Alef vs Imtiaz

Alef is the cheaper book per sqft, at AED 1,269 against AED 1,975 for Imtiaz, so Imtiaz is 56% dearer per sqft. On the typical unit that reads as AED 1.49M for a median 1,169 sqft home from Alef, against AED 2.12M for a median 1,100 sqft home from Imtiaz. Part of that gap is product, not premium: the two are not selling the same mix of unit.

Alef sells mostly 1 BR units, 149 priced records at a median AED 1,368 per sqft and AED 729K a unit. Imtiaz leans to 1 BR units, 67 records at AED 2,318 per sqft and AED 1.94M a unit.

Entry pricing: the lowest published starting price is AED 515K from Alef and AED 556K from Imtiaz.

Across 43 published plans from Alef, the median asks 40% before handover, with 44% carrying instalments that run past the keys. Imtiaz publishes 58 plans, a median of 60% before handover and 12% with a post-handover tail.

The heavy end matters more than the median when the plan is the reason to buy. 30% of Alef plans want 60% or more before keys, against 66% of Imtiaz plans. At the light end, 70% of Alef plans and 28% of Imtiaz plans ask 50% or less.

Alef builds in Sharjah, across 4 communities, most of it in Muwaileh, Hayyan, Al Mamzar - Sharjah. Imtiaz builds in Dubai, across 10 communities, concentrated in Dubai Islands, Dubai Land Residence Complex, Jumeirah Village Circle.

Alef peaks in 2029, when 13 of its 40 tracked projects are scheduled to hand over. Imtiaz peaks in 2027 with 19 of 41. Published handover dates move, so read them as developer intent rather than a delivered date.

0% of the Alef projects tracked are listed as sold out or out of stock, against 68% for Imtiaz. That is the share of each book no longer taking new bookings at listed prices, which reads as demand on the way in and as scarcity on the way out.