Property Overview
A studio apartment in Azizi Beach Oasis, Al Jaddaf by Azizi Developments at AED 830,000 for 329 sqft, equalling AED 2,523 per sqft. 2.4% below the original price of AED 850,000, saving AED 20,000. Pool view. Off-plan with handover Q4 2028.
Property Highlights
- Type: Studio apartment
- Size: 329 sqft (see size note below)
- Asking price: AED 830,000
- Original price: AED 850,000
- Saving: AED 20,000 (2.4%)
- Rate: AED 2,523 per sqft
- View: Pool (internal courtyard)
- Handover: Q4 2028
- Developer: Azizi Developments
Below OP Analysis
The AED 20,000 saving (2.4%) from the stated OP of AED 850,000 is minimal. This is not a deep distress discount.
Price vs Al Jaddaf Market
At AED 2,523 per sqft, this listing is significantly above the Al Jaddaf market:
- Al Jaddaf area median (12-month DLD): AED 2,024 per sqft
- Al Jaddaf area average (12-month DLD): AED 2,038 per sqft
- This listing: AED 2,523 per sqft (25% above median)
Al Jaddaf is a rapidly developing area with year-on-year price growth of 19.9%, but AED 2,523 per sqft exceeds even the upper end of recent monthly averages (AED 1,973 to AED 2,183 per sqft).
Competing Studios in Al Jaddaf
Multiple cheaper studios are available in Al Jaddaf, many with more space:
- Binghatti Wraith: AED 640,000 for 341 sqft (AED 1,876 per sqft)
- Farhad Azizi Residence: AED 685,000 for 335 sqft (AED 2,045 per sqft)
- Al Waleed Garden 2: AED 690,000 for 388 sqft (AED 1,778 per sqft)
- Binghatti Starfall: AED 699,000 for 349 sqft (AED 2,003 per sqft)
- Azizi David: AED 712,000 for 331 sqft (AED 2,150 per sqft)
- Azizi Leily: AED 730,000 for 338 sqft (AED 2,160 per sqft)
At AED 830,000, this listing is AED 100,000 to AED 190,000 more expensive than comparable or larger studios in the same area. Buyers seeking Al Jaddaf exposure have materially cheaper options.
OP Assessment
The OP of AED 850,000 for 329 sqft (AED 2,584 per sqft) appears high. Developer launch pricing for Azizi Beach Oasis studios started from approximately AED 720,000 for 323 sqft (AED 2,230 per sqft). An OP of AED 2,584 per sqft is 16% above launch pricing per sqft. This may indicate the unit was sold at a premium (higher floor or premium stack) or the OP is inflated. Without DLD transaction data (no completed sales in this building yet), the OP cannot be independently verified.
Size Discrepancy
The agent states 329 sqft. Published floor plans show two studio layouts: 323 sqft and 358 sqft. The stated 329 sqft does not match either published layout. It may represent a net internal area versus the gross 323 sqft layout. Buyers should verify the exact size from the SPA.
About Azizi Beach Oasis
A 21-floor residential tower by Azizi Developments in Al Jaddaf with 712 units. Launched February 2026. Features a signature central beach-style swimming pool with sandy shores and cabanas, separate adult and children pools, gymnasium, sauna, steam room, private cinema, multipurpose hall, children play area, BBQ area and landscaped gardens. Freehold ownership. Off-plan with Q4 2028 handover.
About Al Jaddaf
A waterfront district along Dubai Creek in the Bur Dubai sector. Accessible via Al Jaddaf Metro Station (Green Line, walking distance). Located near Dubai Healthcare City Phase 2 and Culture Village. Key landmarks include WAFI Mall (10 minutes), Palazzo Versace (5 minutes), Dubai Creek (walking distance) and Dubai Frame (15 minutes). A fast-developing area with predominantly off-plan supply (81% of recent sales are off-plan). Freehold area. Not to be confused with Dubai Creek Harbour (an Emaar development in Ras Al Khor).
Verification Notes
The asking price, OP, size, pool view and distress label are from the agent brief. No DLD transactions exist for this building (off-plan, launched February 2026). The OP of AED 850,000 cannot be verified against DLD data. The 329 sqft does not match published floor plans (323 or 358 sqft). Al Jaddaf area-wide data (3,296 sales, median AED 2,024 per sqft) suggests the asking price is above market. Multiple competing studios in the same area are available from AED 640,000 to AED 730,000 with similar or larger sizes. The 2.4% discount and above-market pricing make this listing's distress classification questionable.
