Tulip Oasis 11
- Under construction · 70% built · handover Q2 2026, overdue
- 12 floors
- 3 lifts
- 112 parking bays
- 1 pool
- Master developer A M E
A 1 bed in Tulip Oasis 11 costs a median AED 1.09M and rents long-let for AED 60,000/yr (5.5% gross).
1 bed · typical price
1.09MAED
AED 1,274/sqft · +2.4% on a year
- Rent a year
- AED 60,000
- Gross yield
- 5.5%
- vs Majan
- 3% below the median
Cost to buy, all inAED 1.16M
- Price
- AED 1.09M
- DLD fee 4%
- AED 43,672
- Agent 2% + VAT
- AED 22,928
- Trustee
- AED 4,200
Fees repaid by rent14 months
Is Tulip Oasis 11 a good investment?Easy to sell; the rent pays below the Dubai median, few units are let and lots of new supply is coming
- Does it pay a good rent?5.5% gross, before the service charge (not on file) (Dubai median 6.8%)5.5%Watch
- Is it easy to let?18% of units signed a yearly lease in 12 months; the typical Majan building manages 7%18%Watch
Majan median 7% · top tenth from 53%Tulip Oasis 11 · 18% Across 30 Majan buildings with 40 or more units, the median signed annual leases on 7% of units in 12 months and the top tenth on 53% or more; Tulip Oasis 11 is at 18%.
- Are rents going up?New 1 bed leases: AED 60,000 a year ago, AED 60,000 now0.0%Fair
- Are prices going up?1 bed: AED 1,244/sqft a year ago, 1,274 now+2.4%Fair
- How fast do fees pay back?AED 70,800 in fees to buy a 1 bed; rent covers it in 1.2 years1.2 yrs
- Can I sell easily?69 sales in 12 months, 70% of the tower (19 the year before)69Strength
- Is a lot being built nearby?6,735 apartments are planned in Majan from 2026 to 2028, equal to 2.3 times the 2,913 homes let there today. A further 279 are past their planned date. Majan supply by year →231%Watch
- Did earlier buyers gain?Up 1% for launch buyers, before fees+1.3%Context
Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026
Tulip Oasis 11 prices and rents by unit typeA one-bed costs about AED 1.09M and rents for about AED 60,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
1 bed · price per sqft · Majan · area median AED 1,309/sqft
- 12-month change
- +2.4%
- vs area median
- -2.7%
- Rank by price per sqft
- 26th of 42
Rental income
1 bed · Majan
- Gross yield
- 5.5%
- Median new rent
- AED 60,000/yr
- Yield vs area median
- -1.3 pts
- Yield vs Dubai (6.8%)
- -1.3 pts
- Yield rank
- 13th of 13
- Renewal rent
- AED 65,000/yr
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Chart data, 1 bed: 2025, AED 1,060,523; latest, 2026, AED 1,130,000; peak, 2026, AED 1,130,000.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,287 · before fees
- Launch, 2025–26
- 1,271
- +1%
- 86 sales
- Previous 12 months
- 1,244
- +3%
- 19 sales
- Last 12 months
- 1,287
- today
- 69 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
No resales match the last 12 months. Try another transaction type, bedroom type or period.
Comparables in Majan
Every Majan building with a page, ranked by price per sqft over the same 12 months, all unit types. Tulip Oasis 11 places 22nd of 49; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Tulip Oasis 11 (AED 1,287/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 1 bed, Tulip Oasis 11 has registered sale prices 3% below the Majan median price per square foot of 1,309 AED, across 42 eligible buildings. It ranks 26th of 42 by price per square foot and 13th of 13 by gross yield in Majan.
Market context in Majan
Registered sales activity
886 ready apartment sales in the 12 months to 2026-10-12.
-6.9% in median AED/sqft versus the preceding year, supported by 886 current and 455 prior price observations.
Explore sales activityPlanned apartment projects
4,418 known registered units across 10 pending projects planned within one year of the 2026-07-06 register.
2 projects had already passed their planned date; 2 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
6,735 apartments are planned in Majan from 2026 to 2028, equal to 2.3 times the 2,913 homes let there today.
Ready prices per sqft fell in 53% of 15 buildings (counted once per bedroom type) in Majan with sales in both years; the typical one moved −0.4%.
The pooled median moved −6.9%: 6.5 points less than the typical building, because different buildings traded in each year.
New-lease rents fell in 50% of 12 buildings (counted once per bedroom type) with leases in both years; the typical one moved −0.4%.
How these are countedDirect locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.
About Tulip Oasis 11
Tulip Oasis 11 is an under-construction (70% built) apartment building by A M E in Majan. 88 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 12
- Lifts
- 3
- Parking bays
- 112
- Pools
- 1
- Master developer
- A M E
Drive times · typical
- Downtown
- 22 min · 21 km
- DXB Airport
- 19 min · 26 km
- DIFC
- 18 min · 23 km
- Dubai Marina
- 21 min · 25 km
- Palm Jumeirah
- 27 min · 29 km
Nearest, as registered
- Landmark
- IMG World Adventures
Tulip Oasis 11: AED 1,287 per sq ft, 2% above the median Majan building, and a 5.3% gross yield, in the bottom tenth of the area
The building's own figures against its area's registered market, last twelve months.
Price per sq ft
Median registered sale price, AED per sq ft, last 12 months
- Tulip Oasis 11AED 1,287
- Majan, readyAED 893
- Majan, off-planAED 1,552
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
Tulip Oasis 11Majan median building
- Majan5.3% vs 6.8%
Nearby in Majan
Prices per sq ft around Tulip Oasis 11, on the mapPrices per sq ft around Tulip Oasis 11, on the map
Samana Barari Heights
Majan · 411 sales, 12 months
824,394
AED, resale median · 1,822/sqft
Paradise View 1
Majan · 164 sales, 12 months
720,000
AED, resale median · 911/sqft
Tulip Oasis 10
Majan · 85 sales, 12 months
1.26M
AED, resale median · 1,263/sqft
Samana Barari Lagoons
Majan · 55 sales, 12 months
1.21M
AED, resale median · 1,613/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · 1 bedOn record
- Rental evidence · 1 bedOn record
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerRead with care
- DeveloperOn record
- Building recordOn record
- Costs not includedNot in the yield
Rent or buy
What owning a 1 bed here costs against renting it, at stated assumptions you can change.
Monthly cost of owning against renting, with your own deposit and rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from Tulip Oasis 11’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.
- Monthly mortgage
- 4,855AED
- 4.5% over 25 years
- Monthly rent
- 5,000AED
- AED 60,000 a year
- Cash needed at purchase
- 303,079AED
- 20% down plus AED 84,718 in fees
Owning costs AED 197,175 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 2.
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Common questions
- What is the rental yield in Tulip Oasis 11?
- Tulip Oasis 11 returns 5.5% gross: a median new-contract rent of AED 60,000 a year (7 Ejari contracts in 12 months) over a price benchmark of AED 1.09M (median of 38 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
- How much does a 1 bedroom in Tulip Oasis 11 cost?
- The median registered sale price is AED 1.09M (1,274 AED/sqft), from 38 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- Have prices in Tulip Oasis 11 risen or fallen?
- Median price per square foot moved +2.4% over the last 12 months against the 12 before it, on 38 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does Tulip Oasis 11 compare with Majan?
- Its 5.5% gross yield sits -1.3 pts against the Majan median of 6.8%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.
- What is the registered annual rent for a 1 bedroom in Tulip Oasis 11?
- The median new annual rent is AED 60,000, from 7 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.
For agents
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Tulip Oasis 11 sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 38 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts
- Canonical record
- /sale/apartments/dubai/majan/tulip-oasis-11
Cite as: Dubai Wealth Index. “Tulip Oasis 11 sale prices and yield.” Majan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/majan/tulip-oasis-11
Stable dataJSON