−13% The Oasis
Emaar’s luxury water-led masterplan on the far west: large villas and mansions, positioned above Dubai Hills.
27 units in stock. 22 with a confirmed status: 0 ready, 22 under construction. 10th most expensive of 91 districts by median price.
- large luxury villas
- water-frontage plots
- long-horizon end users
Median price $4.63M AED 17,000,000
Entry price $2.72M AED 10,000,000 — cheapest unit
Per square foot $417 AED 1,532 / sq ft, median
Ready stock 0% 22 units discounted, up to −13%
What this area is actually like
What The Oasis is
The Oasis is a large Emaar masterplan of predominantly luxury villas and mansions, built around an extensive network of lagoons, water canals and parkland, on land west of Sheikh Zayed Road towards the Al Qudra area.
It is positioned above Dubai Hills in Emaar’s hierarchy: larger plots, larger houses, and a specification aimed at the top of the family villa market rather than at its middle.
The masterplan is early. Phases have been launched and construction is under way, but the community does not yet exist as a place.
The positioning
Emaar has three tiers of villa product: the mainstream family communities like Arabian Ranches and The Valley, the premium ones like Dubai Hills, and now The Oasis at the top.
What distinguishes the top tier is plot size, water frontage and the mansion typologies, which push into a price band that previously meant Emirates Hills or a Palm frond.
The buyer is a family wanting a very large house with water frontage in a managed Emaar community, rather than the bespoke plots of Emirates Hills.
The location question
It is a long way out. This is the western edge of the developed emirate, and the drive to Downtown, Marina or the airport is substantial.
The counterargument Emaar makes is that the city grows outward and that Dubai Hills was also considered remote when it launched. That is historically true and it is not a guarantee.
What is certain is that for the next several years residents will be living in a location with limited surrounding amenity and long drives to everything.
What to verify
The phase, the completion date and what is contracted for delivery with it — particularly the water features and parkland, which are the whole product proposition.
The plot: size, water frontage, orientation and what will eventually be built on the adjacent land.
The service charge, which for a low-density community with extensive water infrastructure will not be small.
Comparable pricing against Dubai Hills golf villas and against Palm frond villas, which are the realistic alternatives in this budget.
The investment view
This is a long-horizon, end-user-oriented purchase. Yields at this price point are low and largely irrelevant; the argument is a large house in a well-managed community with an Emaar name on it.
Capital performance depends on the masterplan delivering and on the western corridor developing as Emaar expects. Both are plausible and neither is certain.
Liquidity at handover will be limited, because the buyer pool for very large houses in an unfinished remote community is small until the community matures.
Who it suits
A family that wants a very large villa or mansion with water frontage, in a managed community, and has a long horizon and no need for the location to be convenient today.
A buyer comparing against Emirates Hills who prefers a managed masterplan to a bespoke plot.
It suits poorly anyone who needs amenity now, anyone who might need to sell within a few years, and anyone for whom the commute matters.
The water masterplan
The Oasis is planned around an extensive network of lagoons, water canals and swimmable beaches threading between the plots, with parkland and green corridors filling the space between them. Emaar has said a large share of the site is given over to water and landscape rather than to housing.
That is the product. Take the water away and this is a remote villa community on the western edge of the emirate; with it, it is a differentiated one that competes with Palm frond villas and Emirates Hills rather than with Dubai Hills.
It also means the infrastructure burden is unusually high. Lagoons need filtration, circulation and continuous maintenance, and that cost lands in the community charge for as long as you own.
Ask for the projected community charge in writing and treat it as a floor. On water-led masterplans the first published figure is calculated before anything is operating.
Where it sits against Emirates Hills
The natural comparison for a buyer at this level is Emirates Hills, which offers bespoke plots, an established address and a location inside the western corridor rather than beyond it.
The Oasis offers a managed masterplan instead: a coherent design, Emaar community management, delivered landscaping and water frontage that Emirates Hills does not have.
What it does not offer is maturity or proximity. Emirates Hills was built out two decades ago and sits fifteen minutes from Marina; The Oasis is being built now and is a considerably longer drive from everything.
Buyers who want a finished environment and an established address buy Emirates Hills. Buyers who want a new house on a large water-facing plot with a developer that will still be managing the community in twenty years buy here.
Practical due diligence
Confirm the phase, the handover date and precisely which water and parkland elements are contracted to be delivered with it. On an early masterplan that is the whole risk assessment.
Confirm the plot dimensions, the setbacks and what can be built on the adjacent plots. At this price the neighbours’ envelope affects your privacy and your outlook permanently.
Ask about road access and the planned connections. The western corridor is served by fewer routes than the rest of the city and the journey time depends heavily on which of them get built.
And accept that liquidity at handover will be thin. Very large houses in an incomplete remote community have a small buyer pool until the community matures, so this needs to be money you can leave in place.
More on The Oasis
Written breakdowns of subjects the English channel has not filmed.
- The Oasis: the water is the product, and the water has an operating cost
Emaar’s top villa tier, west of Sheikh Zayed Road: large plots, mansion typologies and an extensive lagoon network. Take the water away and the argument collapses, which is why what is contracted for your phase is the entire risk assessment.
The market, per the Land Department
Residential price index 167.33 Q4 2025
Quarter on quarter +3.32% QoQ
Year on year +8.9% YoY
Full year 2025 +9.81% index 162.51
This is the official index for the whole emirate, not for The Oasis: the Dubai Land Department does not publish a district breakdown publicly. Treat it as background — it tells you whether the market is rising or flat while you read the prices above. Transaction data for a specific building I pull separately, on request. Source: Dubai Land Department, read 15/08/2026.
The latest read: July 2026
The Land Department index above is quarterly and emirate-wide. The monthly price index splits villas from apartments — and in 2026 that matters: a single blended figure hides the fact that the two markets have pulled apart.
Villas and townhouses 292.5 flat YoY
Apartments 168.7 −4.2% YoY
All residential 219.2 −0.3% MoM
Price per sqft 2,039 villas · apartments 1,397 AED
The month split by completion status: 72.8% of deals were off-plan, 27.2% ready homes. Ready-home volume rose 11.4% on the month, while off-plan was the only segment down both on the month and on the year (−45.3%). The practical read: there is room to negotiate on apartments and on off-plan, far less on finished villas in established communities. Index base is January 2021 = 100 — a villa reading of 292.5 means growth of 192.5% from that mark, not a premium over a 2021 peak. Monthly ValuStrat market review for July 2026, checked 24/08/2026.
Questions about The Oasis
Where is The Oasis by Emaar?
On the western edge of the developed emirate, west of Sheikh Zayed Road towards Al Qudra. It is a long drive from Downtown, Marina and the airport, and the surrounding amenity is limited for now.
Other districts
All districts →Projects in The Oasis
All projects in The Oasis →
The Oasis in the news
The Oasis: what "premium" means when the city is not there yet
A premium master plan with canals and lakes, far from the built-up city. Premium comes in two kinds, and which one you are buying decides your exit.
The Oasis off-plan specification: what developer finishes include at the premium end
In expensive projects the specification looks generous and is still a document with tolerances. Read it line by line, not by its headings.
Looking at The Oasis specifically?
Send me the building or the unit and I will pull the registered transaction history, the current service charge and what comparable units actually let for — before you make an offer, not after.
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