Dubai Land Department register
Flamingo Lux Residence
53 units on the DLD register in Nad Al Shiba First, filed by Eminent Real Estate Development LLC-FZ. 4 sales have been registered against it between 28 Apr 2025 and 1 Nov 2026.
Pending
THE DLD RECORD
| Registered developer entity | Eminent Real Estate Development LLC-FZ |
| Area (DLD) | Nad Al Shiba First |
| Master community | Meydan Racecourse Community |
| Project status | Pending |
| Units registered | 53 |
| Buildings | 1 |
| Registered start | 9 Sep 2023 |
| Registered completion date | 5 May 2025 |
| DLD project number | 3360 |
Mixed-Use Residential Building (G+4F+R).The project designed to have a concrete structure and block with internal and external finishes.
Reproduced from the register verbatim, including its own abbreviations. It is the developer’s filed description, not our assessment of the project.
Source: Dubai Land Department project register. The developer, area, counts and filed dates are as recorded at 2 Nov 2026; the project status and escrow details as at 2 Nov 2026. Construction progress carries the date of the DLD site inspection that produced it, which is a different date again and is stated on the row — where the register holds no dated inspection, no percentage is published rather than an undated one. “Registered completion date” is the completion date on file at DLD; it is a date on record, not a guarantee of handover, and where that date has already passed it means only that the register has not been updated, not that the project handed over. Units counted as registered apartments plus registered villas. Figures on this panel are the registry’s, and are stated as at different dates from the transaction figures elsewhere on the page. Registered completion: May 2025.
REGISTERED SALE PRICES
4 sales were registered against Flamingo Lux Residence between 28 Jul 2026 and 17 Sep 2026 — a span of 2 months. Those are completed registrations at the Dubai Land Department, not asking prices or listings.
The two figures behind that percentage are not drawn on the same population. This project’s median covers every registration type across the whole register we hold (28 Apr 2025 to 1 Nov 2026). The area figure covers resale only in MEYDAN AVENUE over the 12 months to 1 Nov 2026, pooled on the transaction register’s own area name, which does not always match the project register’s name shown above. Unit mix, floor level and view are not controlled for on either side, and neither is use class: DLD registers offices and shops as units, so registered retail and office sales are pooled into both figures, and retail trades at a materially higher rate per square foot than residential stock in the same building. In sectors where commercial space is a large share of what registers, the area figure sits well above the residential rate. Read it as an indication of where this project sits in its area, not as a like-for-like comparison.
Q3 2026: median 2,121 from 4 registered sales — a small sample.
| Type | Sales | Median size | Median AED/sqft |
|---|---|---|---|
| 2 bedrooms | 3 | 1,158 sqft | 2,160 |
| 3 bedrooms | 1 | 1,777 sqft | 2,082 |
Every band shows its median with its sale count. A band with fewer than 5 registered sales is shown in a lighter tone: read it as those sales, not as the rate for that unit type.
| Registration type | Sales | Median AED/sqft |
|---|---|---|
| Registered before completion | 0 | — |
| Registered after completion | 4 | 2,121 |
DLD splits registrations by timing: an off-plan registration is entered before the unit legally completes, an existing registration after. Where both appear, the gap between them reflects that difference as much as any movement in value. A side with fewer than 5 registered sales is shown in a lighter tone: read it as those sales, not as a rate.
| Building | Sales |
|---|---|
| FLAMINGO LUX RESIDENCE | 4 |
| Date | Type | Unit | Size | Price | AED/sqft |
|---|---|---|---|---|---|
| 17 Sep 2026 | Existing | 2 bedrooms | 1,670 sqft | AED 3,698,381 | 2,215 |
| 20 Aug 2026 | Existing | 2 bedrooms | 1,158 sqft | AED 2,499,840 | 2,160 |
| 5 Aug 2026 | Existing | 3 bedrooms | 1,777 sqft | AED 3,700,000 | 2,082 |
| 28 Jul 2026 | Existing | 2 bedrooms | 1,094 sqft | AED 2,111,200 | 1,930 |
Basis: Dubai Land Department transaction register, arm’s-length sales of units and villas only. Gifts, mortgage registrations, zero-price rows, land plots and whole-building transfers are excluded, as are AED/sqft values outside 100–20,000. Figures are medians, not averages. The register we hold runs from 28 Apr 2025 to 1 Nov 2026; 28 Apr 2025 is the earliest date in our copy of the register, not the date this project started selling, so the counts above are of sales registered in that window rather than since launch. This page is a dated extract taken on 2 Nov 2026, not a live query. Past registered prices are evidence of what has been paid, not a forecast of future value.
Location
REGISTERED SALES NEARBY
These are the values DLD records against this project’s own registered sales, not a distance we measured. Where a project’s sales disagree, the most frequently recorded value is shown.
Same area, similar size
COMPARABLY SIZED PROJECTS IN NAD AL SHIBA FIRST
Next step
ASK US ABOUT Flamingo Lux Residence
This page is the public register — the project record as at 2 Nov 2026, and the transaction register to 1 Nov 2026.
AVAILABILITY
On the register53 units
From the DLD project record as at 2 Nov 2026, filed at status “Pending” as at 2 Nov 2026.
Not on the registerWhat is available now
PRICE
On the register4 registered sales
Prices already paid, registered between 28 Apr 2025 and 1 Nov 2026.
Not on the registerAt what price
PAYMENT TERMS
On the register—
The DLD project register carries no payment-plan data of any kind.
Not on the registerOn what payment terms
THE SPECIFIC UNIT
On the register4 recent registrations
Listed above with date, size, price and AED per square foot.
Not on the registerHow the specific unit compares with the ones already registered
Tell us your budget and objective and we will come back with the current position.
