Tulip Oasis 11Off-plan, due 2026AED 1,282 per sq ft off-plan, 65 sales
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Home › Majan › Residential towers › Tulip Oasis 11
Map: Google Maps
Off-plan upper mid-range residential tower by AME Real Estate Development, handover due in 2026, with 13 floors, 99 units and 92 off-plan sales on the Land Department record

Tulip Oasis 11, Majan · by AME Real Estate Development

An off-plan 1-bed in Tulip Oasis 11 sells for about AED 1.09m

Median of 35 off-plan sales in the 12 months to 21 Oct 2026, from Land Department records. Last sale in the tower: 15 Oct 2026.

The developer says
Homes are designed with close attention to detail and a premium specification suited to modern living, within a community built around shared experiences. As given on propsearch.ae
The market says
65 off-plan sales in the 12 months to 21 Oct 2026 at AED 1,282 per sq ft.
James Paul Booth
The agent's view
“Tulip Oasis 11 is off-plan, due in 2026, so no owner has sold a completed home here yet. Buyers took 65 homes here in the 12 months to 21 Oct 2026, at about AED 1,282 per sq ft. Demand is there. Your return depends on the handover date and on the price of the completed towers next door on that day.”
James Paul Booth, Dubai broker since 2018. A personal view. Not financial advice.
Ask James a question about this page

James is the human, licensed broker. Dalia, in the yellow bar, is the AI analyst.

Renting, or buying to let? Signed rents across the area: rent prices on RENT DUBAI →
Size
13 floors · 99 units
87 units with a sale on record since 2025.
65sales in the 12 months to 21 Oct 2026: 65 off-plan
0for sale now
Off-plannot built yet: every sale so far is off-plan
AIWritten by Dalia, an AI data analyst. Data to 20 Oct 2026. Built 22 Oct 2026.

Pictures of Tulip Oasis 11

outside, full height, night render (1080x720)
outside, full height, night render (1080x720)
Render: madardevelopments.com
outside, full height, wide header render (1400x607)
outside, full height, wide header render (1400x607)
Render: madardevelopments.com
outside, front facade at night
outside, front facade at night
Render: propsearch.ae

4 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: AME Real Estate Development

What AME Real Estate Development publishes about Tulip Oasis 11. 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.

Checked, not found: artist's impressions, floor plans, a video, a brochure or other PDF, facts we could check. We searched the developer site and the web on 12 Oct 2026. Ask AME Real Estate Development for the latest brochure and floor plans.

Tulip Oasis 11 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 21 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A sold median needs 10 sales, an advert median 3 adverts.

TypeOff-plan: soldOff-plan: per sq ft
1-bedAED 1,092,605 (35)1,274
2-bedAED 1,575,998 (30)1,290

Sold prices: Land Department sale records to 21 Oct 2026, BUY DUBAI facts cube. Asking and rent are adverts, not contracts.

Sales we leave out of every median, count and chart (3 of 90 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 (3). They stay in the list below with a label.

Too few off-plan sales to state a yearly change

Median AED 1,282 per sq ft in the 12 months to 21 Oct 2026 (65 off-plan sales). A yearly change needs at least 30 sales in each of the two 12-month periods.

2025-Q3: AED 1,244 per sq ft, 16 sales1,24425 Q32025-Q4: AED 1,278 per sq ft, 40 sales1,27825 Q42026-Q1: AED 1,328 per sq ft, 17 sales1,32826 Q116 sales1640 sales4017 sales17Median AED per sq ftNumber of sales

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; Land Department records, quarters with 10 or more sales. Off-plan sales are 100% of sales in the last 12 months, so the bars can mix launch and resale prices.

Every sale since 2025: 90 sales of 87 units

Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before. 1 land or whole-building sale in the records for this address is not shown: it is not a home.

UnitTypeSq ftPriceAED per sq ftDateMarketAgainst the sale before
1072-bed2,631AED 1,600,00060815 Oct 2026Off-plan size does not fit the recorded type
3031-bed832AED 1,130,0001,35810 Sep 2026Off-plan
4022-bed1,208AED 1,670,0001,3829 Sep 2026Off-plan
4062-bed1,179AED 1,477,0001,25319 Aug 2026Off-plan
10052-bed1,173AED 1,643,0001,40129 Jul 2026Off-plan
8022-bed1,208AED 1,650,0001,36624 Jul 2026Off-plan
5082-bed1,159AED 1,530,0001,32022 Jul 2026Off-plan
7082-bed1,159AED 1,455,0001,25510 Jul 2026Off-plan
8012-bed1,225AED 1,670,0001,36310 Jul 2026Off-plan, sold again+8% from AED 1.55m in 2025
2052-bed1,257AED 1,700,0001,35217 Jun 2026Off-plan
1081-bed1,441AED 1,140,00079122 May 2026Off-plan size does not fit the recorded type
1021-bed1,789AED 1,210,0006764 May 2026Off-plan size does not fit the recorded type
8082-bed1,159AED 1,495,0001,28924 Apr 2026Off-plan
1052-bed1,524AED 1,544,5951,01422 Apr 2026Off-plan
5012-bed1,225AED 1,595,0001,30210 Apr 2026Off-plan, sold again+40% from AED 1.14m in 2025
2012-bed1,693AED 1,630,0009633 Apr 2026Off-plan
9031-bed832AED 1,085,0001,30430 Mar 2026Off-plan
10041-bed810AED 1,205,0001,48816 Mar 2026Off-plan
9041-bed810AED 1,130,0001,3956 Mar 2026Off-plan
1091-bed959AED 1,180,0001,23027 Feb 2026Off-plan
2041-bed810AED 1,000,0001,23510 Feb 2026Off-plan
6041-bed810AED 1,150,3001,42110 Feb 2026Off-plan
4041-bed810AED 1,025,0001,2669 Feb 2026Off-plan
2031-bed871AED 1,210,0001,3899 Feb 2026Off-plan
4071-bed859AED 1,160,0001,3516 Feb 2026Off-plan, sold again+9% from AED 1.06m in 2025
7071-bed859AED 1,140,0001,3285 Feb 2026Off-plan
9101-bed831AED 1,140,0001,37230 Jan 2026Off-plan
9091-bed820AED 1,043,9871,27422 Jan 2026Off-plan
10091-bed820AED 1,189,1451,45114 Jan 2026Off-plan
1061-bed1,080AED 1,092,6051,0128 Jan 2026Off-plan
7041-bed810AED 1,100,0001,3586 Jan 2026Off-plan
3071-bed859AED 1,023,3501,1926 Jan 2026Off-plan
2101-bed887AED 1,111,7511,2535 Jan 2026Off-plan
9082-bed1,159AED 1,530,0001,32029 Dec 2025Off-plan
10062-bed1,179AED 1,640,0001,39129 Dec 2025Off-plan
8031-bed832AED 1,123,0001,35029 Dec 2025Off-plan
3041-bed810AED 1,005,0001,24126 Dec 2025Off-plan
3022-bed1,208AED 1,575,0001,30426 Dec 2025Off-plan
3091-bed820AED 1,000,0001,22023 Dec 2025Off-plan
4012-bed1,225AED 1,540,0001,25715 Dec 2025Off-plan
5022-bed1,208AED 1,590,0001,31610 Dec 2025Off-plan
6101-bed831AED 1,065,1221,28210 Dec 2025Off-plan
10012-bed1,225AED 1,665,0001,3599 Dec 2025Off-plan
8012-bed1,225AED 1,547,0951,26325 Nov 2025Off-plan
9022-bed1,208AED 1,620,0001,34124 Nov 2025Off-plan
6082-bed1,159AED 1,455,0001,25524 Nov 2025Off-plan
5012-bed1,225AED 1,142,33993219 Nov 2025Off-plan
7012-bed1,225AED 1,576,9971,28718 Nov 2025Off-plan
9012-bed1,225AED 1,620,0001,32218 Nov 2025Off-plan
6091-bed820AED 1,026,0001,25218 Nov 2025Off-plan
10101-bed831AED 1,089,8131,31212 Nov 2025Off-plan
5071-bed859AED 1,036,2251,20712 Nov 2025Off-plan
6012-bed1,225AED 1,568,2221,28012 Nov 2025Off-plan
3101-bed831AED 1,000,4511,2045 Nov 2025Off-plan
3012-bed1,225AED 1,540,7701,2584 Nov 2025Off-plan
4101-bed831AED 1,090,0001,3124 Nov 2025Off-plan
2091-bed820AED 1,002,1621,22329 Oct 2025Off-plan
4091-bed820AED 1,013,6441,23729 Oct 2025Off-plan
5031-bed832AED 1,061,0871,27522 Oct 2025Off-plan
7062-bed1,179AED 1,481,6601,25721 Oct 2025Off-plan
7022-bed1,208AED 1,558,9451,29021 Oct 2025Off-plan
10031-bed832AED 1,091,0001,31121 Oct 2025Off-plan
4052-bed1,173AED 1,487,0001,26821 Oct 2025Off-plan
10071-bed859AED 1,126,0001,31220 Oct 2025Off-plan
8091-bed820AED 1,037,4291,26620 Oct 2025Off-plan
6022-bed1,208AED 1,512,4591,25220 Oct 2025Off-plan
6062-bed1,179AED 1,510,0001,28120 Oct 2025Off-plan
7101-bed831AED 1,071,0821,28916 Oct 2025Off-plan
8062-bed1,179AED 1,551,9881,31715 Oct 2025Off-plan
6052-bed1,173AED 1,438,0001,22615 Oct 2025Off-plan
4071-bed859AED 1,061,0461,23610 Oct 2025Off-plan
3052-bed1,173AED 1,478,2621,2619 Oct 2025Off-plan
5062-bed1,179AED 1,465,1711,2438 Oct 2025Off-plan
8101-bed831AED 1,077,0421,2978 Oct 2025Off-plan
10082-bed1,159AED 1,517,0001,30830 Sep 2025Off-plan
5041-bed810AED 1,006,1501,24330 Sep 2025Off-plan
9062-bed1,179AED 1,536,0001,30330 Sep 2025Off-plan
7031-bed832AED 1,090,4801,31030 Sep 2025Off-plan
5101-bed831AED 1,033,3291,24423 Sep 2025Off-plan
4082-bed1,159AED 1,400,0001,20823 Sep 2025Off-plan
3062-bed1,179AED 1,447,5041,22822 Sep 2025Off-plan
9071-bed859AED 1,060,0001,23519 Sep 2025Off-plan
6031-bed832AED 1,067,0581,28218 Sep 2025Off-plan
6071-bed859AED 1,074,0001,25118 Sep 2025Off-plan
2071-bed859AED 1,049,3801,22217 Sep 2025Off-plan
8052-bed1,173AED 1,450,0001,23715 Sep 2025Off-plan
7091-bed820AED 1,074,6761,3119 Sep 2025Off-plan
7052-bed1,173AED 1,440,0001,2283 Sep 2025Off-plan
5052-bed1,173AED 1,459,9451,2452 Sep 2025Off-plan
5091-bed820AED 1,020,2041,24531 Aug 2025Off-plan

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.

Get a message when something changes in Tulip Oasis 11
Sales, price cuts, new adverts and news, on WhatsApp. You choose what and how often.
Sales alert

Which side faces what

The direction of each landmark from Tulip Oasis 11, 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.

SideWhat lies that way
NorthCelia Heights, a tower 125 m away · Meydan racecourse 7.4 km · Dubai Design District 10.8 km · Dubai Creek and Ras Al Khor 11.0 km · Burj Khalifa 12.6 km · DIFC 13.9 km
North-eastSamana Barari Lagoons, a tower 87 m away · Barari Palace, a tower 92 m away
EastBarari Gate, a tower 145 m away
WestMVK Central, a tower 81 m away · Vista Hub, a tower 147 m away · Burj Al Arab and the sea 14.7 km · Dubai Marina skyline 18.2 km
North-westSheikh Zayed Road 12.3 km · Jumeirah beach and the sea 15.0 km

No resident reviews: the tower is not built

Nobody lives in Tulip Oasis 11 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
AME Real Estate Development (marketed as Madar Developments)
Handover due
2026
Floors
13
Apartments
99
Unit mix
One- and two-bedroom apartments

Amenities: barbecue area, children's play area, electric vehicle charging stations, gym, lobby lounge, plunge pool, steam and sauna rooms, swimming pool, yoga area

Where sources disagree

  • Units: Propsearch says an estimated 99 units; another search results says 108 units in total, 99 of them residential.
  • Developer name: Propsearch and another source say AME Real Estate Development; other sites say Madar Developments.
  • Google place has 5 ratings but only 1 review with text, so the rating is not a reliable view of living here.

Building

Floors, apartments and completion year
Propsearch says 13 storeys, an estimated 99 units and a September 2026 handover estimate. Other sites say Q2 2026 or Q3 2026; one site says 10 floors; one says 108 units in total with 99 residential. Our unit codes reach floor 10. Sources disagree; the tower was not shown as complete.
Reported by a site · propsearch.ae, web search results, our sales data
Amenities list
Propsearch lists a barbecue area, children's play area, EV charging, gym, lobby lounge, plunge pool, steam and sauna rooms, swimming pool and yoga area.
Reported by a site · propsearch.ae

Developer

Who is the developer?
Propsearch and another source name AME Real Estate Development (A M E Real Estate Development L.L.C.). Several sites market it as Madar Developments. Propsearch names Al Madar Engineering as main contractor.
Reported by a site · propsearch.ae, web search results

Around

What is being built next to it?
Propsearch lists Tulip Oasis 11 Tower 2, a planned 12-storey residential building by the same developer in Majan, first traced January 2026. Its exact position relative to this tower is not stated.
Reported by a site · live adverts: community guide
Entertainment within a 15-minute walk
The Tower 2 page (nearby, not this tower) lists Majan Active Park East 0.2 km, Majan Family Park and Majan Active Park 0.4 km, and several restaurants and cafes at 0.3-0.4 km. IMG Worlds of Adventure and its cinema are 1.1 km away. Distances are for Tower 2.
Reported by a site · live adverts: community guide

Around Tulip Oasis 11

Price against the nearest towers

TowerDistanceAED per sq ft, 12 months (sales)
Tulip Oasis 11 (this tower)–1,288 (64)
Samana Barari Lagoons87 m1,596 (45)
Barari Palace92 m1,564 (60)
Celia Heights125 m1,272 (39)
Barari Gate145 m1,605 (139)
Vista Hub147 m– (0)
Forest City Tower192 m1,222 (99)
Binghatti Skyflame 1210 m1,383 (852)
OST Tower 11226 m1,341 (83)

Drive times with no traffic

ToTimeDistance
Dubai Mall23 min22.6 km
DIFC Gate22 min23.0 km
DXB Terminal 333 min25.9 km
Dubai Marina Mall26 min24.6 km
Mall of the Emirates18 min19.2 km
Kite Beach24 min25.1 km
DWC airport40 min34.2 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, 31 Aug 2025 to 20 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 (Building guide from live adverts (facts and resident opinions; rewrite in your own words; cite as "live adverts")., binayah.com, live adverts: community guide, propsearch.ae), read by an AI model on 22 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: 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: 22 Oct 2026 first build of this page. No correction yet.

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Rental data (signed rents, renewals, asking against signed): RENT DUBAI, our sister site for tenants, from Dubai Land Department Ejari leases.