AvailableOff-Plan
🟡 2-yr Property VisaBusiness Bay
Bayz 101 by Danube
DanubeView
- Price from
- €410,000
- Yield
- 7.5%
- Size
- 64 m²
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Off-PlanAvailableThe Oasis by Emaar, Dubailand🟢 Golden Visa eligible
The Oasis — Mirage
- Price from
- €2,200,000
- Beds
- 4
- Size
- 510 m²
- Yield
- 5.5%
- Handover
- Dec 2028
- Type
- Off-Plan
About this property
Premium villas on the lagoon edge in the 100 million m² Oasis masterplan. Seven bedrooms, own jetty, two pools, family-office service. Emaar's answer to Damac Hills Premium.
Calculation
Investment calculator
5%25%100%
10–25 years
Annual fixed rate
Down Payment Amount
€550,000
Loan Amount
€1,650,000
Monthly Mortgage
€12,622
Monthly Gross Rent
€10,083
Net Rental Yield
4.4%
Monthly Cash Flow
-€4,556
IRR (p.a.)
313,842,809,612,520.3%
Note: Estimates only. IRR over the holding period incl. ~7% acquisition costs, ~3% p.a. appreciation and a sale at term end. Not financial advice.
Full cost breakdown
Line itemAmount
- Purchase priceConverted at 1 EUR = 4.00 AED
- AED 8,800,000≈ €2,200,000
- DLD transfer fee4 % of purchase price
- AED 352,000≈ €88,000
- DLD admin feeAED 580 flat
- AED 580≈ €145
- Trustee office feeAED 4,200 flat (price ≥ AED 500,000)
- AED 4,200≈ €1,050
- Broker commission2 % of price + 5 % VAT
- AED 184,800≈ €46,200
- Title deed issuanceAED 525 flat
- AED 525≈ €131
- NOC fee (developer)AED 1,500 estimate (varies AED 1,000–5,000 by developer)
- AED 1,500≈ €375
- TotalPurchase price plus all fees
- AED 543,605≈ €135,901
As of 2026. Fees may vary. Talk to us for a binding statement.
Risk disclosuresRisk disclosures for this property
Acquiring property in Dubai is an entrepreneurial decision. Please review the following points before submitting an enquiry or placing a reservation.
- Liquidity
- Real estate is an illiquid asset. Capital is committed for the entire hold period; a short-notice exit at your preferred price or timeline is not always possible.
- Off-plan risk
- Projects under construction carry developer-completion and handover risk. Delays are industry-common; in individual cases the handover may shift relative to the originally communicated date.
- Currency risk
- The AED is pegged to the USD. Investors whose home currency is not USD (e.g. EUR, GBP, CHF) bear translation risk: USD/EUR fluctuations affect returns and valuations when measured in the home currency.
- Service charges
- Service charges and maintenance fees are validated annually by RERA and can rise. The figures shown in the listing are estimates, not guarantees.
- Yield figures
- All rental-yield figures are forward-looking projections based on comparable micro-markets. Actual vacancy and rental levels may differ.
- Past performance
- Past performance is not a reliable indicator of future results. Market, interest-rate and regulatory changes can materially affect performance.
- Regulatory framework
- Heinzmann Partners Real Estate LLC is licensed by the Real Estate Regulatory Agency (RERA) of the Dubai Land Department and operates under Dubai Law No. 7 of 2006 and the UAE AML framework (Federal Decree-Law No. 20 of 2018).
These disclosures do not replace individual tax or legal advice. We recommend conducting independent due diligence before any investment.
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Closing
One call. 60 minutes. No commitment.
An initial conversation in German or English — personal, confidential, no sales pressure. Usually within 48 hours.
- Phone
- +49 1525 9575419
- +49 1525 9575419
- Office
- Deira · Dubai