Azizi vs Nakheel

Nakheel is the cheaper book per sqft, at AED 2,138 against AED 2,174 for Azizi, so Azizi is 2% dearer per sqft. On the typical unit that reads as AED 5.60M for a median 2,921 sqft home from Nakheel, against AED 1.23M for a median 671 sqft home from Azizi. Part of that gap is product, not premium: the two are not selling the same mix of unit.

Azizi sells mostly studios, 2,843 priced records at a median AED 2,325 per sqft and AED 796K a unit. Nakheel leans to 2 BR units, 109 records at AED 2,020 per sqft and AED 2.80M a unit.

Entry pricing: the lowest published starting price is AED 335K from Azizi and AED 600K from Nakheel.

Across 173 published plans from Azizi, the median asks 50% before handover, with 2% carrying instalments that run past the keys. Nakheel publishes 81 plans, a median of 80% before handover and 0% with a post-handover tail.

The heavy end matters more than the median when the plan is the reason to buy. 41% of Azizi plans want 60% or more before keys, against 91% of Nakheel plans. At the light end, 59% of Azizi plans and 9% of Nakheel plans ask 50% or less.

Azizi builds in Dubai, across 19 communities, most of it in Meydan, Dubai South, Al Furjan. Nakheel builds in Dubai, across 13 communities, concentrated in Palm Jebel Ali, Dubai Islands, Al Furjan.

Azizi peaks in 2027, when 36 of its 60 tracked projects are scheduled to hand over. Nakheel peaks in 2028 with 30 of 82. Published handover dates move, so read them as developer intent rather than a delivered date.

50% of the Azizi projects tracked are listed as sold out or out of stock, against 46% for Nakheel. 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.