AL ARYAM PHASE TWO L.L.C · Selling since 2014 · recent sales mostly resales
completed per DLD · 100% complete · villa complex · 483 villas · 104 plots · DLD target completion December 2017
Registered developer: AL ARYAM PHASE TWO L.L.C (DLD no. 994)
Escrow account with Noor Bank · Zoned by Dubai Development Authority (DDA)
From the Land Department’s projects file published 15 June 2026. These are the register’s own entries, not a status we determined, and they change only when DLD republishes the file. An escrow account being recorded is not an assurance about the project.
AED 1,093/sqft
+9.8%
84 months
Registered resales here span 84 months. The CAGR beside this is drawn from them; a figure for what they will do next is a scenario you set on the returns page.
Registered DLD sales · medians, not estimates · how we compute this
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Reem - Mira Oasis Community — not an asking price, and not this project’s overall median, which mixes every unit size together.
A year’s rent against what completed homes of that size actually sold for in Reem - Mira Oasis Community over the same twelve months. Prices are this project’s own registered ready sales; off-plan sales are left out because rent is paid on built homes. Rents marked this building are registered new tenancies in Reem - Mira Oasis Community itself; the rest are homes of the same size in Mira, used where Ejari did not name the building.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| 3 beds | AED 3.2M | AED 172,000/yrsame size in Mira | 5.4% | 28 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 3 beds here reads 9.5% instead of 5.4%, because it prices the home at AED 1.81M — the median across every sale on record — rather than the AED 3.2M a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from this building’s own owners-association budget for 2019 — AED 4/sqft, as filed with the Land Department. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 3 beds | AED 11,410 | AED 160,590 | 5.4% | 5.0% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
Over the last twelve months a completed 3-bedroom in Reem - Mira Oasis Community sold for a median AED 3.2M (28 ready sales). These are medians of sales actually registered with the Dubai Land Department, not asking prices. Completed homes only — off-plan registrations are left out, because they sell at a premium and are not the same purchase.
A 3-bedroom rents for a median AED 172,000/yr (homes of about that size in Mira, 153 new tenancies). These are medians of new tenancy contracts registered with Ejari over the last twelve months — what tenants agreed to pay, not advertised asking rents. Ejari names the building on only about one contract in five, and on none that match Reem - Mira Oasis Community, so every figure above is the rent for homes of that size in Mira — the area's rent, not this project's own.
Gross yields on completed homes in Reem - Mira Oasis Community run about 5.4% on a 3-bedroom, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Both halves cover the same period, which is why these read lower than yields quoted against an all-time average price. They are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
0% of the 34 sales registered in Reem - Mira Oasis Community in its most recent twelve months of trading were off-plan, and the rest were completed homes. That window ends at this project's own newest registered sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
The Land Department's register holds 997 sales in Reem - Mira Oasis Community, the earliest registered in 2014. That is when a sale here was first recorded, which is not the same as when the project launched or completed — the transaction register carries no build date, so we do not publish one.
Price vs. Mira median
-31.8%
Priced at or below the area's real median.
Developer track record
2,577 real transactions
3 completed · 0 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →When Reem - Mira Oasis Community completed in December 2017, 0 other other projects in Mira were also completing within 6 months — a useful reference point for how crowded the handover window actually was. Separately, 7 more other projects in Mira are still in the pipeline overall.
Transport, schools, healthcare, and daily essentials within 3 km.
489 m
Spinneys
Straight-line distances — actual walking or driving routes will be longer. Measured from the centre of Mira — we couldn't pin this project's exact address, so treat these as area-level, not door-to-door. Places data from OpenStreetMap.
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the median here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to open an official system on the day: the agent's licence, the project's escrow, and its registered status.