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Dubai projects from rising Tier B developers with a positive delivery track record. Lower brand premium than Tier 1, often comparable build quality.
| प्रोजेक्ट | डेवलपर | एरिया | कीमत से | Sqft | पेमेंट की योजना | स्कोर | हैंडओवर |
|---|---|---|---|---|---|---|---|
| V1TER | Object 1 | JVC (Jumeirah Village Circle) | 1,614.59 sqft | Main | Aug 2028 | ||
| OZONE1 | Object 1 | JVC (Jumeirah Village Circle) | 1,203.09-1,534.29 sqft | Main | May 2026 | ||
| Diamondz | Danube | JLT (Jumeirah Lakes Towers) | AED 1.14M | 418.82-471.78 sqft | Main | Dec 2027 | |
| Portside Square | Ellington | Bur Dubai | AED 2.44M | 791.68-811.93 sqft | Main | Dec 2029 | |
| V1STARA House | Object 1 | Al Furjan | AED 1.47M | 1,134.3-1,316.96 sqft | Payment plan | Dec 2026 | |
| V1STARA House 2 | Object 1 | Al Furjan | AED 2.13M | 1,563.89 sqft | Main | Jul 2027 | |
| Azizi Ameer | Azizi | Al Furjan | AED 2.03M | 1,303.2-1,731.28 sqft | Main | Dec 2027 | |
| Azizi Sakandar | Azizi | Al Furjan | AED 626K | 416.03-1,107.83 sqft | Main | Dec 2027 | |
| Azizi Jewel | Azizi | Al Furjan | AED 1.16M | 695.35-1,128.28 sqft | Main | Dec 2025 | |
| Azizi Raffi | Azizi | Al Furjan | AED 708K | 365.33-1,610.72 sqft | Main | Jan 2028 | |
| W1NNER | Object 1 | JVT (Jumeirah Village Triangle) | AED 1.46M | 1,024.4-102,440 sqft | PP (6% discount) | Mar 2026 | |
| Sparklz | Danube | Al Furjan | AED 1.84M | 1,090.28-1,455.6 sqft | Main | May 2028 | |
| EVERGR1N House 4 | Object 1 | Jumeirah Garden City | AED 1.33M | 490-817 sqft | Main | Apr 2026 | |
| Tiger Sky Tower | Tiger Properties | Business Bay | AED 943K | 699.22-1,913.93 sqft | Main | Dec 2028 | |
| Azizi Ruby | Azizi | JVC (Jumeirah Village Circle) | AED 1.11M | 691.91-2,031.7 sqft | Main | Dec 2026 | |
| Eleganz | Danube | JVC (Jumeirah Village Circle) | AED 1.64M | 1,019 sqft | Main | Jan 2024 | |
| Lum1nar | Object 1 | JVT (Jumeirah Village Triangle) | AED 1.12M | 710.85-1,359.05 sqft | Main (4% discount) | Jul 2026 | |
| IR1DIAN Park | Object 1 | JVC (Jumeirah Village Circle) | AED 861K | 505.47-1,193.5 sqft | Main | May 2027 | |
| Azizi Gabriel | Azizi | Jabal Ali Industrial Second | AED 1.59M | 1,096-1,096.42 sqft | Main | Dec 2028 | |
| IR1DIAN Park 2 | Object 1 | JVC (Jumeirah Village Circle) | AED 828K | 449.5-1,658.5 sqft | Post Handover | Apr 2027 |
Sorted by overall Oliva score. Score combines DLD price comparables, location, developer track record, and forward yield. मेथडोलॉजी पढ़ें.
Rising developers in Dubai are the tier of operators delivering 10 to 50 projects with documented handover discipline but without the multi-decade history that defines Tier 1. The group includes Binghatti, Ellington, Sobha (sometimes classed Tier 1), Reportage, Samana, Object 1, Imtiaz, Danube, and a handful of others. Pricing typically lands 7 to 15 percent below Tier 1 in the same area for comparable specification.
The price discount is real but the risk profile is also real. Across our scored projects, Tier B delivery slippage averages 4 to 8 months versus 1 to 2 months for Tier 1, and bank approval lists are narrower. We surface this in the developer-track-record component of the overall score, so a Tier B project with 80 plus on developer score has earned that ranking through completed work, not assumption.
For investors with a 5 plus year hold who can absorb 6 to 12 months of delivery slack, this tier often delivers the steepest risk-adjusted returns in Dubai. The discount-versus-Tier-1 pricing widens cap rate at entry, and well-located Tier B projects converge to Tier 1 secondary pricing within 18 to 36 months of handover.
Higher delivery slippage and narrower bank approval are the two main risks. Default rates are still very low post-2018 framework reforms (RERA escrows and Trakheesi permits enforce supply discipline) but project-level slippage is real.
Sobha, Ellington, Binghatti, Object 1, Reportage, and Imtiaz carry the strongest 2026 scoring distributions. The list above is sortable by score so you can see project-level rankings.
No. The risk is delivery timing, not capital loss; RERA escrow protects capital across all DLD-registered developers. If your timeline can absorb 6 to 12 months of slack, the price discount typically rewards the wait.
Yes. Oliva operates as a Dubai-licensed brokerage under RERA BRN 1573501. We hold a DLD-issued Trakheesi permit on every public listing and the data on this page comes from our own scoring pipeline plus official DLD transaction records.
No. Project pages, scores, and area data are free to browse. We only charge when an investor formally engages us on a transaction, and there are no paid placements on this list.
Talk to Javier on WhatsApp, or get an independent underwriting score on a specific project.
Curated by the Oliva research team. Oliva operates as a Dubai-licensed brokerage under RERA BRN 1573501, with Trakheesi permits on every public listing. Project scores combine official DLD transaction records, RERA developer history, and licensed rent indices. We do not accept paid placements on this list.
Found by: Javier Sanz, Founder. Methodology: How we score Dubai projects.