1.5 million, roughly 60% of the price; the balance needs more family remitters or a UAE mortgage at handover. Our Golden Visa guide covers the paperwork.

Yield and exit. Nothing at The Oasis rents until 2028 at the earliest and no source prints a yield or a service charge for the district, so any broker figure is a forecast; large villas let slowly and yield less than apartments. On exit, 59 villas is a small count, but The Oasis as a whole will bring thousands of villas to market through 2028 and beyond, so a resale before handover competes with Emaar's own later phases. Rent and capital gains are taxable in India for an Indian tax resident.

Pros

• About AED 1,620 per sq ft is a low rate for a new Emaar villa of this size — the Palmiera 3 range is priced within about 5% end to end
• Clears the AED 2 million Golden Visa threshold by more than AED 7 million
• 80/20 with 10% at booking — 80% is paid before the keys, so there is no post-handover tail to service
• Emaar's record: more than 100,000 homes delivered and no cancelled projects
• Early villas in a fresh 100 million sq ft master plan, still cheap per foot against Dubai Hills Estate

Cons

• AED 9.18 million is a single-family ticket — about USD 2.5 million, ten LRS allowances for one person
• The Oasis is a construction site until at least 2028, with no progress percentage printed for Palmiera 3, the lagoons or the retail
• A car community with no Metro station and drive times of 20 to 35 minutes to the city's centres on the sources' figures
• The sources disagree on the handover: Q4 2028 on most pages, Q4 2027 on one Palmiera micro-site — get the date into the SPA
• No service charge published; on a 5,666 sq ft villa even AED 4 per sq ft a year is AED 22,660

Who this is for

• End-user families who want a new four-bedroom villa from Emaar at a rate below Dubai Hills Estate and can wait until 2028
• Buyers who want a Golden Visa with a wide margin over the AED 2 million line
• Indian buyers with more than one LRS remitter in the family, because USD 2.5 million takes years to send under one name
• Anyone comparing The Oasis with Arabian Ranches III and Dubai Hills on price per foot

Who should look elsewhere

• Anyone who needs the keys before 2029
• Yield-first investors: nothing at The Oasis rents until 2028, so every yield figure is a forecast
• Buyers who want a Metro line or a finished neighbourhood around them on day one
• Anyone who will not get the phase, the plot size and the milestone schedule in writing first

Our verdict

Palmiera 3 is the plain version of an Emaar villa purchase: one bedroom count, one size band and a price range that varies by about 5% end to end. About AED 1,620 per sq ft is well under a new Dubai Hills Estate four-bedroom, and that discount is the price of a master plan whose lagoons, schools and retail are drawings today. The AED 6.43 million construction slice, about AED 238,000 a month, tests a buyer's cash flow, and for an Indian buyer the LRS is the real constraint. Close two gaps before booking: the handover date, which one micro-site prints a year earlier, and the plot size, which no source publishes.

A reasonable buy for a family that wants a new Emaar four-bedroom at a rate below the established villa districts, can wait until late 2028 and has the remittance capacity lined up. Not for anyone who needs the keys sooner, wants a Metro line or a finished neighbourhood, or is buying to let, since nothing at The Oasis earns rent before 2029. Get the phase, plot size, service-charge budget and milestone schedule in writing first.

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 Palmiera 3 at The Oasis?

Four-bedroom villas of 5,666 to 5,914 sq ft start at AED 9.18 million — about Rs 23.64 crore or USD 2.5 million — and the release runs to AED 9.66 million, roughly AED 1,620 to 1,635 per sq ft. Emaar's price list by plot settles the figure for any given villa.

What is the payment plan?

An 80/20: 10% at booking, 70% through construction and 20% at handover. On the AED 9,180,000 entry villa that is AED 918,000 at booking, AED 6,426,000 through construction and AED 1,836,000 at the keys, plus AED 367,200 of DLD transfer fee — about AED 9.55 million all in.

When is the handover?

Q4 2028 on Property Finder and every agency page we read. One Palmiera micro-site prints Q4 2027, which is the first Palmiera release rather than Palmiera 3. Get the completion date into the sale and purchase agreement and track progress on the Dubai REST app.

How many villas are in Palmiera 3 and what sizes?

About 59 four-bedroom villas, on a portal count Emaar's own page does not confirm, in three facade styles: classic, contemporary and chamfered. Sizes run 5,666 to 5,914 sq ft. There is no other bedroom count in this release.

Does it qualify for a Golden Visa?

Yes. The threshold is AED 2 million of property and the entry villa is AED 9.18 million, about AED 7.18 million of headroom. Confirm with the Dubai Land Department at what payment stage an off-plan buyer can apply.

Can an Indian buyer remit the price under the LRS?

Only in stages. The LRS allows USD 250,000 per person per financial year and AED 9.18 million is about USD 2.5 million, so a couple sending USD 500,000 a year across the three Indian financial years before handover covers about USD 1.5 million, roughly 60% of the price. The rest needs more family members remitting, or a UAE mortgage at handover.

What are the service charges and the rental yield?

Neither is published. No source we used prints a service-charge rate or a rental yield for The Oasis, because nothing there is let yet. Treat any yield a broker quotes as a forecast and ask Emaar's sales office for the service-charge budget before you sign.

Compare with other Dubai projects

More by Emaar: Park Gate (from AED 10.4 M, handover 2027), Emaar Farm Gardens Villas (from AED 5.1 M, off-plan) and Emaar Sidra (from AED 5.04 M, ready).

A similar budget elsewhere in Dubai: Sobha Elwood (from AED 9.93 M, handover 2027), Sobha Hartland Quad Homes (from AED 8 M, ready) and Knightsbridge (from AED 7.9 M, handover 2027).

Read next: Emaar Projects in Dubai: Every Project, Price and Handover Date · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.