The Oasis by Emaar Master Plan 2026: Villa Districts, Prices & Handover Timeline
REC Lifestyle Specialist
- The Oasis is Emaar's flagship ultra-luxury villa megaproject, launched on 13 June 2023 and expanded in February 2024, when land area grew 108% and the stated development value jumped from AED 34 billion to AED 73 billion (~USD 20 billion).
- The site spans over 100 million sq ft (about 9.4 sq km) in Dubai's southern inland belt off Sheikh Zayed bin Hamdan Al Nahyan Street (D54) — near Remraam, Jumeirah Golf Estates and Damac Hills, not on the Dubai–Al Ain Road as some listings imply.
- Product is villas and mansions only — roughly 7,000 residences from 4-bedroom villas to lagoon-front super-mansions with private jetties. No apartment towers have been announced.
- Launched clusters so far: Palmiera (I, II, III and Collective), Mirage, Lavita, Tierra (Address Villas), Ostra (Palace Villas), Mareva and Mareva 2 — with first handovers targeted Q4 2027 (Palmiera) and the latest phases stretching to 2030.
- Palmiera 4-bedroom villas launched from around AED 8.5 million in 2023; by 2026 the secondary market shows roughly a 12% premium over original launch prices, per specialist trackers.
- At an indicative AED 1,800–2,000 per sq ft, The Oasis prices below ready prime villa stock in Dubai Hills Estate or District One — but you are paying for a community that will not be fully lived-in before 2028–2030.
- Main risks: delivery at megaproject scale, a still-building road corridor, and heavy nearby villa supply from Athlon, The Heights Country Club and Emaar South.
Every developer has one project it points to when it wants to define itself. For Emaar in this cycle, that project is The Oasis — a 100 million-plus sq ft villa-and-waterway master community pitched as the most luxurious thing the company has ever built. It is also, in mid-2026, a community in which not a single owner has yet received keys. Everything trading today — and there is a lot trading — is a contract on a future home.
That combination of enormous ambition and zero delivered product makes The Oasis exactly the kind of project where buyers need an orientation map rather than a sales brochure. This guide walks the master plan cluster by cluster: what has actually launched, what each phase costs against what it cost at launch, when handovers are genuinely expected, and where the honest risks sit. It completes our master-plan series alongside the MBR City master plan map and the Emaar South master plan guide. Last updated: June 2026.
What The Oasis Actually Is (and Where It Actually Sits)
The Oasis was launched on 13 June 2023 at a gala event at the Armani Hotel in Burj Khalifa, according to Propsearch's project record, with an initial development value of AED 34 billion. Eight months later, Emaar announced something unusual even by Dubai standards: in February 2024 the company expanded the project's land area by 108% and lifted the stated development value to AED 73 billion — roughly USD 20 billion — per Emaar's official press release and as reported by Arabian Business. The expanded footprint exceeds 100 million sq ft — about 9.4 square kilometres, comparable in land area to the entire MBR City district's residential core.
The concept is deliberately simple: around 7,000 residences, all low-rise, arranged around a network of lakes, canals and landscaped parks, with roughly 25% of the land given over to water and green space, per the developer's announcements. The product ladder runs from 4-bedroom villas through 6- and 7-bedroom mansions to waterfront super-mansions marketed with private jetties. There are no apartment towers in the announced plan — a sharp contrast with Dubai Hills Estate or Emaar's Creek Harbour, where apartments do the volume. The Oasis is a pure villa play, and that single decision shapes everything about its density, its buyer pool and its economics.
Now the location — because this is where marketing and geography diverge. The Oasis sits in Dubai's southern inland belt, in the broader Dubailand zone, with primary access via Sheikh Zayed bin Hamdan Al Nahyan Street (D54). Its nearest established neighbours, per Bayut's area guide, are Remraam (about 3 km), Jumeirah Golf Estates (about 3.6 km) and Damac Hills (about 4.7 km). It is not on the Dubai–Al Ain Road (E66) corridor where The Valley and Arabian Ranches III sit — buyers occasionally conflate the two Emaar villa belts, and they are on opposite sides of the city's inland sprawl. The relevant gravitational pull here is southward: project marketing places Al Maktoum International Airport (DWC) around 18 minutes away, which ties The Oasis to the same Al Maktoum growth corridor we analysed in the Emaar South guide. Downtown Dubai is meaningfully further — this is suburban Dubai by design, and anyone commuting to DIFC daily should price that reality in before the lagoon renders do their work.
The Cluster Map at a Glance
Like every Dubai megaproject, The Oasis is being released in named clusters, each launched separately, priced separately and handed over separately. Saying you "bought in The Oasis" tells another buyer almost nothing; the cluster name carries the information. Here is the roster as of June 2026, compiled from Propsearch, Bayut's project tracking and Emaar's own sales material.
| Cluster | Product | Launch pricing (where reported) | Expected handover |
|---|---|---|---|
| Palmiera | 4–5BR villas, three façade styles | 4BR from ~AED 8.5M (June 2023) | Q4 2027 |
| Palmiera 2 | 4BR villas, water-centric plots | — | Q2 2028 |
| Palmiera 3 | 4BR villas | — | Q4 2028 |
| Mirage | 5–6BR villas, water views | — | Q2 2028 |
| Lavita | 6–7BR mansions, 43 units only | — | Q1 2029 |
| Tierra (Address Villas) | 4–6BR Address-branded villas | — | Q2 2029 |
| Ostra (Palace Villas) | 4–6BR waterfront palace villas | Reported from ~AED 36M | Q3 2029 |
| Mareva / Mareva 2 | 4BR villas | — | Q1 2030 |
| Palmiera Collective, Valoria | Announced / planned | — | TBC |
Two patterns jump out. First, the bedroom count climbs as you move down the launch sequence: Emaar opened with "entry" 4-bedroom product in Palmiera and has progressively released larger, scarcer, more expensive stock — Lavita's 43 mansions and Ostra's palace villas are deliberately rationed. Second, the handover dates fan out across a full three-year window, 2027 to 2030. The Oasis will be a construction site somewhere within its boundary for the rest of the decade, even as the first clusters are lived in. That is normal megaproject sequencing — we mapped the same dynamic in MBR City — but buyers touring a finished Palmiera show village in 2028 should remember Mareva's cranes will still be turning next door.
Palmiera, Mirage and the Branded Tier: How the Clusters Differ
Palmiera is the reference cluster — first launched, first to hand over, and the one that set the project's price anchor. Its 4-bedroom villas opened from around AED 8.5 million (~USD 2.3M) at the June 2023 launch, in Classic, Chamfered and Contemporary façade lines, and the launch was heavily oversubscribed, with project marketing and broker coverage reporting the release as sold out almost immediately. Specialist trackers such as LYM Real Estate's market intelligence put Palmiera's construction at roughly 65% complete in early 2026, broadly consistent with its Q4 2027 handover target. Palmiera 2 and 3 followed the same playbook at later dates and later handovers — same product family, fresher payment plans.
Mirage moves up a tier: 5- and 6-bedroom villas organised around water views and larger plots, due Q2 2028. Lavita is the scarcity play — a collection of just 43 mansions of 6–7 bedrooms targeted for Q1 2029, the kind of micro-cluster designed to set headline per-unit records rather than volume.
Then comes the branded tier, which is where The Oasis differentiates from every other Emaar villa community. Tierra carries the Address Hotels brand — 4–6 bedroom Address Villas with hotel-grade service positioning, due Q2 2029 — and Ostra carries the "Palace Villas" branding on waterfront plots, with reported pricing from around AED 36 million (~USD 9.8M) and handover targeted Q3 2029. Branded villas at this scale are rare in Dubai; most branded-residence supply is vertical. Branded premiums behave differently at resale from standard villa stock — the brand fee is baked into the price, and the premium only holds if the operator's service reputation does.
Mareva and Mareva 2 round out the launched roster with 4-bedroom stock due around Q1 2030, and Palmiera Collective and Valoria sit in the announced-but-unreleased pipeline. The practical read: every product tier from "Emaar villa starter" to palace-grade waterfront now exists inside one master plan, at price points that span more than four times each other per unit.
Water, Green Space and the Amenity Claims — What Is Promised vs Poured
The Oasis's entire identity rests on its water. The master plan is marketed around swimmable lagoons, beaches, canals and a winding "river" corridor threading between villa plots, with mansions advertised with private jetties and corner-plot island positions, per the developer's material catalogued by Propsearch. Emaar's stated figure is that around 25% of the land area is dedicated to lakes, canals, parks and green space — a claim worth taking seriously precisely because it is expensive to deliver and expensive to maintain (more on service charges below). The supporting roster includes a shopping centre of roughly 1.5 million sq ft of retail, onsite schools, mosques, sports facilities and a long network of jogging and cycling routes.
What exists today is more modest. Infrastructure contracting for early phases — pumping stations and utility connections — was appointed in late 2024, per Propsearch's project timeline, and vertical construction is well advanced in Palmiera. But in June 2026 there is no swimmable lagoon to swim in, no retail centre to shop in and no school gate to queue at inside the community. The nearest operating schools are in the neighbouring belt — South View School about 2.6 km away and Jebel Ali School about 3.8 km, per Bayut — and daily-needs retail currently means driving to Remraam, Damac Hills or Jumeirah Golf Estates' surrounds. Buyers in the 2027 handover wave should plan for the standard megaproject reality: you move in before the lifestyle does. Anyone who watched Tilal Al Ghaf's lagoon arrive ahead of its later villa phases knows this gap eventually closes — our Tilal Al Ghaf community guide is the best case study of how a lagoon community matures — but the first two years of any new master community are lived on promises and patience.
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Prices: Launch, Today, and the Ultra-Villa Landscape
Pricing at The Oasis has one defining feature: everything still keys off launch prices, because nothing has handed over. Palmiera's 4-bedroom launch entry of roughly AED 8.5 million in mid-2023 is the baseline. By 2026, per LYM Real Estate's tracking, comparable entry units trade around AED 10–12 million on the secondary (contract-resale) market — an aggregate premium of roughly 12% over original launch prices across the project, with waterfront-positioned plots appreciating faster than park-facing equivalents. Blended asking prices currently average an indicative AED 1,800–2,000 per sq ft of built-up area, while recorded transfers in May–June 2026 — mostly delayed off-plan registrations — span roughly AED 1,063–1,863 per sq ft, a reminder that headline asking prices and registered contract values are different animals.
Here is how that sits against the established ultra-villa landscape, using indicative mid-2026 secondary-market figures from Property Finder and Bayut listings data:
| Community | Indicative villa AED/sq ft (mid-2026) | Status |
|---|---|---|
| The Oasis | ~1,800–2,000 (asking); 1,063–1,863 registered transfers | Off-plan, first handover Q4 2027 |
| Tilal Al Ghaf | ~2,100–2,500 | Lagoon open, phases delivering |
| Dubai Hills Estate | ~2,250–2,740 (secondary) | Mature, fully amenitised |
| District One (MBR City) | ~2,350–4,500 (lagoon-front at top) | Largely built, lagoon operating |
| Emirates Hills | ~3,500–6,000 (turnkey mansions) | Fully mature, from ~AED 18M entry |
Read correctly, the table says The Oasis is priced as the discount-for-waiting option in the ultra-villa set: cheaper per square foot than every delivered competitor, because the buyer carries two to four years of delivery risk and zero rental income in the meantime. If The Oasis matures into the community its master plan promises, the gap to Dubai Hills and District One pricing is the upside thesis. If the corridor disappoints, the gap is the cushion. For the full city-wide context, our price-per-sq-ft data table ranks every major area on the same basis.
How Buying at Launch Actually Works (and the Flip Market It Created)
Emaar's launch mechanics matter here because they explain both the sell-out headlines and the resale premiums. The standard sequence, as described across broker coverage of the Palmiera and subsequent releases: buyers register interest and lodge an expression-of-interest (EOI) deposit before launch day; on launch day units are released in batches and allocated — heavily oversubscribed launches function effectively as a lottery, with a meaningful share of inventory moving through broker allocations. Successful buyers sign on an 80/20-style payment plan (80% staged through construction, 20% at handover, with some clusters reported up to 90/10), with instalments tied to RERA-registered escrow milestones. Unsuccessful registrants either wait for the next cluster or turn to the secondary market — which is exactly what feeds the flip trade.
That flip trade is now a structural feature of The Oasis. Launch buyers who secured Palmiera at 2023 prices can assign their contracts at a premium long before handover, and the reported ~12% aggregate premium understates what well-positioned waterfront plots have achieved. For the buyer on the other side of that trade, the arithmetic deserves cold attention: you are paying above launch price for a home that still does not exist, taking on the remaining instalment schedule, and paying the 4% DLD transfer fee on the full declared value — all before a single key is cut. Sometimes that trade is rational (the cluster is sold out, the position is genuinely superior); sometimes it is paying tomorrow's price for tomorrow's product today. Our guides to The Valley's phased releases and the Emaar vs Sobha vs Damac developer comparison cover how Emaar's release strategy compares across its portfolio — the short version is that Emaar deliberately drip-feeds supply to keep each launch oversubscribed, and The Oasis is the purest expression of that strategy.
Buyer A secured a Palmiera 4-bedroom at the June 2023 launch for AED 8.5M on an 80/20 plan. By mid-2026 comparable contracts list around AED 10–12M, per LYM Real Estate's tracking — a paper gain of AED 1.5–3.5M before fees, on capital deployed in instalments rather than upfront. Buyer B, purchasing that same contract in 2026 at AED 11M, pays the AED 2.5M premium, takes over the remaining instalments, and pays 4% DLD (AED 440,000) plus transfer costs on the full price — roughly AED 11.5M committed for a villa delivering Q4 2027, with no rental income until 2028. Buyer B's break-even needs delivered Oasis values to clear ~AED 2,200/sq ft territory — i.e. to converge with today's Dubai Hills pricing. Possible, but it is a bet, not a discount.
Location Reality and the Corridor Bet
Strip away the renders and The Oasis is a bet on a corridor that is still being built. Today, the immediate surroundings are established but unglamorous: Remraam's mid-market apartments, the back of Jumeirah Golf Estates, Damac Hills' golf community and a great deal of open desert parcelled for future projects. The D54 spine works, and the southward pull of Al Maktoum International — the megahub we covered in the Emaar South master plan guide — is the genuine long-term tailwind. But Downtown, DIFC and the coast are a real commute, and the road network between them and this belt will be carrying ever more traffic as the corridor fills in.
And it is filling in fast. Within the same broad inland belt, Aldar's Athlon is bringing roughly 2,700 villas and townhouses to Dubailand, Emaar's own The Heights Country Club & Wellness is rising between Emirates Road (E611) and D54 with handovers stretching toward 2030, and Emaar South keeps releasing villa phases to the south-west. Add The Oasis's own 7,000 homes and you have a multi-developer villa supply wave landing on one corridor between 2027 and 2031. That is good news for future amenities and road investment, and more sobering news for anyone underwriting aggressive rental growth the day after handover. Our analysis of the 2026–2027 delivery wave maps which areas absorb supply comfortably and which do not — the honest answer for this corridor is that nobody knows yet, because the demand evidence (consistently oversubscribed launches) and the supply evidence (tens of thousands of units) both point in opposite directions with conviction.
The mitigant The Oasis holds that its neighbours do not is product positioning. Ultra-luxury villa buyers are not competing with Athlon townhouse tenants; the AED 8.5M+ entry point puts The Oasis in a thinner, wealthier, more end-user-driven demand pool — closer kin to Dubai Hills' villa district or District One than to the corridor around it. Whether that insulation holds at 7,000 units is the open question of the whole project.
Service Charges, Buyer Fit and the Risk Ledger
Service charges are the quiet number nobody can verify yet — and that itself is the point to flag. No Oasis cluster has handed over, so no RERA-approved, Mollak-registered service charge exists for the community as of June 2026. What can be said with confidence: a master plan that promises swimmable lagoons, canals, beaches and 25% landscaped open space is promising one of the most expensive common-area regimes a villa community can have. Lagoon communities' water features, in particular, are costly line items that owners fund forever. Budget conservatively at the premium end of villa-community norms, and treat any net-yield projection that ignores the future service charge as incomplete.
Buyer fit splits cleanly. The Oasis makes most sense for end-user wealth — families and UHNW buyers who want a new-build mansion or large villa on water, can wait until 2027–2030, and are buying a primary or long-hold second home rather than a yield instrument. For pure investors, the maths is tougher: entry tickets are large, rental comparables do not exist yet, and yields on AED 10M+ villas in Dubai compress structurally. The investment case is capital appreciation through community maturation — the District One playbook — not income. Run your own scenarios through our ROI calculator with honest void and service-charge assumptions before assuming the flip premiums of 2024–2026 extend indefinitely.
The risk ledger, stated plainly: delivery risk at a scale Emaar has rarely attempted in pure villa format (7,000 large homes plus lagoons plus a retail centre, across one site, on overlapping timelines); corridor infrastructure that has to be built out in parallel; concentrated nearby supply from Athlon, The Heights and Emaar South; resale-premium compression if launch flippers outnumber end-user buyers in any given cluster; and the standard off-plan exposures, which Emaar's escrowed payment structure mitigates but does not eliminate. None of these is a reason to avoid the project — they are reasons to buy the right cluster, at the right point in the price ladder, with eyes open.
A family with an AED 11M budget compares two routes. Route one: an Oasis Palmiera resale contract at AED 11M, handing over Q4 2027 — newer, larger plot, future lagoon, but ~18 months of rent paid elsewhere (call it AED 350–500K in a comparable villa rental) plus zero income and full delivery risk in the interim. Route two: a ready Dubai Hills Estate villa at roughly AED 2,250–2,740/sq ft — smaller and older for the money, but delivering a home (or rent) from day one in a community where the mall, golf course, schools and park already exist. The honest framing: Route one buys tomorrow's best community at a discount to today's; Route two buys certainty. Families who need schools in September pick Dubai Hills; patient capital that wants the bigger plot picks The Oasis. See our Dubai Hills Estate guide for the full ready-market picture.
Frequently Asked Questions
What is The Oasis by Emaar?
The Oasis is Emaar's flagship ultra-luxury villa master community, launched in June 2023 and expanded in February 2024 to over 100 million sq ft with a stated development value of AED 73 billion (~USD 20 billion). It comprises roughly 7,000 residences — villas, mansions and waterfront super-mansions — arranged around lakes, canals and parks, with about 25% of the land dedicated to water and green space, per Emaar's announcements.
Where exactly is The Oasis located?
In Dubai's southern inland belt within the broader Dubailand zone, with primary access via Sheikh Zayed bin Hamdan Al Nahyan Street (D54). Its nearest neighbours are Remraam, Jumeirah Golf Estates and Damac Hills, and project marketing places Al Maktoum International Airport about 18 minutes away. It is not on the Dubai–Al Ain Road (E66), where Emaar's The Valley and Arabian Ranches III sit.
Which clusters have launched so far?
As of June 2026: Palmiera, Palmiera 2 and Palmiera 3, Mirage, Lavita, Tierra (Address Villas), Ostra (Palace Villas), and Mareva and Mareva 2, with Palmiera Collective and Valoria in the announced pipeline. Palmiera was the first launch in June 2023 and was reported as selling out almost immediately.
When will The Oasis hand over?
No homes have been delivered yet. Palmiera is targeted for Q4 2027, Mirage and Palmiera 2 for Q2 2028, Palmiera 3 for Q4 2028, Lavita for Q1 2029, Tierra for Q2 2029, Ostra for Q3 2029 and Mareva for around Q1 2030 — so the community will be delivering in waves through the end of the decade. Off-plan dates can move; verify the current RERA completion date for your specific cluster before signing.
Are there apartments in The Oasis?
No apartment component has been announced. The product mix is standalone villas and mansions of roughly 4 to 7 bedrooms, including Address-branded and Palace-branded collections, with mansions on water marketed with private jetties. This makes The Oasis one of the only pure-villa megaprojects in Emaar's portfolio.
How much do villas in The Oasis cost?
Palmiera 4-bedroom villas launched from around AED 8.5 million in June 2023; comparable contracts trade around AED 10–12 million on the 2026 secondary market, per specialist trackers, with the project's blended asking prices around AED 1,800–2,000 per sq ft. Branded and palace-tier product runs far higher — Ostra Palace Villas were reported from around AED 36 million. Registered transfer values in mid-2026 spanned roughly AED 1,063–1,863 per sq ft, per Propsearch.
Can I still buy at launch prices?
Only by securing an allocation in a new cluster release, which means lodging an EOI before launch and competing in heavily oversubscribed allocations. Existing clusters now trade at a secondary-market premium — roughly 12% over original launch prices in aggregate, per LYM Real Estate. Buying a resale contract means paying that premium plus 4% DLD on the full price while still carrying off-plan delivery risk.
What payment plans does Emaar offer at The Oasis?
Launches have typically carried 80/20-style construction-linked plans — around 80% in instalments during construction and 20% at handover, with some releases reported up to 90/10. Payments flow into RERA-registered escrow accounts tied to construction milestones, the standard protection regime for Dubai off-plan purchases.
Is The Oasis a good investment in 2026?
It is a capital-appreciation and end-user play, not a yield play. The bull case: Emaar's strongest brand project, genuinely scarce ultra-villa product, pricing below delivered competitors like Dubai Hills and District One, and the Al Maktoum corridor's long-term growth. The bear case: 2027–2030 delivery risk, heavy corridor supply from Athlon, The Heights and Emaar South, unverifiable future service charges and a resale market currently priced on momentum. Match the cluster and entry point to your timeline — and model it before you sign, not after.
The master plan is a sorting tool: decide whether you are buying delivery risk at a discount or certainty at a premium, then let the cluster — and its handover date — select itself. For the strategic context, see our Invest in Dubai Real Estate pillar guide and the developer comparison. The REC community includes launch-day Oasis buyers, contract flippers and ready-villa owners in Dubai Hills and Tilal Al Ghaf who can pressure-test your numbers against lived experience before you commit.
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