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Starting from
AED 695,000
Buy, negotiate, or walk away?
Get the verdict on this exact unit, at this exact price.
See sample reportProject facts
Entry price and average size per unit type.
Studio
435 sqft avg
Starting from
AED 695K
What you pay when, and the slice a bank will finance.
Amounts shown for the 1 Bedroom tier at the project's starting price (AED 1,150,000), in your selected currency.
What buying costs on top of the price.
AED 139,000 · minimum 20% for your status
Indicative. Fixed-period offers and EIBOR-linked variable rates differ by bank.
25 years is the UAE maximum. Age limits at maturity can shorten it.
LTV caps. UAE Central Bank rules let a resident expatriate borrow up to 80% on a first property at or below AED 5m, and up to 70% above that. A second property drops to 65%. Financing taken before completion is capped at 50% whatever your status. These figures assume you mortgage at or after handover, once the unit is a completed registered property.
Updates live
| ItemCharged by · How it is worked out | Amount |
|---|---|
| Entry priceCharged by Developer · Starting from, smallest unit | AED 695,000 |
| DLD transfer feeCharged by Government · 4% of the price | AED 27,800 |
| DLD admin feeCharged by Government · Fixed, apartments and offices | AED 580 |
| Title deed issuanceCharged by Government · Fixed | AED 250 |
| Registration trustee office feeCharged by Government · AED 4,000 plus 5% VAT | AED 4,200 |
| Agency feeCharged by Oliva · Off-plan, the developer pays our commission and you pay Oliva no agency fee | AED 0 |
| Developer NOCIndicativeCharged by Developer · AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registrationCharged by Government · 0.25% of the loan plus AED 290 | AED 1,680 |
| Bank arrangement feeIndicativeCharged by Bank · 1% of the loan plus 5% VAT | AED 5,838 |
| Property valuationIndicativeCharged by Bank · AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges6.56% of the price | AED 45,598 |
| Down paymentCharged by Developer · 20% of the price | AED 139,000 |
| Total cost to buyEntry price plus all fees, however you pay | AED 740,598 |
| Cash you need at transferDown payment plus all fees | AED 184,598 |
On off-plan purchases the developer pays Oliva a commission and you pay Oliva no agency fee. On ready and secondary-market purchases where Oliva acts for the buyer, the client pays Oliva 2% of the purchase price plus 5% UAE VAT at transfer, less any buyer-representation retainer already paid, which is credited in full. The Underwriting Report is free.
Since February 2025 you cannot borrow the fees. UAE banks no longer roll the 4% DLD transfer fee into the mortgage. It is settled in cash at transfer, which is why the number above is larger than the down payment alone.
VAT at 5% applies to the services in this table, meaning agency, trustee, bank and NOC. It does not apply to the residential price itself.
Lines marked indicative vary by bank, developer and deal. The NOC is set by the developer and on a resale it is often paid by the seller. Government lines are published tariffs. Buying off-plan directly from a developer registers as an Oqood rather than a title deed, and some developers absorb or defer the DLD fee as an incentive.
The building, its specification, and how you can pay.
Opal by Crystal embodies the quiet brilliance of its namesake gemstone, translating light, texture, and form into a refined architectural expression. Its sleek façade, flowing balconies, and sculptural silhouette reflect a sense of understated luxury, while warm wood accents evoke the timeless character of mid-century design. Every element has been thoughtfully composed to create a building that feels both modern and enduring - a contemporary icon shaped with precision and purpose.
Confirm accepted methods with your advisor before booking. Crypto and credit card availability varies by developer.
The developer and their Dubai delivery record.
Crystal Bay Development is the developer behind Opal by Crystal. Dubai Land Department records show 1 delivered project, 176 homes handed over and 2 more in development.
Welcome to a realm where living goes beyond the ordinary - a philosophy we proudly call ‹live in design›, here we don›t just construct houses, we craft spaces and environments that smoothly harmonize with your unique lifestyle. This encapsulates our approach to every project we undertake. It›s a commitment to creating not just physical structures but living experiences that resonate with the rhythm of modern life. Our philosophy centres around the belief that the spaces we inhabit should not only meet our functional needs but raise our daily experiences
The address, what surrounds it, and commute times.
Walking and driving distances from Al Barsha South Fourth, sourced from Google Places and refreshed by our area survey. Nearest six per category, three shown.
Five things decide it. None of them are on this page.
These figures are part of the Oliva Underwriting Report, which is free on request, and are not shown on this page.
Five questions decide whether this is worth buying. None can be answered from a project page:
The report also carries the comparable DLD transaction analysis, the Ejari rental history for this project, the developer delivery track record, and the numeric Oliva Score with its six-dimension breakdown.
24 pages, from DLD transactions and Ejari rents, signed by a RERA-licensed broker. On screen instantly and emailed to you.
Free. The verdict can say do not buy. No calls unless you ask.
Compare investment fundamentals across similar off-plan projects in the same area.
About this project
Opal by Crystal is developed by Crystal Bay Development. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Opal by Crystal is located in Al Barsha South Fourth, Dubai. The investor page tracks the area's rental yields, transaction volume and 5-year price growth pulled from Dubai Land Department records so you can benchmark Opal by Crystal against the surrounding cluster.
The published payment plan for Opal by Crystal is 20% On Booking, 80% Upon Handover. Developers occasionally file revised plans with RERA during the build, so confirm the live milestones directly on the Sale and Purchase Agreement before transferring any deposit.
Opal by Crystal offers studio, 1-bed and 1.5-bed layouts (bedroom range 0-1.5). Aggregate floor-plan and starting-price information appears in the unit-types section above; the registered DLD transaction and Ejari rent analysis for the building is part of the Oliva Underwriting Report.
Buying off-plan in Dubai
Off-plan projects in Dubai must be registered with the Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA). Verify the project number on the DLD website before signing a Sale and Purchase Agreement, and confirm the developer holds an active escrow account for buyer payments.
Standard Dubai off-plan fees include the 4% DLD transfer fee, an Oqood (off-plan registration) fee of around AED 3,000, NOC fees from the developer (typically AED 500 to 5,000), and any agent commission agreed in the listing contract. Service charges and Mollak fees apply post-handover.
Dubai allows freehold ownership for non-resident foreign buyers in designated freehold zones, which include the majority of new off-plan launches. Title is registered in the buyer's own name at the Dubai Land Department, with no nationality restriction on resale.
Most Dubai off-plan payment plans split the price between a 10% to 20% down payment, instalments tied to construction milestones during the build (commonly 50% to 60%), and the balance on handover. Some developers offer post-handover plans that extend payments 1 to 5 years after completion.
Oliva scores every Dubai off-plan project on six dimensions: Financial Value, Market Dynamics, Location, Developer Trust, Risk, Macro Context, and Liquidity. Each dimension blends DLD transaction data, developer track record, area-level rental yields, and the project's payment plan into a single comparable score.
