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/licence

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 1,888 projects with a schedule we can price, the median plan is worth 5.13% of its headline, with the middle half between 2.89% and 7.49%. Jumeirah Islands has the deepest community median in Dubai at 9.92% over 11 ranked projects, DAMAC Hills 2 the shallowest at 2.01%. Among builders, Dugasta writes the deepest terms at 14.93% across 8 projects and Eagle Hills the tightest at 2.19%.

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. 1,888 of 2,962 tracked off-plan projects reach this table, 64% 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

5.13%

1,888 ranked projects at 5.0%

Deepest community

9.92%

Jumeirah Islands, 11 projects

Deepest developer

14.93%

Dugasta, 8 projects

Coverage

64%

1,888 of 2,962 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	9.92%	7.35% to 11.19%	12.20%	all	2,519	2,312	11 of 13
2	Jebel Ali	17	8.92%	4.35% to 9.70%	15.21%	16 of 17	1,833	1,700	17 of 37
3	Expo City Dubai	13	7.90%	5.45% to 9.64%	10.41%	9 of 13	1,916	1,843	13 of 21
4	Dubai Creek Harbour	19	7.49%	3.04% to 8.73%	9.69%	all	2,440	2,322	19 of 54
5	Dubai Investments Park	38	7.08%	6.60% to 7.68%	11.10%	all	1,554	1,472	38 of 73
6	Dubai Industrial City	21	6.80%	5.20% to 11.47%	18.08%	15 of 21	1,438	1,272	21 of 27
7	Motor City	18	6.21%	3.89% to 7.86%	10.44%	all	1,946	1,790	18 of 25
8	The Oasis by Emaar	11	6.17%	5.19% to 7.58%	8.88%	all	1,688	1,598	11 of 20
9	Dubai Maritime City	29	6.03%	2.21% to 8.87%	11.75%	25 of 29	2,766	2,587	29 of 39
10	Dubailand	81	5.77%	4.20% to 8.88%	10.91%	80 of 81	1,518	1,404	81 of 117
11	DAMAC Islands	18	5.73%	5.73% to 6.60%	9.19%	all	1,128	1,027	18 of 27
12	Mina Rashid	21	5.62%	4.19% to 8.29%	10.28%	all	2,454	2,320	21 of 27
13	Dubai South	100	5.54%	3.40% to 6.83%	20.47%	84 of 100	1,328	1,264	100 of 171
14	Bukadra	31	5.49%	3.48% to 6.71%	10.20%	29 of 31	2,300	2,217	31 of 33
15	Nad Al Sheba	18	5.46%	3.08% to 6.45%	8.90%	all	2,608	2,452	18 of 29
16	Dubai Land Residence Complex	78	5.37%	3.37% to 7.54%	14.68%	67 of 78	1,377	1,321	78 of 103
17	The Valley	26	5.30%	2.89% to 5.99%	12.12%	all	1,205	1,153	26 of 50
18	Wasl Gate	18	5.30%	4.24% to 7.15%	10.52%	16 of 18	1,335	1,279	18 of 21
19	Palm Jebel Ali	28	5.10%	3.26% to 5.30%	11.03%	all	2,362	2,241	28 of 49
20	International City	10	4.81%	3.08% to 6.20%	8.65%	9 of 10	1,299	1,220	10 of 28
21	Dubailand Residence Complex	11	4.57%	2.27% to 5.56%	8.42%	all	1,383	1,348	11 of 15
22	Jumeirah Village Circle	97	4.54%	2.27% to 6.74%	15.82%	89 of 97	1,555	1,477	97 of 294
23	Dubai Sports City	12	4.39%	3.91% to 7.62%	9.56%	all	1,477	1,345	12 of 35
24	Dubai Production City	25	4.38%	3.60% to 7.24%	21.12%	23 of 25	1,362	1,278	25 of 39
25	Palm Jumeirah	17	4.31%	0.98% to 6.68%	10.84%	all	6,329	5,664	17 of 52
26	Town Square	21	4.26%	2.96% to 6.05%	9.46%	all	1,393	1,337	21 of 42
27	Dubai Islands	143	4.23%	2.67% to 5.88%	16.38%	137 of 143	2,372	2,253	143 of 191
28	Dubai Harbour	14	4.23%	1.29% to 6.47%	7.89%	all	4,000	3,742	14 of 26
29	Jumeirah Village Triangle	33	4.20%	2.77% to 6.57%	9.60%	26 of 33	1,800	1,722	33 of 69
30	Dubai Hills Estate	28	3.97%	1.75% to 6.43%	8.10%	all	2,372	2,268	28 of 70
31	Arjan	20	3.90%	1.51% to 7.64%	11.83%	19 of 20	1,706	1,595	20 of 61
32	Al Warsan	18	3.83%	1.84% to 6.77%	15.19%	17 of 18	1,208	1,138	18 of 35
33	Al Jaddaf	14	3.62%	2.11% to 5.34%	7.54%	all	2,076	2,020	14 of 41
34	Meydan	31	3.62%	1.86% to 5.85%	10.66%	30 of 31	2,165	2,071	31 of 102
35	Majan	28	3.59%	2.39% to 6.72%	10.04%	26 of 28	1,539	1,486	28 of 57
36	Al Satwa	27	3.33%	1.88% to 5.38%	7.93%	all	2,311	2,198	27 of 55
37	Business Bay	47	3.29%	1.98% to 7.39%	15.16%	45 of 47	3,275	3,001	47 of 134
38	Downtown Dubai	14	3.00%	1.40% to 4.78%	12.11%	all	3,852	3,659	14 of 42
39	Dubai Science Park	10	2.99%	1.89% to 4.99%	9.48%	8 of 10	1,779	1,751	10 of 22
40	Jumeirah Lake Towers	10	2.99%	1.23% to 6.86%	8.77%	9 of 10	2,379	2,278	10 of 32
41	Mohammed Bin Rashid City	33	2.85%	1.22% to 5.13%	8.74%	32 of 33	1,938	1,873	33 of 89
42	Dubai Marina	12	2.83%	1.21% to 4.71%	11.16%	all	2,934	2,876	12 of 33
43	Al Furjan	32	2.41%	1.00% to 4.79%	10.04%	31 of 32	1,453	1,406	32 of 89
44	DAMAC Lagoons	14	2.41%	1.58% to 3.92%	8.25%	all	1,675	1,611	14 of 46
45	DAMAC Hills 2	12	2.01%	1.30% to 2.41%	3.21%	all	1,044	1,026	12 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.

45 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	14.93%	9.08% to 15.19%	16.43%	all	1,641	8 of 14
2	GJ	10	9.20%	4.52% to 9.46%	12.53%	all	514	10 of 22
3	Beyond	18	8.88%	7.34% to 9.82%	10.62%	17 of 18	2,599	18 of 27
4	Expo City Dubai	10	7.90%	5.26% to 9.79%	10.41%	6 of 10	1,782	10 of 18
5	Tiger Properties	15	7.61%	4.07% to 9.04%	12.30%	12 of 15	1,941	15 of 31
6	Modon	16	7.47%	3.95% to 10.90%	14.17%	all	1,596	16 of 25
7	Reportage	28	7.31%	4.19% to 8.95%	11.10%	all	1,501	28 of 53
8	Danube	16	7.31%	4.22% to 10.00%	12.46%	12 of 16	2,048	16 of 31
9	BT	9	7.09%	6.08% to 7.44%	10.52%	5 of 9	1,056	9 of 10
10	Reef Luxury	8	6.91%	2.23% to 8.40%	11.05%	7 of 8	1,505	8 of 9
11	Sobha Realty	75	6.81%	4.05% to 8.92%	15.16%	all	2,265	75 of 109
12	Zoya	11	6.80%	5.90% to 8.64%	11.47%	10 of 11	1,225	11 of 13
13	Arada	35	6.55%	4.45% to 8.32%	12.11%	all	1,202	35 of 90
14	RAK	14	6.47%	5.20% to 8.53%	9.54%	all	1,856	14 of 37
15	Alef	22	6.47%	2.95% to 9.79%	16.98%	12 of 22	1,017	22 of 47
16	Aldar	75	6.16%	4.54% to 8.49%	14.21%	73 of 75	1,601	75 of 168
17	Dubai South Properties	11	6.05%	2.53% to 6.57%	10.52%	6 of 11	1,113	11 of 26
18	Emaar	162	6.04%	4.13% to 7.69%	11.02%	all	1,813	162 of 321
19	LEOS International	9	5.99%	3.49% to 6.98%	7.57%	8 of 9	1,442	9 of 13
20	Burtville	11	5.90%	5.20% to 7.01%	7.58%	all	1,566	11 of 14
21	Wasl	17	5.83%	4.45% to 7.32%	10.52%	16 of 17	1,407	17 of 25
22	Ellington	41	5.77%	2.34% to 7.42%	9.60%	all	2,462	41 of 88
23	Meraas	34	5.58%	2.36% to 7.14%	11.67%	all	2,828	34 of 98
24	Mira Developments	9	5.53%	0.85% to 8.17%	12.58%	8 of 9	1,977	9 of 11
25	Iman Developers	8	5.45%	3.56% to 8.50%	9.02%	all	1,721	8 of 17
26	GFS	14	5.23%	5.18% to 7.35%	9.14%	0 of 14	1,209	14 of 15
27	Avenew	10	4.97%	4.67% to 5.87%	8.32%	all	2,563	10 of 13
28	Mr Eight	8	4.83%	4.20% to 6.41%	10.45%	all	3,631	8 of 8
29	H&H	11	4.75%	2.67% to 7.16%	10.75%	all	3,613	11 of 30
30	Taraf	11	4.74%	2.38% to 5.68%	13.36%	all	1,397	11 of 16
31	Bloom Holding	10	4.65%	4.30% to 5.24%	9.43%	7 of 10	1,383	10 of 28
32	BNW	11	4.51%	3.15% to 5.05%	10.62%	all	2,403	11 of 14
33	Object 1	39	4.49%	3.09% to 5.51%	8.26%	29 of 39	1,540	39 of 61
34	Deyaar	11	4.42%	3.41% to 4.72%	11.91%	all	1,342	11 of 26
35	Nshama	22	4.40%	3.04% to 5.95%	9.46%	all	1,354	22 of 43
36	DAMAC	101	3.99%	2.11% to 6.72%	11.75%	all	1,544	101 of 247
37	Prestige One	11	3.91%	2.88% to 5.79%	8.77%	10 of 11	1,950	11 of 18
38	Majid Al Futtaim	11	3.78%	1.66% to 6.11%	9.92%	all	1,483	11 of 21
39	Samana	35	3.72%	2.14% to 6.78%	21.12%	33 of 35	1,784	35 of 63
40	Omniyat	11	3.67%	0.96% to 4.50%	7.32%	all	7,987	11 of 22
41	Nakheel	48	3.58%	1.83% to 5.10%	11.03%	all	2,227	48 of 100
42	Azizi	47	3.35%	2.09% to 4.71%	10.62%	45 of 47	1,717	47 of 134
43	Imtiaz	32	3.22%	2.13% to 4.78%	11.86%	30 of 32	1,769	32 of 48
44	Binghatti	34	2.54%	1.48% to 3.43%	7.54%	all	2,084	34 of 86
45	Eagle Hills	10	2.19%	1.63% to 4.66%	12.04%	9 of 10	1,762	10 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 2026-10-02: 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%: 699 off-plan projects publish no schedule we can price, 282 carry a handover date already in the past so there is nothing left to discount, and 93 publish a schedule but no price. 111 of the 1,888 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 2026-10-02 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, 79 USD or the agent seat, 99 USD per month free 5 page sample (PDF)