Reef 995, Dubai Land Residence Complex · by Reef Luxury Developments
Reef 995, Dubai Land Residence Complex
No price is given for this tower because there are too few recent sales to base one on. 0 market sales in the 12 months to 24 Oct 2026; 0 sales on record since 2020. A median needs at least 5.
- The project
- It holds 334 homes: studios, one-bedroom, two-bedroom and three-bedroom units. Every residence has a patented Outdoor-Cooled Sunken Balcony. The first floor has French Courtyards, an infinity pool and a gym, and the roof has an outdoor cinema and a cricket pitch. Sources: brochure (PDF)
- The developer says
- Every residence has REEF's Outdoor-Cooled Sunken Balcony, which gives residents outdoor space even during the hottest summer months in Dubai. As given on palmera.realestate
- The market says
- 5 homes for sale now.
“Reef 995 is off-plan, due in 2028, so no owner has sold a completed home here yet. I see no sale here in the last 90 days. I would wait, or buy a completed home next door where the record is clear.”
James is the human, licensed broker. Dalia, in the yellow bar, is the AI analyst.
- Size
- 17 floors · 334 units
Pictures of Reef 995
Artist's impression · Reef Luxury Developments
Artist's impression · Reef Luxury Developments
Artist's impression · Reef Luxury Developments
8 pictures of this building: developer renders. Each shows its source; select one to open it there. A drawing is made by BUY DUBAI from real pictures and is marked as a drawing.
From the developer: Reef Luxury Developments
What Reef Luxury Developments publishes about Reef 995. Pictures are the developer's artist's impressions, not photos of the building. Each fact shows where it comes from; a fact read from the developer's text is checked word for word.
Artist's impression · Reef Luxury Developments · source, page 3
Artist's impression · Reef Luxury Developments · source, page 4
Artist's impression · Reef Luxury Developments · source, page 5
Artist's impression · Reef Luxury Developments · source, page 13
Artist's impression · Reef Luxury Developments · source, page 6
Artist's impression · Reef Luxury Developments · source, page 7
Artist's impression · Reef Luxury Developments · source, page 15
Artist's impression · Reef Luxury Developments · source, page 9
Documents
- Brochure (PDF, 16 pages, 5.8 MB) · manage.tanamiproperties.com
Checked, not found: floor plans, a video. We searched the developer site and the web on 13 Oct 2026. Ask Reef Luxury Developments for the latest brochure and floor plans.
Reef 995 on the map
Three views of the same place, from the same direction. The other towers we cover are on all three: click one to open its page.
The map loads when you reach it.
3D: AI picture models of our towers (height and position from the map, detail approximate) and blocks from OpenStreetMap heights.
Construction progress: not found
We found no public progress record for this tower. Ask the developer for the latest inspection report from the Land Department.
Payment plan: not found
We checked the pages we hold for this tower and found no payment plan that passed our checks. We do not guess one. Ask the developer for the current plan.
Resale and off-plan prices by bedroom
Resale = a completed home sold on. Off-plan = a home sold before the tower is complete, by the developer or by an earlier buyer (a Land Department "delayed sell"). The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 24 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A median needs 5 sales or 3 listings.
| Type | Median asking |
|---|---|
| Studio | – (2) |
| 1-bed | – (1) |
| 2-bed | – (1) |
| 3-bed | – (1) |
Rents are asking rents, not registered contracts. Yield = asking rent divided by the median resale price, before service charge.
Sales we leave out of every median, count and chart (0 of 0 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (0); a sale at exactly the same price as that unit's sale before (0); a size more than 1.6 times the usual size for the recorded type, or a "studio" above 750 sq ft (0). They stay in the list below with a label.
Too few resale sales to state a yearly change
0 resale sales in the last 12 months and 0 in the 12 months before. Each period needs at least 5.
Too few quarters with sales to draw a chart.
Bars: median AED per sq ft by quarter. Blue line and blue numbers under the bars: number of sales in the quarter. Last 16 quarters at most. Grey bars have fewer than 3 sales.
Every sale since 2020: 0 sales of 0 units
Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before.
| Unit | Type | Sq ft | Price | AED per sq ft | Date | Market | Against the sale before |
|---|
5 homes for sale: asking prices and days listed
5 homes are for sale in Reef 995. The median advert has been listed for 0 days; the oldest for 1 days.
| Type | For sale | Median asking | Asking per sq ft | Sold per sq ft (sales) | Median time listed |
|---|---|---|---|---|---|
| Studio | 2 | AED 634,500 | 1,469 | too few sales | 0 days |
| 1-bed | 1 | AED 821,000 | 1,331 | too few sales | 0 days |
| 2-bed | 1 | AED 1,358,900 | 1,388 | too few sales | 0 days |
| 3-bed | 1 | AED 1,599,998 | 1,472 | too few sales | 1 days |
How long the adverts have been listed
Each home for sale, closest to sold prices first
| Type | Sq ft | Asking | Per sq ft | Days listed | Notes |
|---|---|---|---|---|---|
| 1-bed | 617 | AED 821,000 | 1,331 | 0 | furnished |
| 2-bed | 979 | AED 1,358,900 | 1,388 | 0 | furnished |
| Studio | 432 | AED 609,000 | 1,410 | 1 | furnished |
| 3-bed | 1,087 | AED 1,599,998 | 1,472 | 1 | furnished |
| Studio | 432 | AED 660,000 | 1,528 | 0 | furnished |
Adverts: one reading on 7 Oct 2026. Sold prices: resale sales in this tower in the last 12 months, 5 or more of the type. An advert has no unit number, so we compare the price per sq ft with the type, not with the same unit. An asking price is not a sale price. Days listed is from the date on the advert: an agent can place a home again as a new advert, so the real time for sale can be longer. We cannot show price cuts over time or the time to sell yet: these need more than one reading.
The official record
Checked, not found. We could not match this tower to a building name in the Dubai Land Department register, so sales before 2020, offices, shops, mortgages and gifts are not shown.
Sales, price cuts, new adverts and news, on WhatsApp. You choose what and how often.
Which side faces what
The direction of each landmark from Reef 995, and the towers within 150 m that can stand in the way. What a home really sees depends on its floor and its side of the building. We do not have the unit positions for this tower yet, so we cannot tell you the view of one unit.
| Side | What lies that way |
|---|---|
| North-east | The Gate Residence 1, a tower 150 m away |
| East | The Gate Residence 2, a tower 124 m away |
| South-east | Shorooq Land 1, a tower 84 m away · Goshi Residence, a tower 134 m away |
| South | Shorooq Land 2, a tower 115 m away |
| South-west | The Boulevard by Prestige One, a tower 69 m away |
| West | Burj Al Arab and the sea 20.6 km · Dubai Marina skyline 24.5 km |
| North-west | Meydan racecourse 10.9 km · Dubai Creek and Ras Al Khor 11.8 km · Dubai Design District 13.5 km · Burj Khalifa 15.9 km · Sheikh Zayed Road 16.1 km · DIFC 16.8 km · Jumeirah beach and the sea 19.1 km |
No resident reviews: the tower is not built
Nobody lives in Reef 995 yet, so there is nothing a resident can tell you. Reviews you see elsewhere under this name are about the sales office, the developer or another building. What we can show is below: what the developer and the documents say about the project. We add resident reviews after handover.
The project: what the developer and the documents say
The tower is not complete, so these are plans and claims, not facts you can check on site. Each one names its source.
- Developer
- Reef Luxury Developments
- Handover due
- 2028
- Floors
- 17
- Apartments
- 334
- Parking levels
- 2
- Unit mix
- 88 studios, 191 one-bedroom, 47 two-bedroom, 8 three-bedroom (Provident Estate)
Amenities: Infinity pool, Children's pool, Sundeck, Pool deck and lounge, Jacuzzi, Gym and fitness centre, CrossFit zone, Jogging tracks, Outdoor cinema, Zen garden, Kids' play area, Spa, sauna, steam room, Paddle court, Climbing wall, Retail outlets, Dining outlets, Parking, Security and CCTV
Where sources disagree
- Floors: Propsearch says 21 storeys (+2 basements); Provident Estate, Allegiance and wrre.ae say 17 floors/residential floors above a 3-level podium and 2 basements. Propsearch may count the podium levels, but this is not confirmed in the material.
- Completion: Q4 2028 (Propsearch, Palmera, Allegiance), Sept 2028 (House of Orange), Q3 2028 (Provident Estate).
- Payment plan: Propsearch and Allegiance say 20/40/40; Provident Estate and Palmera say 20/50/30 (post-handover variant 20/52/1/27).
- Starting price: from AED 696,777 (Allegiance, Propsearch AED 696k) versus AED 740,000 (Provident Estate, Palmera, House of Orange).
- Largest unit: 1,490 sq ft (Provident Estate) versus 1,197 sq ft (Allegiance).
- Developer name is written three ways (Reef Luxury Development, Reef Luxury Developments, Reef Developments); all appear to be the same company, but this is not confirmed in the material.
Building
Floors, apartments and completion year
Shops in the building
Amenities list
Developer
Who is the developer?
Around
What is being built next to it?
Entertainment within a 15-minute walk
Around Reef 995
Price against the nearest towers
| Tower | Distance | AED per sq ft, 12 months (sales) |
|---|---|---|
| Reef 995 (this tower) | – | – (0) |
| The Boulevard by Prestige One | 69 m | 1,350 (98) |
| Shorooq Land 2 | 115 m | 1,302 (11) |
| Time 2 | 157 m | 990 (31) |
| Dalmore Tower | 163 m | 1,155 (32) |
| Durar B | 184 m | 926 (9) |
| Samana Boulevard Heights | 191 m | 1,621 (522) |
Drive times with no traffic
| To | Time | Distance |
|---|---|---|
| Dubai Mall | 24 min | 22.3 km |
| DIFC Gate | 23 min | 22.7 km |
| DXB Terminal 3 | 36 min | 25.7 km |
| Dubai Marina Mall | 38 min | 35.9 km |
| Mall of the Emirates | 30 min | 30.5 km |
| Kite Beach | 32 min | 28.5 km |
| DWC airport | 43 min | 39.6 km |
OSRM routing on OpenStreetMap roads. Real times in traffic are longer.
Own a unit here?
Ask for a report on your unit: its sales history, the same type's sales in the last 12 months and the homes for sale against it. A licensed partner agent, named on the report with the registration number, sends it. BUY DUBAI is not a broker and takes no part in the sale.
Method, sources and what we did not find
- Sales: unit-level Dubai Land Department sale records, 2020 to 24 Oct 2026, checked by year against Dubai Land Department open data. Our unit list does not hold every sale, so some sales are missing.
- Listings: one snapshot, 7 Oct 2026. Asking prices and asking rents.
- Residents and building facts: Google Maps reviews and guide pages (houseoforange.ae, live adverts: community guide, palmera.realestate, propsearch.ae, providentestate.com), read by an AI model on 27 Oct 2026 with a fixed question list. A script checks that each answer names its source.
- Nobody visited the tower. Every fact is from a document, a map or a resident's review.
- Checked, not found for this tower: sales, a Google Maps place, resident reviews, a floor plan document, unit positions on a floor, the side and view of each unit, a licensed photo.
Corrections
Found an error? Tell us what is wrong and how you know. We check it, correct the page and list the change here.
Change log: 27 Oct 2026 first build of this page. No correction yet.