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Property Auctions › Dubai › PA-0015

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

Land, 28,011 sq m, non-freehold area

Land, 28,011 sq m, non-freehold area, Wadi Al Amardi, Dubai · Land

Auction reserve price
AED 18.92M
Indicative market value
AED 38.97M to AED 57.15M
Evidence confidence
Low
Risk status
Significant concern

Is this property worth considering?

Not available to foreign buyers

The reserve is 51 to 67% below this year's registered range for comparable plots in Wadi Al Amardi. Title, possession and service-charge arrears are unknown until the lot page is read; auction dates are not published on the list. The area is not freehold.

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?Critical

Only UAE and GCC nationals may own in this area; a foreign reader cannot buy it.

Check for me: passport and residence

Evidence
3Is the reserve price attractive?

The reserve of AED 18.92M sits below the registered range of AED 38.97M to AED 57.15M (3 sales this year, confidence low). 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: land plots in Wadi Al Amardi, any size, price per square metre; 3 sales; range = 25th to 75th percentile of price per square metre times 28011 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. The area is not freehold, so a foreign bidder cannot own it.

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 19.77M. Arrears, if any, are the buyer's.

Evidence
6What returns are realistically possible?

No rental evidence of similar units in this area is on file, so no return is estimated.

Evidence
  • Rental evidence: none
7Who is this investment suitable for?

UAE and GCC nationals only.

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?

Avoid unless you are a UAE or GCC national; the area is not freehold.

Evidence
  • One of the five actions

NITARYA Investment Thesis

Not available to foreign buyers

The opportunity

The reserve of AED 18.92M sits below the registered range of AED 38.97M to AED 57.15M (3 sales this year, confidence low).

The valuation

Evidence supports a range of AED 38.97M to AED 57.15M with low confidence, from 3 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; not freehold, closed to foreign buyers.

The investor

UAE and GCC nationals.

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

Avoid unless you are a UAE or GCC national; the area is not freehold.

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.