Developer benchmark · July 2026

Alef off-plan projects: AED 1,269/sqft

Alef has 40 off-plan projects in our July 2026 dataset across 4 communities (most in Muwaileh, Hayyan, Al Mamzar - Sharjah), ranking #14 by project count among UAE developers we track.

Across 344 priced unit records the median asking price is AED 1,269 per sqft (37% below the Dubai-wide off-plan median), with the middle half between AED 1,188 and AED 1,597.

The median unit is AED 1.49M for 1,169 sqft.

Alef payment plans typically ask 10% on booking and 40% before handover; 44% include post-handover instalments.

Its heaviest handover year is 2029 with 13 projects due.

#14 of 391 developers by projects#185 of 208 by AED/sqft40 projects344 priced unitsSharjah 47

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Median AED/sqft

1,269

p25 1,188 to p75 1,597

Median asking price

AED 1.49M

for a median 1,169 sqft unit, in the AED 1M to 2M band

Paid before handover

40%

median of 43 payment plans

Communities

Muwaileh, Hayyan

6 of 6 measures have the evidence to publish

Scorecard

40 off-plan, 7 on record as delivered

Completions on record

2024 to 2025, 2 handover years

Live off-plan

4 communities, 344 priced units

Price against neighbours

0.91x

9% below the other builders at the same addresses

Payment plan discount

8.32%

median of 29 priced schedules, market 5.26%

Measure	This developer	Base	What it says, and does not
Completions on record	7	40 off-plan	Buildings the corpus records as handed over, 2024 to 2025, 7 of them since 2024. It is a count of completions, not a punctuality record: see the note below.
Past its stated handover	0 of 39	0% vs 6% market	Off-plan projects whose own published handover date has passed while the source still records them as under construction. One observation cannot separate a delayed building from a listing nobody refreshed, so this is a flag to check, not a finding.
Price against neighbours	0.91x	16 projects	Each project’s median rate per sqft over the median of the other builders in the same community, then the median of those. The developer’s own projects are excluded from the benchmark. Middle half 0.80x to 1.14x.
Payment plan discount	8.32%	29 schedules	How much less the unit costs in today’s money than its headline, once the published schedule is discounted. Market median 5.26%. Terms, not price: the full ranking.
Community footprint	4 communities	39 located projects	A concentrated book: 87% of it sits in Muwaileh. Concentration is a fact about exposure, in either direction, not a verdict.
Listing completeness	86%	40 off-plan	Share of five listing facts published across its own projects: price 78%, handover date 98%, unit inventory 90%, payment plan 73%, coordinates 90%. Market 86%. This scores disclosure, not the buildings.

The scorecard does not measure whether Alef hands over on time. Every project in this corpus carries one handover date, the date its listing stated when we read it. There is no separately recorded original announced date and no earlier reading of the same project to compare against, so no on-time rate can be computed, and we publish none rather than a proxy. The completions column is also bounded by what the corpus can see: 1,034 of the 1,087 delivered buildings on record handed over in 2020 or later (96%), and the corpus only sees projects that were listed on the portals we read, so an absent completion is an absence of evidence rather than evidence of absence. Full definitions, queries and limitations: methodology.

Distribution of asking price per sqft

Where the prices sit

344 units, 2nd to 98th percentile

Min

730

p25

1,188

Median

1,269

Mean

1,355

p75

1,597

Max

2,162

239 of the 344 records are individual units with a listed price and size; the rest are unit-type starting prices. See methodology.

Price, size and AED/sqft

By bedroom count

Type	Units	Median AED/sqft	p25 to p75	Median price	Median size	Entry (p25 price)
1 BR	149	1,368	1,277 to 1,772	AED 729,000	668 sqft	AED 729,000
2 BR	132	1,258	1,249 to 1,329	AED 1,554,000	1,187 sqft	AED 1,474,000
3 BR	50	1,180	1,152 to 1,194	AED 1,889,000	1,634 sqft	AED 1,821,500
4 BR	7	1,008	1,006 to 1,008	AED 5,169,000	5,126 sqft	AED 3,959,500
6+ BR	4	862	862 to 862	AED 8,113,000	9,405 sqft	AED 8,113,000

By property type (median AED/sqft): Apartment 1,276 (330), Villa 947 (9), Townhouse 984 (4).

From 43 published plans

Payment plan norms

Median Alef structure

10%

35%

20%

Dubai-wide median structure

20%

40%

30%

On bookingDuring constructionOn handoverPost-handover

Medians are computed stage by stage, so bars may not sum to exactly 100. Plans with a stated total outside 90 to 110% are excluded.

On booking

10%

range 5% to 10%

Before handover

40%

range 40% to 60%

Post-handover plans

44%

median 40% after keys

50% or less pre-handover

70%

share of plans

Scheduled handovers by quarter

Delivery pipeline

Q4 '25

Q4 '26

Q4 '27

Q1 '28

Q2 '28

Q3 '28

Q4 '28

Q1 '29

Q2 '29

Q4 '29

Q2 '30

Q2 '31

By year: 2024 (3), 2025 (4), 2026 (9), 2027 (1), 2028 (8), 2029 (13), 2030 (7), 2031 (1). Construction status: under construction 25, not started 11, completed 7, not stated 4.

Every community where its book is deep enough for its own benchmark

Alef by address

Alef in Muwaileh 1,277/sqft

A community earns a page here at 25 or more priced records across two or more Alef projects. Each one holds the builder still and compares it with everyone else selling at the same address.

4 communities

Where Alef builds

Muwaileh 40 Hayyan 3 Al Mamzar - Sharjah 1Barashi 1

40 tracked

Every Alef off-plan project

Open in the index

Project	Community	Type	From	Median AED/sqft	Pre-handover	Handover	Status
Olfah	Muwaileh	Apartment	AED 904K	1,255	30%	Q4 2029	On sale
Palace Residences Al Mamsha	Muwaileh	Apartment	AED 1.45M	1,772	40%	Q1 2029	On sale
Nama Phase 4 By Alef Group	Muwaileh	Apartment	AED 729K	1,328	70%	Q1 2028	Booking Started
Al Mamsha Sharjah	Muwaileh		AED 999K	1,180	34%	Q4 2029	On sale
Hayyan	Hayyan	Townhouse, Villa	AED 2.92M	1,005	39%	Q4 2028	On sale
Al Mamsha Hamsa	Muwaileh	Apartment	AED 919K	1,439	n/a	Q1 2029	Booking Started
Nama Phase 3 By Alef Group	Muwaileh	Apartment	AED 819K	911	50%	Q1 2028	Might Be Sold Out
Linar by Alef	Al Mamzar - Sharjah	Apartment	AED 849K	1,140	30%	Q2 2031	Pre-sale
Nama Phase 5 By Alef	Muwaileh	Apartment	AED 709K	1,045	50%	Q3 2028	Might Be Sold Out
Palace Residences 2	Muwaileh	Apartment	AED 1.70M	1,609	40%	Q1 2029	On sale
Deem	Hayyan	Townhouse, Villa	AED 1.69M	920	50%	Q4 2026	On sale
Al Mamsha Hamsa Phase 2 By Alef Group	Muwaileh	Apartment	AED 794K	1,173	40%	Q2 2029	Might Be Sold Out
Nama Phase 6 By Alef Group	Muwaileh	Apartment	AED 729K	1,189	10%	Q4 2028	Might Be Sold Out
Sawa 1	Sharjah	Apartment	AED 590K	1,071	40%	Q4 2026	Booking Started
Sawa phase 2 By Alef Group	Muwaileh	Apartment	AED 590K	1,054	40%	Q4 2026	Might Be Sold Out
Sawa phase 3 By Alef Group	Muwaileh	Apartment	AED 590K	1,042	40%	Q4 2026	Might Be Sold Out
Sawa phase 4 By Alef Group	Muwaileh	Apartment	AED 590K	881	40%	Q4 2026	Might Be Sold Out
Suroor 4	Muwaileh	Apartment	AED 515K	801	40%	Q4 2026	Booking Started
Suroor Phase 2 By Alef Group	Muwaileh	Apartment	AED 515K	1,645	40%	Q4 2026	Might Be Sold Out
Arim	Barashi		AED 1.40M	n/a	n/a	Q4 2026	Not stated
Arim Villas And Townhouses	Sharjah	Townhouse, Villa	AED 1.40M	n/a	39%	Q4 2025	Might Be Sold Out
Darb By Alef Group	Muwaileh	Apartment	AED 639K	n/a	36%	Q4 2025	Might Be Sold Out
Darb Phase 2 By Alef Group	Muwaileh	Apartment	AED 695K	n/a	50%	Q1 2028	Might Be Sold Out
Darb Phase 3 By Alef Group	Muwaileh	Apartment	AED 799K	n/a	100%	Q4 2025	Might Be Sold Out
Darb Phase 4 By Alef Group	Muwaileh	Apartment	AED 769K	n/a	50%	Q4 2024	Might Be Sold Out
Darb Phase 5 By Alef Group	Muwaileh	Apartment	AED 739K	n/a	0%	Q4 2025	Might Be Sold Out
Edge 2	Muwaileh		n/a	n/a	n/a	n/a	Not stated
Hamsa	Muwaileh		n/a	n/a	n/a	Q1 2029	Not stated
Hamsa 3	Muwaileh	Apartment	AED 919K	n/a	n/a	Q4 2029	On sale
Nama Phase 1 By Alef Group	Muwaileh	Apartment	AED 875K	n/a	100%	Q4 2027	Might Be Sold Out
Nama Phase 2 By Alef Group	Muwaileh	Apartment	AED 729K	n/a	n/a	Q2 2028	Might Be Sold Out
Olfah 10	Muwaileh	Apartment	n/a	n/a	60%	Q2 2030	Might Be Sold Out
Olfah 11	Muwaileh	Apartment	n/a	n/a	60%	Q2 2030	Might Be Sold Out
Olfah 12	Muwaileh	Apartment	n/a	n/a	60%	Q2 2030	Might Be Sold Out
Olfah 6	Muwaileh	Apartment	n/a	n/a	60%	Q2 2030	Might Be Sold Out
Olfah 7	Muwaileh	Apartment	n/a	n/a	60%	Q2 2030	Might Be Sold Out
Olfah 8	Muwaileh	Apartment	n/a	n/a	60%	Q2 2030	Might Be Sold Out
Olfah 9	Muwaileh	Apartment	n/a	n/a	60%	Q2 2030	Might Be Sold Out
Olfah Phase 2 by Alef	Muwaileh	Apartment	AED 689K	n/a	n/a	Q1 2029	Might Be Sold Out
Olfah Phase 3 by Alef	Muwaileh	Apartment	AED 754K	n/a	n/a	Q1 2029	On sale
Olfah Phase 4 by Alef	Muwaileh	Apartment	AED 879K	n/a	n/a	Q1 2029	On sale
Olfah Phase 5 by Alef	Muwaileh	Apartment	AED 844K	n/a	n/a	Q1 2029	Might Be Sold Out
Palace Residences 1	Muwaileh		AED 1.70M	n/a	n/a	Q1 2029	Not stated
Samr	Hayyan	Townhouse	AED 2.39M	n/a	40%	Q4 2028	On sale
Souq Al Mamsha	Muwaileh	Apartment	AED 629K	n/a	40%	Q4 2026	Might Be Sold Out
Suroor By Alef Group	Muwaileh	Apartment	AED 515K	n/a	30%	Q4 2024	Might Be Sold Out
Suroor Phase 3 By Alef Group	Muwaileh	Apartment	AED 515K	n/a	n/a	Q4 2024	Might Be Sold Out

Project facts (name, community, starting price, handover, payment plan) are as published by the developer. Median AED/sqft is our computation over that project's priced units.

Compare on AED/sqft

Developers at a similar price point

Developer	Projects	Priced units	Median AED/sqft	vs Alef	Pre-handover
Laraix	3	33	1,271	+0%	60%
Al Waleed	2	122	1,260	-1%	40%
Karma	5	50	1,282	+1%	52%
Wasl	21	109	1,256	-1%	60%
Zoya	12	55	1,286	+1%	48%
OKSA	2	75	1,287	+1%	45%

FAQ

Questions this data answers

What is Alef's average off-plan price per sqft?+

Across 344 priced units in 43 Alef projects (July 2026), the median asking price is AED 1,269 per sqft, with the middle half between AED 1,188 and AED 1,597.

Where is Alef building off-plan?+

Alef has projects in 4 communities. The largest concentrations are Muwaileh (40), Hayyan (3), Al Mamzar - Sharjah (1), Barashi (1).

What payment plan does Alef usually offer?+

Across 43 published Alef payment plans the median structure is 10% on booking, 35% during construction and 20% on handover, so 40% before keys. 44% of plans include post-handover instalments.

When are Alef's off-plan projects handing over?+

Scheduled handovers by year: 2024: 3, 2025: 4, 2026: 9, 2027: 1, 2028: 8, 2029: 13, 2030: 7, 2031: 1. Dates are as published by the developer and can move.

How much does a Alef off-plan unit cost?+

1 BR: median AED 729,000 for 668 sqft; 2 BR: median AED 1,554,000 for 1,187 sqft; 3 BR: median AED 1,889,000 for 1,634 sqft; 4 BR: median AED 5,169,000 for 5,126 sqft; 6+ BR: median AED 8,113,000 for 9,405 sqft.

The notes behind the numbers on this page