Nakheel vs Object 1

Object 1 is the cheaper book per sqft, at AED 1,772 against AED 2,138 for Nakheel, so Nakheel is 21% dearer per sqft. On the typical unit that reads as AED 1.37M for a median 771 sqft home from Object 1, against AED 5.60M for a median 2,921 sqft home from Nakheel. Part of that gap is product, not premium: the two are not selling the same mix of unit.

Nakheel sells mostly 2 BR units, 109 priced records at a median AED 2,020 per sqft and AED 2.80M a unit. Object 1 leans to 1 BR units, 678 records at AED 1,787 per sqft and AED 1.37M a unit.

Entry pricing: the lowest published starting price is AED 600K from Nakheel and AED 537K from Object 1.

Across 81 published plans from Nakheel, the median asks 80% before handover, with 0% carrying instalments that run past the keys. Object 1 publishes 82 plans, a median of 60% before handover and 21% with a post-handover tail.

The heavy end matters more than the median when the plan is the reason to buy. 91% of Nakheel plans want 60% or more before keys, against 80% of Object 1 plans. At the light end, 9% of Nakheel plans and 15% of Object 1 plans ask 50% or less.

Nakheel builds in Dubai, across 13 communities, most of it in Palm Jebel Ali, Dubai Islands, Al Furjan. Object 1 builds in Dubai, Abu Dhabi, across 11 communities, concentrated in Jumeirah Village Circle, Jumeirah Village Triangle, Dubai Land Residence Complex.

Nakheel peaks in 2028, when 30 of its 82 tracked projects are scheduled to hand over. Object 1 peaks in 2027 with 31 of 58. Published handover dates move, so read them as developer intent rather than a delivered date.

46% of the Nakheel projects tracked are listed as sold out or out of stock, against 21% for Object 1. 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.