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Property Auctions › Dubai › PA-0014

Dubai Land Department, eMart (on behalf of the listing owner)

One-bedroom flat, 84 sq m

One-bedroom flat, 84 sq m, Al Jadaf, Dubai · Residential

Auction reserve price
AED 1M
Indicative market value
AED 1.27M to AED 1.68M
Evidence confidence
Moderate
Risk status
Manageable under conditions

Is this property worth considering?

Worth investigating, with conditions

The reserve is 21 to 40% below this year's registered range for comparable units in Al Jadaf. Title, possession and service-charge arrears are unknown until the lot page is read; auction dates are not published on the list.

Preliminary assessment drafted with software and fact-checked by the NITARYA research team on 27 October 2026. Not yet reviewed by a partner.

1Why is this property being sold?

Listed for public auction on the Dubai Land Department's eMart on behalf of the listing owner. The public list does not say why the owner is selling; eMart hosts both owner-initiated and lender-initiated sales.

Evidence
2Can I legally purchase it?Check

Any nationality may own and bid once registered on eMart as a buyer.

Check for me: passport and residence

Evidence
3Is the reserve price attractive?

The reserve of AED 1M sits below the registered range of AED 1.27M to AED 1.68M (18 sales this year, confidence moderate). Reserve price is not purchase price: competition may take the hammer price above it.

Evidence
  • Registered sales, Dubai Land Department transaction register, 1 January to 15 October 2026: 1 B/R units in Al Jadaf, size within 25% of 84 sq m; 18 sales (off-plan registrations included; fewer than three ready sales); range = 25th to 75th percentile of price per square metre times 84 sq m.
  • Original notice (opens the issuer's file)
4What could go wrong?

Title, possession and service-charge arrears are not stated on the public list and are the three things that most often go wrong in a Dubai auction purchase. Auction dates are not published on the list either.

Evidence
5What will it actually cost?

Deposit 10% of the asking price on the participation request; balance within 20 working days of award. Starting assumption for buying costs: 4% Land Department transfer fee plus trustee and title fees, about 4.5% in all, so a purchase at the reserve costs about AED 1.04M. Arrears, if any, are the buyer's.

Evidence
6What returns are realistically possible?

New Ejari contracts for flats of similar size in Al Jadaf this year have a median annual rent of AED 70,000 (569 contracts), which is a gross yield of 7.0% on the reserve before service charges and vacancy. No growth is assumed.

Evidence
  • Ejari register, new contracts, Al Jadaf, size within 25%
7Who is this investment suitable for?

A buyer with the full price available within 20 working days, able to carry an unknown service-charge position and willing to read the lot page before bidding.

Evidence
  • A reading of the facts above, not advice
8What should I verify before bidding?

Open the lot page on eMart (buyer registration): auction dates, deposit, title deed number and conditions. Ask the owners association for the service-charge statement. Check the title at the Land Department for mortgages or caveats. Confirm the area is freehold for your nationality.

Evidence
  • Standard list for Dubai; property-specific items are added as the lot page is read
9What would make this investment unattractive?

Service-charge arrears above the gap between reserve and the registered range; a registered mortgage that is not cleared at transfer; a reserve inside or above the range once the lot's own building is compared; non-freehold status for the bidder.

Evidence
  • Conditions that invalidate the preliminary view
10What should I do next?

Investigate further: read the lot page, obtain the service-charge statement and the title check, then set a maximum bid from the calculator.

Evidence
  • One of the five actions

NITARYA Investment Thesis

Worth investigating, with conditions

The opportunity

The reserve of AED 1M sits below the registered range of AED 1.27M to AED 1.68M (18 sales this year, confidence moderate).

The valuation

Evidence supports a range of AED 1.27M to AED 1.68M with moderate confidence, from 18 registered sales. The reserve is a starting point for bidding, not a price.

The risks

Title, possession, arrears and condition unknown; market read from the register; eMart execution terms known; freehold.

The investor

Any nationality, cash-ready, Dubai-experienced or advised.

The conditions

Lot page read; service-charge statement obtained; title checked at the Land Department; maximum bid set from the calculator and not exceeded.

The next step

Investigate further: read the lot page, obtain the service-charge statement and the title check, then set a maximum bid from the calculator.

Analysis date 27 October 2026 · Method: NITARYA auction evaluation method v1Reviewer status: not yet reviewed by a partnerUnresolved questions: Auction dates and deposit for this lot; the owner's reason for selling; the building's own price level against the area's.
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NITARYA organises and evaluates property-decision information and identifies visible gaps. It does not give legal, tax, valuation or regulated financial conclusions; those come from licensed professionals. No seller pays for a place on this page. The borrower named in the notice is not published here.