Beach Oasis 2 in Dubai Studio City

Beach Oasis 2 is structured around two distinct unit bands that serve different buyer profiles. The first band — 111 units at 58.25 to 76.46 sqm — is priced from AED 1M to AED 1.23M. These are compact configurations aimed at entry-level investors and single-occupant owner-buyers who need the lowest possible ticket price to access Dubai Studio City. The second band — 112 units at 90.86 to 104.14 sqm — runs from AED 1.57M to AED 1.66M. At this size, the units function as genuine one-bedroom or large-studio layouts capable of attracting a broader tenant pool.

Across both bands, observed per-sqm pricing sits between AED 14,050 and AED 19,433. The upper end of that range applies to the compact units, where a limited floor plate inflates the per-sqm figure despite the lower headline price. The lower end applies to the larger units, where AED 1.57M buys more than 90 sqm — a materially better per-sqm outcome. Buyers comparing on total price alone will systematically undervalue the efficiency advantage the larger band offers.

Before treating AED 1M as the true cost of entry, factor in the 7% buyer-side buyer-side fee: AED 70,000 on the minimum unit, rising to AED 116,200 on a AED 1.66M unit. Add DLD transfer fees and any service charge deposits and the real acquisition cost on the smallest unit exceeds AED 1.1M before a single month of costs is incurred. 183 tracked transactions are attached to this project, giving buyers a live secondary-market dataset to verify whether current asking prices reflect what the market is actually clearing. For broader context on off-plan pricing across Dubai, the full live project index provides a current benchmark.

Beach Oasis 2 is targeting Q3 2026 handover and is currently 32.47% behind its construction schedule. That is not a marginal delay — at this deviation level, the Q3 2026 date represents a best-case scenario rather than a reliable planning anchor.

For buyers on a payment plan, the practical risk depends on how instalments are structured. RERA's regulatory framework links developer payment calls to verified construction milestones held in escrow — meaning buyer funds are protected through the build process. However, if milestones are being reached more slowly than planned, the overall project timeline extends, and with it, the gap between your final instalment and actual key handover. Buyers should read their SPA to identify which payments are milestone-triggered versus calendar-triggered and understand the contractual position if handover extends beyond Q3 2026.

For investors, a six-to-twelve month extension on handover rewrites the rental income model entirely. If Beach Oasis 2 delivers in mid-2027 rather than mid-2026, a year of projected yield disappears and the IRR calculation changes materially. The off-plan versus ready comparison is worth working through if construction certainty is a priority — ready units in Dubai Studio City carry no handover risk but sacrifice the price advantage Beach Oasis 2's off-plan entry point currently provides.

Dubai Studio City is a TECOM Group free zone built around media production, broadcasting, and creative industries. Regional production houses and broadcast facilities operate from within the district, creating a resident tenant base skewed toward employed professionals rather than lifestyle buyers seeking waterfront or downtown adjacency. This occupational demand profile is one of the district's structural strengths: rental demand is anchored to job presence rather than sentiment.

The district connects to Sheikh Mohammed Bin Zayed Road (E311), placing it within commuting range of Dubai Marina, JLT, and — via Al Khail Road — Downtown Dubai. Motor City and Dubai Sports City sit directly adjacent, expanding the retail and amenity catchment well beyond what Studio City's own boundaries contain. Arabian Ranches forms the southern anchor of this mid-city residential corridor, which has sustained steady demand from mid-market buyers and investors for over a decade.

Pricing in Studio City has historically sat below Jumeirah Village Circle, Al Furjan, and comparable mid-city districts, reflecting the area's occupational rather than aspirational demand base. That relative affordability underpins Beach Oasis 2's AED 1M entry point. But affordability alone is not an investment thesis — buyers should verify current rental rates in the district, assess vacancy levels in comparable delivered stock, and compare Beach Oasis 2's per-sqm pricing against recent transactions before treating location discount as a guaranteed yield driver. The Dubai Studio City area overview covers supply pipeline and completed project context for the district.

Azizi is one of Dubai's most active residential developers, with delivered and in-progress projects across Al Furjan, Meydan, Palm Jumeirah, and Dubai Healthcare City. The Venice series in Dubai South represents its most ambitious current development — a large-scale community built around a lagoon concept and positioned to benefit from Al Maktoum International Airport's long-term expansion.

Azizi Venice 13, Azizi Venice 12, and Azizi Venice 16 are all Dubai South launches with a fundamentally different investment thesis to Beach Oasis 2. Venice buyers are making a long-duration infrastructure bet — airport expansion, Expo legacy, and a district that remains significantly underbuilt relative to its projected long-term demand. Beach Oasis 2 buyers are making a shorter-duration bet on an established mid-city district with existing occupational demand and no transformative infrastructure event on the horizon.

These are not equivalent risk profiles. Buyers who prefer the Azizi developer relationship — whether built through prior purchases, payment plan familiarity, or confidence in the developer's delivery track record — should run a direct comparison of current construction progress percentages, per-sqm pricing, and handover certainty across the Venice series and Beach Oasis 2 before committing. Developer trust does not substitute for project-level due diligence when schedules diverge.

Three projects in or immediately adjacent to Dubai Studio City represent the most relevant competitive comparisons before Beach Oasis 2 earns a final selection position.

Arisha Terraces targets the same mid-market buyer profile within the Studio City corridor. If Arisha Terraces is ahead of Beach Oasis 2 on construction progress and priced within a comparable per-sqm band, the schedule risk differential becomes the primary decision variable. Buyers should obtain current build completion percentages for both projects and compare them directly — a project 32.47% behind plan should only win over a better-progressed competitor if pricing provides meaningful compensation.

Ghaff Land Residence offers an alternative developer relationship within the same geographic zone. Concentrating off-plan exposure with a single developer in a single district compounds both construction-delay risk and market-cycle risk simultaneously. Where pricing and unit mix are comparable, distributing exposure across developers is a basic risk management step.

Laya Courtyard rounds out the three-project selection. Unit mix, payment plan structure, service charge projections, and current build status should all be mapped side by side across Beach Oasis 2, Arisha Terraces, Ghaff Land Residence, and Laya Courtyard before any purchase decision is made.

Buyers finalising due diligence should work through the buying guide for a structured walkthrough of SPA review, DLD registration, and payment plan obligations specific to Dubai off-plan purchases — all directly relevant given the schedule dynamics at Beach Oasis 2.