Al Yelayiss 2: 1,871 Sales and a Two-Bedroom Market

Al Yelayiss 2 registered 1,871 apartment sales in the last twelve months at a median price of AED 1,213,888. The median unit measured 86.6 square metres, the off-plan share was 58.2%, and two-bedroom apartments were the largest single group at 1,021 sales.

Studios accounted for 41. That is not a rounding artefact, it is the shape of the community. Al Yelayiss 2 sells family-sized apartments, and that single fact should change how you underwrite a purchase here.

| Figure | Value |

| Registered sales, last 12 months | 1,871 |

| Median price | AED 1,213,888 |

| Off-plan share | 58.2% |

| Median unit size | 86.6 sqm |

| Studio sales | 41 |

| One-bedroom sales | 670 |

| Two-bedroom sales | 1,021 |

Source: registered Dubai Land Department sale transactions, apartments only, priced between AED 200,000 and AED 2,500,000, over a 12 month window. These are completed registrations, not asking prices.

In a studio-heavy community, the person who buys your unit on resale is almost always another investor. They price off rent and service charge and nothing else.

Here, with 1,021 two-bedroom sales against 670 one-bedrooms and 41 studios, a large share of the demand comes from people who intend to live in the apartment. That changes what you should buy and what you should pay for.

End users care about things investors ignore. Whether the second bedroom fits a real bed and a wardrobe. Whether the kitchen is closed or open. Whether the building has a usable pool and enough parking for two cars. Whether the school run works. Whether the balcony faces a road.

So when you view a unit here, view it as a resident would. The features that will win you a buyer in four years are the ones a family notices in the first ten minutes, and they rarely show up in a spreadsheet.

Transaction depth is the number of people who actually bought here in the past year. It is the honest answer to how easy this will be to sell.

1,871 registered sales in twelve months is meaningful volume, and the concentration in two-bedroom units means there is a genuine, repeatable market for the exact product most buyers here own. Valuers have comparables. Banks assessing your buyer's mortgage have recent registrations to point at. You are not the first person trying to sell an 86 square metre two-bed in this community, and that is a good position to be in.

Depth says nothing about price direction. It says the exit exists. Buy on that basis and let the rest be a bonus.

At 58.2%, more than half the year's sales were off-plan but a substantial share were existing apartments changing hands between owners.

That matters for your resale. In a community where nearly everything is off-plan, you sell against a developer offering payment plans on a brand-new unit and you usually have to discount to win. Here, a real secondary market already operates alongside the launches. Buyers do purchase finished apartments from private owners, which is exactly what you will need them to do.

Still, check the pipeline before you sign. Find out what is under construction nearby, how many units it contains, and when it hands over. If a large phase completes in the year you plan to sell, you will be competing with fresh stock and a developer's marketing budget. That is a timing decision you should make on purpose.

The median unit sold at 86.6 square metres. For a two-bedroom apartment that is workable but not generous, so the layout is doing most of the work.

Measure the second bedroom. Some two-bed floor plans in this size band deliver a genuine second room. Others deliver a study with a door, and a family walking through will treat it as a one-bedroom with an extra cupboard. The price you pay should reflect which one you are buying, and so will the price you get.

If you are shown a two-bed materially under the median size at or near the median price of AED 1,213,888, ask why. If you are shown one above the median size at a discount, ask that too. There is usually a reason, and it usually survives to your resale.

Oliva is a Dubai brokerage with no paid placements. We will underwrite one specific unit for you at no charge: the layout, the building, the service charge, the payment plan, the supply completing around it, and what registered comparable sales say your exit looks like. Sometimes the honest conclusion is do not buy this unit, and we say it in plain terms.