Plan value benchmark · Dubai · July 2026

Dubai off-plan ranked by what the payment plan is worth

Name: Dubai off-plan ranked by what the payment plan is worth, July 2026
Creator: OffplanIndex
License: https://offplanindex.com/data-policy

An off-plan headline price is a number attached to a schedule. A plan that takes 20% on booking and the rest across construction and a post-handover tail collects the same total years later, so in today's money it is worth less than the same total paid on completion day. Discounting each published schedule to present value at 5.0% a year gives an effective price, and the gap between it and the headline is the plan discount ranked here.

Across 1,937 projects with a schedule we can price, the median plan is worth 5.29% of its headline, with the middle half between 2.94% and 7.69%. Jumeirah Islands has the deepest community median in Dubai at 10.15% over 11 ranked projects, DAMAC Hills 2 the shallowest at 1.89%. Among builders, Dugasta writes the deepest terms at 15.19% across 8 projects and Eagle Hills the tightest at 2.32%.

This is a financing term, not a price cut, and it is worth reading next to a rate rather than instead of one. The two rate columns show it: the median asking rate for the address, and the same rate multiplied by the plan's present value. 1,937 of 2,924 tracked off-plan projects reach this table, 66% of the book. The rest publish no schedule we can price or carry a handover date that has already passed, and they are absent rather than estimated.

Median plan discount

5.29%

1,937 ranked projects at 5.0%

Deepest community

10.15%

Jumeirah Islands, 11 projects

Deepest developer

15.19%

Dugasta, 8 projects

Coverage

66%

1,937 of 2,924 off-plan projects

45 communities with 10+ ranked projects

Dubai communities by median plan discount

sort any column by its heading

Dot is the median AED per sqft, bar is p25 to p75, dashed rule is the Dubai median at 2,021. Figures after each name are the median AED per sqft and the base count.

1,1281,9472,7662,519

The first 20 of 45 rows, in the order of the table below. Where a row publishes a p25 to p75 band it is drawn as the bar; where it does not, only the median is plotted.

#	Community	Ranked projects	Median plan discount	p25 to p75	Deepest project	Tail length stated	Median AED/sqft	Effective AED/sqft	Of tracked
1	Jumeirah Islands	11	10.15%	7.56% to 11.42%	12.45%	all	2,519	2,306	11 of 13
2	Jebel Ali	17	9.13%	4.64% to 9.97%	15.49%	16 of 17	1,833	1,694	17 of 37
3	Expo City Dubai	13	8.10%	5.70% to 9.85%	10.63%	9 of 13	1,916	1,837	13 of 22
4	Dubai Creek Harbour	19	7.69%	3.24% to 8.99%	9.89%	all	2,440	2,317	19 of 55
5	Dubai Investments Park	38	7.28%	6.80% to 7.89%	11.38%	all	1,554	1,468	38 of 74
6	Dubai Industrial City	21	7.04%	5.49% to 11.69%	18.34%	15 of 21	1,438	1,269	21 of 27
7	Motor City	18	6.46%	4.11% to 8.14%	10.71%	all	1,946	1,785	18 of 25
8	The Oasis by Emaar	11	6.37%	5.41% to 7.79%	9.08%	all	1,688	1,595	11 of 22
9	Dubai Maritime City	29	6.30%	2.49% to 9.13%	11.99%	25 of 29	2,766	2,580	29 of 39
10	Dubailand	81	6.03%	4.46% to 9.15%	11.18%	80 of 81	1,518	1,401	81 of 117
11	DAMAC Islands	18	5.93%	5.93% to 6.80%	9.38%	all	1,128	1,025	18 of 28
12	Mina Rashid	21	5.83%	4.38% to 8.49%	10.47%	all	2,454	2,315	21 of 27
13	Bukadra	31	5.71%	3.70% to 6.93%	10.41%	29 of 31	2,300	2,211	31 of 33
14	Dubai South	104	5.68%	3.60% to 6.96%	20.72%	88 of 104	1,342	1,270	104 of 165
15	Wasl Gate	18	5.55%	4.50% to 7.39%	10.77%	16 of 18	1,335	1,275	18 of 21
16	Dubai Land Residence Complex	80	5.53%	3.43% to 7.68%	14.94%	69 of 80	1,375	1,315	80 of 103
17	The Valley	27	5.41%	2.85% to 6.14%	12.41%	all	1,205	1,146	27 of 57
18	Nad Al Sheba	20	5.39%	2.92% to 6.65%	9.14%	all	2,578	2,382	20 of 29
19	Palm Jebel Ali	28	5.29%	3.46% to 5.49%	11.24%	all	2,362	2,237	28 of 49
20	International City	10	5.12%	3.31% to 6.49%	8.89%	9 of 10	1,299	1,216	10 of 27
21	Dubailand Residence Complex	11	4.85%	2.55% to 5.80%	8.65%	all	1,383	1,344	11 of 15
22	Dubai Production City	25	4.71%	3.77% to 7.52%	21.39%	23 of 25	1,362	1,274	25 of 37
23	Town Square	21	4.61%	3.28% to 6.34%	9.75%	all	1,393	1,333	21 of 42
24	Jumeirah Village Circle	105	4.55%	2.28% to 6.82%	16.11%	96 of 105	1,547	1,469	105 of 295
25	Dubai Islands	145	4.50%	2.94% to 6.17%	16.62%	139 of 145	2,372	2,248	145 of 187
26	Dubai Sports City	14	4.48%	2.85% to 7.35%	9.73%	all	1,497	1,432	14 of 35
27	Jumeirah Village Triangle	33	4.48%	2.99% to 6.78%	9.87%	26 of 33	1,800	1,717	33 of 68
28	Dubai Harbour	14	4.46%	1.56% to 6.73%	8.09%	all	4,000	3,732	14 of 26
29	Palm Jumeirah	19	4.22%	1.27% to 6.23%	11.00%	all	5,993	5,617	19 of 53
30	Al Warsan	18	4.10%	2.15% to 7.05%	15.44%	17 of 18	1,208	1,135	18 of 35
31	Majan	29	3.76%	1.91% to 6.84%	10.27%	27 of 29	1,526	1,470	29 of 53
32	Dubai Hills Estate	30	3.74%	1.18% to 6.59%	8.30%	all	2,409	2,268	30 of 70
33	Meydan	32	3.70%	1.96% to 6.12%	10.93%	31 of 32	2,165	2,070	32 of 100
34	Al Satwa	28	3.54%	2.08% to 5.59%	8.20%	all	2,313	2,211	28 of 54
35	Al Jaddaf	15	3.51%	2.13% to 5.27%	7.80%	all	2,087	2,016	15 of 41
36	Arjan	21	3.49%	1.36% to 7.74%	12.06%	20 of 21	1,706	1,591	21 of 61
37	Business Bay	49	3.32%	2.12% to 7.57%	15.34%	46 of 49	3,243	2,926	49 of 134
38	Downtown Dubai	14	3.26%	1.61% to 5.01%	12.35%	all	3,852	3,650	14 of 42
39	Jumeirah Lake Towers	10	3.26%	1.51% to 7.10%	8.98%	9 of 10	2,379	2,271	10 of 32
40	Dubai Science Park	10	3.25%	2.17% to 5.28%	9.76%	8 of 10	1,779	1,747	10 of 21
41	Dubai Marina	12	3.11%	1.45% to 4.98%	11.40%	all	2,934	2,869	12 of 34
42	Mohammed Bin Rashid City	37	2.73%	1.18% to 5.36%	8.97%	36 of 37	1,918	1,846	37 of 89
43	DAMAC Lagoons	14	2.68%	1.79% to 4.17%	8.54%	all	1,675	1,607	14 of 46
44	Al Furjan	34	2.62%	1.22% to 4.98%	10.30%	33 of 34	1,451	1,397	34 of 89
45	DAMAC Hills 2	14	1.89%	1.22% to 2.50%	3.47%	all	1,256	1,227	14 of 35

"Ranked projects" is the base the median is computed over, and "of tracked" is that base against every project the corpus holds at the address, ranked or not. Where the two are far apart the median describes the schedules we could price, not the whole address.

46 developers with 8+ ranked projects

Developers by median plan discount

sort any column by its heading

#	Developer	Ranked projects	Median plan discount	p25 to p75	Deepest project	Tail length stated	Effective AED/sqft	Of tracked
1	Dugasta	8	15.19%	9.35% to 15.44%	16.68%	all	1,636	8 of 13
2	GJ	10	9.48%	4.73% to 9.74%	12.80%	all	513	10 of 21
3	Beyond	18	9.15%	7.60% to 10.08%	10.88%	17 of 18	2,592	18 of 28
4	Expo City Dubai	10	8.15%	5.51% to 10.01%	10.63%	6 of 10	1,777	10 of 19
5	Modon	16	7.76%	4.22% to 11.16%	14.44%	all	1,591	16 of 25
6	Reportage	29	7.43%	4.35% to 9.20%	11.38%	all	1,496	29 of 51
7	BT	9	7.32%	6.31% to 7.67%	10.69%	5 of 9	1,053	9 of 10
8	Reef Luxury	8	7.16%	2.50% to 8.68%	11.30%	7 of 8	1,501	8 of 9
9	Sobha Realty	76	7.06%	4.27% to 9.13%	15.34%	all	2,257	76 of 109
10	Zoya	11	7.04%	6.15% to 8.89%	11.69%	10 of 11	1,222	11 of 12
11	Tiger Properties	16	7.01%	3.22% to 8.99%	12.56%	13 of 16	2,005	16 of 31
12	Danube	17	6.73%	3.51% to 10.15%	12.68%	13 of 17	2,001	17 of 31
13	RAK	15	6.73%	4.91% to 8.59%	9.81%	all	1,845	15 of 38
14	Alef	22	6.73%	3.25% to 10.07%	17.24%	12 of 22	1,014	22 of 47
15	Aldar	76	6.38%	4.69% to 8.63%	14.56%	74 of 76	1,597	76 of 159
16	Dubai South Properties	11	6.29%	2.77% to 6.82%	10.80%	6 of 11	1,110	11 of 25
17	LEOS International	9	6.28%	3.77% to 7.22%	7.79%	8 of 9	1,438	9 of 13
18	AG	8	6.28%	3.98% to 8.39%	10.52%	all	931	8 of 10
19	Emaar	165	6.25%	3.79% to 7.89%	11.19%	all	1,804	165 of 332
20	Arada	36	6.07%	4.76% to 8.61%	12.35%	all	1,194	36 of 85
21	Burtville	11	6.07%	5.41% to 7.23%	7.75%	all	1,563	11 of 15
22	Wasl	17	6.04%	4.76% to 7.57%	10.77%	16 of 17	1,404	17 of 25
23	Ellington	41	5.98%	2.56% to 7.62%	9.79%	all	2,456	41 of 88
24	Meraas	34	5.79%	2.56% to 7.36%	11.90%	all	2,820	34 of 97
25	Mira Developments	9	5.73%	1.12% to 8.44%	12.84%	8 of 9	1,972	9 of 11
26	Iman Developers	8	5.68%	3.71% to 8.75%	9.28%	all	1,717	8 of 16
27	GFS	14	5.51%	5.47% to 7.63%	9.39%	0 of 14	1,205	14 of 15
28	Avenew	10	5.23%	4.92% to 6.14%	8.58%	all	2,556	10 of 13
29	Mr Eight	8	5.11%	4.48% to 6.66%	10.68%	all	3,620	8 of 8
30	H&H	11	5.06%	2.97% to 7.41%	11.01%	all	3,602	11 of 30
31	Taraf	12	4.97%	1.84% to 5.95%	13.63%	all	1,393	12 of 16
32	Bloom Holding	10	4.92%	4.58% to 5.52%	9.69%	7 of 10	1,379	10 of 26
33	Nshama	22	4.74%	3.36% to 6.25%	9.75%	all	1,350	22 of 43
34	BNW	11	4.72%	3.39% to 5.28%	10.88%	all	2,396	11 of 14
35	Deyaar	11	4.69%	3.70% to 5.03%	12.15%	all	1,338	11 of 26
36	Object 1	40	4.50%	3.25% to 5.74%	8.50%	30 of 40	1,537	40 of 61
37	Prestige One	11	4.14%	3.11% to 6.01%	8.98%	10 of 11	1,946	11 of 18
38	DAMAC	103	4.12%	2.28% to 6.89%	11.99%	all	1,538	103 of 249
39	Omniyat	11	3.92%	1.25% to 4.73%	7.57%	all	7,964	11 of 22
40	Samana	35	3.91%	2.36% to 6.97%	21.39%	33 of 35	1,780	35 of 61
41	Nakheel	48	3.82%	2.04% to 5.29%	11.24%	all	2,222	48 of 97
42	Majid Al Futtaim	12	3.66%	1.10% to 5.36%	10.15%	all	1,700	12 of 21
43	Imtiaz	32	3.47%	2.37% to 5.03%	12.07%	30 of 32	1,765	32 of 47
44	Azizi	50	3.42%	2.16% to 4.92%	10.88%	48 of 50	1,735	50 of 134
45	Binghatti	34	2.80%	1.70% to 3.65%	7.81%	all	2,079	34 of 85
46	Eagle Hills	11	2.32%	1.75% to 4.75%	12.33%	10 of 11	1,450	11 of 37

Developer rows cover the builder's full tracked portfolio across every emirate, because payment terms are a company policy rather than an address one. Splitting a builder by emirate would rank it twice on half the evidence each time.

Definitions and thresholds

How this is computed

Each published payment plan is placed on a month timeline from 2026-09-02: booking at month zero, construction instalments spread evenly to the stated handover, the handover instalment at handover, and any post-handover tail spread across the months the plan states. Each step is discounted at 5.0% a year compounded monthly, and the plan's present value is divided by its own stated total, so a schedule that scrapes to 95% is not quietly cheapened by the shortfall. The plan discount is one minus that value. Where a project publishes several plans at the same headline price the deepest deferral is used, because a rational buyer takes it; plans whose name sells a cash discount are excluded from that choice, since their headline is not the headline we hold. A project is ranked only with an exact future handover date and a plan totalling 95 to 105%: 661 off-plan projects publish no schedule we can price, 222 carry a handover date already in the past so there is nothing left to discount, and 104 publish a schedule but no price. 113 of the 1,937 ranked projects needed an assumed 24 month tail length because the plan did not state one, which understates their discount; the "tail length stated" column shows where that applies. The 5.0% rate sets the size of the discount, not the order of it: the project ranking correlates 0.99998 between 3% and 5.0%. No rent, no capital growth and no handover-delay risk is credited. Payment plan and handover data as published, July 2026. Figures are OffplanIndex aggregates over developer-published project facts and unit inventories, not a copy of any listing database.

Full definitions, exclusion rules and sources are in the methodology, and what we do and do not republish is set out in the data policy. Built 2026-09-02 from data observed to 2026-07-30. Not investment advice.

Same data, different question

Related rankings

Payment plan norms

Lowest pre-handover payment plans in Dubai off-plan

Communities and developers ranked by how little is due before you get the keys.

Community benchmark

Cheapest Dubai communities by off-plan price per sqft

Dubai communities from the lowest median asking price per sqft upward.

Developer benchmark

Off-plan developers ranked from the lowest price per sqft

Developers from the lowest median asking price per sqft upward.

Delivery pipeline 2028

Dubai communities by off-plan handovers due in 2028

Which communities carry the 2028 completion book, with units due and the price per sqft of that cohort.

Or start from a place: every community and every developer has its own benchmark page, and all rankings are listed together.

Dubai Off-Plan Q3 2026

The full report: every community, every developer, ranked.

Plan value benchmark in context: price per sqft by community and developer, payment plan structures ranked by cash due before handover, the 2026 to 2029 delivery pipeline, and the CSV behind every table. PDF plus data, delivered instantly.

Get the report, USD 79 or the agent seat, USD 99/mo free 5 page sample (PDF)