Off-planEmaar South

Golf Vale

Golf Vale at Emaar South by Emaar: 1–3 bedroom apartments and 3-bedroom townhouses around an 18-hole championship golf course, from AED 1.10M, handover March 2030.

DeveloperEmaar

Entry priceAED 1.1MStarting price as published by the developer

Median registered / sqftAED 1,663Median of 245 DLD sales, Apr 2026 – Sep 2026

HandoverMar 2030Expected completion, subject to confirmation

CommunityEmaar South

Overview

Project brief

GOLF-SIDE APARTMENTS AND TOWNHOUSES IN EMAAR SOUTH

Golf Vale is a residential development by Emaar at Emaar South, the Dubai South master community set around an 18-hole championship golf course, near Al Maktoum International Airport and Expo City. Nestled beside the course, the development pairs apartments and townhouses with an amenity deck of pools, sports courts and fitness and yoga areas, and homes designed around clean lines and green, golf-facing views.

The development comprises 262 units: 1, 2 and 3-bedroom apartments together with 3-bedroom townhouses. Apartments run from 672 to 2,167 square feet with starting prices from AED 1.10 million; the townhouses range from roughly 2,789 to 2,816 square feet, from AED 5.06 million.

Emaar has structured the launch around a construction-linked payment plan — a 10% down payment followed by further instalments tied to construction milestones, with the final payment due on completion, estimated for March 2030.

Key information

Price, areas, mix & the masterplan

Total units: 262
Starting price: From AED 1.10 million
Payment plan: Construction-linked (10% down + instalments)
Expected completion: March 2030
Community: Emaar South (Dubai South)
Type: 1–3 Bedroom Apartments & 3-Bedroom Townhouses

Based on initial launch information, subject to change if there are future releases.

UNIT MIX & STARTING PRICES

262 units listed

Share of the 262 units listed in Golf Vale’s published unit mix. Percentages are calculated from the counts in the table below and are not a statement about availability.

1-Bedroom11745%Size (sq ft)672 – 869Starting price (AED)1.10M
2-Bedroom11745%Size (sq ft)986 – 1,314Starting price (AED)1.56M
3-Bedroom228%Size (sq ft)1,724 – 2,167Starting price (AED)2.87M
3-Bedroom Townhouse62%Size (sq ft)2,789 – 2,816Starting price (AED)5.06M

Unit counts, sizes (built-up area) and starting prices per the Emaar fact sheet. Townhouse plot areas are not separately stated in the launch material and are confirmed on request.

THE INVESTMENT CASE

Golf Vale is an off-plan, standard-tier brief: the angle below is qualitative. Where the live Dubai Land Department transaction feed for Emaar South is available, current pricing and PSF trends will be shown alongside — those figures are the basis for any comparison, not the estimates below.

LOCATION: A GOLF-COURSE COMMUNITY IN DUBAI SOUTH

Emaar South is a master community in Dubai South, built around an 18-hole championship golf course, with hotels, retail, healthcare, education and recreation planned across the neighbourhood. Per the Emaar fact sheet, the community offers access to Al Maktoum International Airport, Dubai Marina, Downtown Dubai and Burj Khalifa, and Dubai International Airport. The position pairs a golf-side, low-density setting with proximity to the new airport and Expo City.

APPLICABLE STRATEGIES

Pre-handover resale — the construction-linked plan means a buyer commits limited capital ahead of the 2030 completion; any exit before handover depends on market conditions at the time and should be checked against live DLD data.
Buy-and-hold for rental — golf-side apartments and townhouses near Al Maktoum International Airport and Expo City support long-let demand; yields to be confirmed against current rental evidence.
Owner-occupation — a primary or second home in a golf-course community with an infinity-edge pool, padel court and fitness and yoga amenities.

RISKS & WATCHPOINTS

Off-plan completion risk — delivery is estimated for March 2030; timelines can move, and returns depend on the market at handover, not today's.
Location trade-off — Emaar South sits toward the southern edge of the city; commute times to central districts should be weighed against the value on offer, though proximity to Al Maktoum International Airport is a longer-term driver.
Supply — Dubai South and Emaar South have a substantial delivery pipeline; concurrent handovers can affect near-term resale and rental pricing.
Service charges — golf-community and amenity-led developments carry service charges that affect net yield; current rates confirmed on request.

Payment structure

PAYMENT SCHEDULE

Handover Mar 2030

9 instalments as published for this project, totalling 100% of the purchase price. Amounts in AED are calculated from the entry price of AED 1,100,000 stated on this brief and are illustrative only — the sum payable depends on the unit selected and the price agreed.

Cumulative share of purchase price — each block is one instalment

First instalment: 10%Cumulative at final instalment: 100%

Instalment	Share	Cumulative	When due	Amount (AED)
Down payment	10%	10%	On booking	AED 110,000
2nd	10%	20%	May 2026	AED 110,000
3rd	10%	30%	November 2026	AED 110,000
4th	10%	40%	May 2027	AED 110,000
5th	10%	50%	November 2027	AED 110,000
6th	10%	60%	40% construction · February 2028	AED 110,000
7th	10%	70%	60% construction · August 2028	AED 110,000
8th	10%	80%	80% construction · January 2029	AED 110,000
9th (completion)	20%	100%	100% construction · March 2030	AED 220,000
Total	100%			AED 1,100,000

Percentages as published for this project and subject to change by the developer between releases. Amounts shown exclude Dubai Land Department transfer and registration fees, service charges and any other purchase costs, and are not a quotation. Mitchell's Commercial Real Estate is the trading brand of Stephen James Mitchell, RERA-licensed broker BRN 68593.

Location

AREA, COMMUNITY & CONNECTIVITY

Golf Vale is in the Emaar South area.

Location record

Area: Emaar South

Area and community are from our own project record, not the DLD register.

Area and community: our own project record. Neither is a survey, and neither is a substitute for your own site visit.

Location

Golf Vale — Emaar South, Emaar South

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Fact sheet967 KB Brochure4.05 MB

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HOW THIS PRICES AGAINST THE MARKET

Registered evidence · as at 8 Sep 2026

Every figure below is derived from arm’s-length sales registered with the Dubai Land Department — completed transactions, not asking prices. The register was read on 12 Sep 2026. The most recent qualifying sale at Golf Vale is dated 8 Sep 2026. Medians are of AED per square foot across all unit types unless stated otherwise.

Median AED / sqft — Golf Vale against its benchmarks

Golf Valen = 245 registered sales since Apr 2026

1,663AED / sqft

this project

Madinat Al MataarArea median, off-plan properties · n = 14,707 sales

1,686AED / sqft

−1.4%discount

Premium and discount compare Golf Vale’s median AED/sqft with each benchmark median from the same extract; n is the number of registered sales behind each median. A premium is neither good nor bad in itself — it reflects specification, unit mix, floor level and how recently the sales were registered. Bar length is proportional to the median shown.

Registered price trend

+13.1%

median AED/sqft, 2026 Q2 → 2026 Q3 (3 months)

AED 1,660 → AED 1,878 per sqft.

A change between two period medians, not a compounded annual rate and not a forecast. Period medians move with the mix of units sold as well as with price, so read this alongside the sample sizes in each period.

Off-plan vs resale

Off-plan

1,663

AED/sqft median · n = 245

Resale

—

No registrations · n not reported

Only off-plan sales are on the register for this project as at 8 Sep 2026, so no off-plan-to-resale comparison can be evidenced here.

What to watch

Wide price dispersion. Registered prices run from AED 1,326 to AED 2,160 per sqft — a spread of 50% of the median, as at 8 Sep 2026. We have not measured what drives that range for this project; floor, view, layout and unit size are the usual causes and are worth checking unit by unit. The median is not a price guide for any specific unit.
Concentrated unit mix. 51% of registered sales (124 of 245) are 1 bedroom units, so the overall median largely describes that layout. Evidence for the other layouts is thinner and should be read at the bedroom level.
Benchmarks are not like-for-like. The community and area medians cover every building in that boundary — whatever its age, finish, view and unit mix — while the project median covers one scheme. Part of any premium or discount is composition rather than value.
A median is not a valuation. Every figure here is a median of registered AED per sqft across mixed floors, sizes and payment terms, up to 8 Sep 2026. The price of a particular unit can sit well outside it, and none of this constitutes a valuation or investment advice.
Historic evidence, not a projection. These are transactions already completed and registered up to 8 Sep 2026. They describe what buyers paid, not what prices, rents or resale liquidity will do next.

Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Register read 12 Sep 2026; most recent qualifying sale 8 Sep 2026. Only arm’s-length sales are counted. This section is a summary of registered transaction evidence — it is not a valuation, a forecast, or investment advice.

Market evidence

WHAT BUYERS ARE ACTUALLY PAYING

DLD registerAs at 8 Sep 2026

Independent, registered evidence — not asking prices. Every figure below is drawn from arm’s-length sales at Golf Vale recorded by the Dubai Land Department, taken from a single extract pulled on 12 Sep 2026 and covering sales registered up to 8 Sep 2026: 245 in all, the earliest dated 8 Apr 2026.

Median price / sqft

AED 1,663

Registered DLD sales

Registered sales

245

Apr 2026 – Sep 2026

PSF range

1,326 – 2,160

Low to high, AED/sqft

Median sale price

AED 1.46M

All unit types

Median AED/sqft by quarter

n = registered sales in each quarter

By bedroom count

Beds	Sales	Median size	Median PSF	Median price
1 BR	124	676 sqft	1,685	AED 1.15M
2 BR	115	993 sqft	1,607	AED 1.68M
3 BR	6	1,725 sqft	1,980	AED 3.42M

Off-plan first sale from the developer

1,663 AED/sqft

Median of 245 registered sales

Most recent registered sales

12 most recent of 245 on record, to 8 Sep 2026

Date	Beds	Size (sqft)	Price (AED)	AED/sqft
8 Sep 2026	2 BR	990	1,618,850	1,635
1 Sep 2026	2 BR	990	1,632,888	1,650
27 Aug 2026	2 BR	990	1,983,888	2,004
24 Aug 2026	2 BR	993	1,954,888	1,968
14 Aug 2026	2 BR	1,061	1,908,888	1,799
11 Aug 2026	2 BR	993	1,958,888	1,972
11 Aug 2026	2 BR	993	1,947,888	1,961
6 Aug 2026	2 BR	1,064	1,831,888	1,721
6 Aug 2026	2 BR	1,076	1,614,888	1,501
6 Aug 2026	1 BR	672	1,214,888	1,807
5 Aug 2026	2 BR	990	1,696,888	1,714
4 Aug 2026	2 BR	990	1,971,888	1,992

Individual arm’s-length sales as registered with the Dubai Land Department. Sizes are as recorded on the title deed; price is the registered consideration, exclusive of the 4% transfer fee and any agency or developer charges.

Registered DLD transactions for this project. Only arm's-length 'Sales' of homes are counted; intra-family 'Gifts' transfers, zero-price rows, and land, building and villa transfers are excluded. Offices, shops, showrooms and other non-residential units in the same building are also excluded — they price far above the apartments above them and would otherwise set the top of the price-per-square-foot range. Where the register holds the same sale twice, the duplicate is removed before anything is counted. A project is published only once it has at least 30 qualifying sales. Period and bedroom figures are medians of AED per square foot, which are robust to the outliers that skew a mean on a thin sample. Benchmarks are medians over the trailing 12 months for the same area and registration type. This is a dated extract, not a live query: it changes only when the extract is regenerated with `npm run data:dld`. Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Data as at 8 Sep 2026; extract generated 12 Sep 2026. Past registered prices are evidence of what has been paid, not a forecast of future value.

The developer

Emaar

One of Dubai’s largest and longest-established master developers.

Emaar Properties is the developer behind a substantial share of Dubai’s best-known destinations, including Burj Khalifa and Dubai Mall. It builds at master-community scale — Dubai Hills Estate, Dubai Creek Harbour, Emaar South, The Valley, Downtown Dubai, Emaar Beachfront and Rashid Yachts & Marina among the communities covered on this site — so an Emaar project usually arrives inside an established masterplan with its own retail, schools and parks rather than as a standalone tower.

For an off-plan buyer the relevant question about any developer is delivery: whether the building completes, and roughly when it said it would. Emaar reports a delivery record stretching back to 2002 across Dubai and international markets. That is a measure of scale and history, not a guarantee about any individual project — construction progress, handover timing and specification are confirmed per project on request.

All Emaar project briefs

Residential units delivered

125,600+

Across Dubai and other global markets since 2002 — Emaar Properties press release, 4 March 2026 (emaar.com).

Revenue, 2025

AED 49.6bn

Group revenue as reported by Emaar for the 2025 financial year — Emaar Properties press release, 4 March 2026 (emaar.com).

Both figures are Emaar’s own published statements about its business, carried here as the developer reports them. They are not an independent measurement, an audit, or a forecast, and they describe Emaar as a whole rather than this or any other individual project.

Method & questions

HOW TO READ THIS PAGE

Figures as at 8 Sep 2026

Two different things sit on this page: transaction evidence taken from the Dubai Land Department’s public register, and the mechanics of buying in Dubai. The four notes below explain how the figures were built and what they can fairly be used for.

Registered, not askedEvery Dubai Land Department figure on this page comes from a sale that completed and was entered on the public register. Asking prices, portal listings and developer price lists are excluded: they record what someone hoped for, not what was paid.
Medians, not averagesProject samples are often thin, and a single penthouse or one bulk-discounted floor will pull an average a long way off. The median — the middle transaction — describes the typical unit far more reliably at these sample sizes. The count behind each figure is always shown so you can judge how much weight it deserves.
Sales only“Sales” means arm’s-length sales. Intra-family and other “Gift” transfers are excluded, as are rows registered at zero or nominal consideration, because neither is evidence of a market price.
A dated snapshotThese are a snapshot, stated as at 8 Sep 2026, taken from one extract of the register rather than queried live. A figure for this project quoted elsewhere, or taken from a different extract, may not match what you see here.

Common questions

What does buying off-plan at Golf Vale involve?

Off-plan means contracting with the developer before the building is finished. In outline: you reserve the unit, sign the developer’s Sale and Purchase Agreement (SPA), and pay in instalments tied to construction milestones rather than in a single sum at the start.

Buyer payments on an off-plan sale in Dubai are made into a project escrow account regulated under Dubai Law No. 8 of 2007, and are released to the developer against verified construction progress. The developer registers the sale with the Dubai Land Department. The contract is between you and Emaar; we act as broker, not as principal.

What is the 4% DLD transfer fee, and who pays it?

The Dubai Land Department charges a property registration (transfer) fee of 4% of the price recorded on the contract, plus a fixed administrative charge. That is the rate in force as at July 2026. The statutory position splits the fee between buyer and seller; established market practice in Dubai is that the buyer pays the whole 4%.

Developers sometimes offer to absorb part or all of it on off-plan sales. Treat that as real only where it is written into the sale documents, not where it appears in marketing. Budget separately for the registration trustee charge, the Oqood registration fee on off-plan units, and — if you are borrowing — mortgage registration at 0.25% of the loan amount.

What is an Oqood registration, and is it the same as a title deed?

No. Oqood is the Dubai Land Department’s registration system for property that is not yet complete. When you buy off-plan, the developer lodges the SPA through Oqood, your interest is recorded on the interim property register, and you receive an initial registration certificate.

The title deed is a separate and later document, issued once the project is complete and the unit is formally transferred into your name. An off-plan purchase that is never registered leaves you off that interim register, so ask for evidence of Oqood registration once your first payment has cleared.

Can a non-UAE buyer own a unit outright?

In Dubai’s designated freehold areas, yes. Regulation No. 3 of 2006 sets out the areas in which non-UAE nationals may hold freehold title or a long lease; outside those areas ownership is restricted to UAE and GCC nationals. Ownership does not depend on holding UAE residency, and no local partner is required.

Tenure attaches to the plot rather than to a development’s marketing, so confirm what is recorded against the specific unit — freehold or leasehold, and the remaining term if leasehold — before you sign.

What happens at handover?

Once the building is complete and the completion certificate issued, you are called for handover: you inspect the unit (the snagging inspection), the developer addresses the defects listed, you settle the final instalment and any outstanding fees, and the unit is transferred into your name with a title deed issued.

Annual service charges begin at handover. They are levied per square foot at a rate approved by the regulator, so they are a recurring cost rather than a one-off. If you intend to let the unit, allow for the interval between handover and the first tenancy — a vacant unit earns nothing, and gross yield is annual rent measured against the purchase price, before those costs are taken off. Emaar gives completion for Golf Vale as Mar 2030; off-plan completion dates can move, and the SPA governs the position.

Where do the Dubai Land Department figures on this page come from?

They are drawn from the Dubai Land Department’s public transaction register — sales actually registered against Golf Vale, rather than asking prices, portal listings or developer price lists. The set shown here is stated as at 8 Sep 2026. They are a dated extract of the register, not a live query: the extract date is printed with the figures, and everything on this page is calculated from that single extract.

The number of sales behind every figure is shown alongside it. A median drawn from a handful of registrations carries far less weight than one drawn from several hundred, and should be read that way.

Who is Mitchell’s Commercial Real Estate, and how are you paid?

Mitchell’s Commercial Real Estate is the trading brand of Stephen James Mitchell, RERA-licensed broker BRN 68593.

On developer off-plan sales the commission is paid by the developer. On resale transactions the brokerage fee is agreed with you in writing before terms are signed. We will confirm how we are paid on any specific transaction before you commit to it.

Please note. The above is general information about how transactions work in Dubai, not legal, tax or financial advice, and it is not a recommendation to buy. Fee rates, tenure rules and residency requirements change, and your own position may differ. Take your own independent legal and tax advice before you commit to a purchase.

Small print

Sources, provenance & what is not published

Every figure on this page is traceable

SOURCES

Emaar — Golf Vale at Emaar South fact sheet (developer, Emaar South location, unit mix, unit counts, sizes, starting prices, amenities, connectivity) and payment plan (instalment schedule and estimated March 2030 completion).
Emaar Properties — 2025 revenue and delivery figures.
Verified 2026-09-08 against Emaar Properties’ own press release, "Strong 2026 Momentum Positions Emaar for Continued Growth Following Record Year" (emaar.com, published 4 March 2026): confirms "record revenue of AED 49.6 billion" for FY2025 and "over 125,600 residential units ... since 2002" — both figures match this page exactly. https://www.emaar.com/en/press-release-listing/strong-2026-momentum-positions-emaar-for-continued-growth-following-record-year
Dubai Land Department transaction register — every registered-sales figure on this page (transaction count, medians, the price-per-square-foot range, the quarterly and monthly trend and the bedroom breakdown), as at 2026-09-01. Arm's-length sales only: intra-family gift transfers, zero-price rows and land, building and villa transfers are excluded, and where the register holds the same sale twice the duplicate is removed before anything is counted. The Emaar South benchmark these figures are compared against is a trailing-12-month median on the same basis. A dated extract, not a live query.

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Golf Vale

Project brief

GOLF-SIDE APARTMENTS AND TOWNHOUSES IN EMAAR SOUTH

Price, areas, mix & the masterplan

UNIT MIX & STARTING PRICES

THE INVESTMENT CASE

LOCATION: A GOLF-COURSE COMMUNITY IN DUBAI SOUTH

APPLICABLE STRATEGIES

RISKS & WATCHPOINTS

PAYMENT SCHEDULE

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AREA, COMMUNITY & CONNECTIVITY

Location

Brochure, floor plans & project materials

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HOW THIS PRICES AGAINST THE MARKET

WHAT BUYERS ARE ACTUALLY PAYING

Emaar

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HOW TO READ THIS PAGE

Common questions

Sources, provenance & what is not published

SOURCES

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