AUM 99 Residences pricing and Wadi Al Safa 5 rental context (2026)

The composition is the first thing to register. Eighteen of the 22 priced units are one-bedrooms and only four are studios, so the advertised AED 628,200 entry represents a small share of the actual inventory. Anyone underwriting the project on that headline is underwriting four units.

The studio band spans AED 373,112, from AED 628,200 to AED 1,001,312, on sizes running 412 to 657 square feet. The one-bedroom band spans AED 403,157, from AED 943,871 to AED 1,347,028, on sizes running 710 to 1,171 square feet. Both are wide bands for a single project, which means the unit you are shown matters far more than the project you are shown.

The two bands overlap by AED 57,441. The most expensive studio at AED 1,001,312 costs more than the cheapest one-bedroom at AED 943,871. For a buyer with roughly a million dirhams, that is a real decision rather than a curiosity: a large studio at the top of its band, or a compact one-bedroom at the bottom of its. In Dubai's letting market the one-bedroom usually reaches a broader tenant pool, but only if the layout is genuinely a separate room rather than a partitioned studio in a brochure.

One standalone fact worth carrying: every one of the 22 priced units at AUM 99 Residences sits below AED 1,350,000, per DLD-derived listing data, August 2026.

The developer does not publish a price per square foot for this project, and no derived per-square-foot figure is asserted here, because pairing a band minimum price with a band minimum size assumes the cheapest unit is also the smallest, which the price list does not confirm.

What you can do is compute it correctly for one unit. Take the quoted price for the exact unit and divide by the exact net saleable area on that unit's floor plan, not the marketing range. Then repeat the calculation on two or three live comparables in the same cluster and compare the three numbers. That is a defensible per-square-foot view; a district average dressed up as one is not.

Watch the balcony treatment while you do it. Whether a balcony is counted inside the saleable area changes the per-square-foot number materially, and different developers in the same corridor treat it differently.

No area-level average rent is published for Wadi Al Safa (V) in current records, so no rent figure appears in this article. A number invented for the sake of a table is worse than no number, because it will end up in someone's spreadsheet.

Build the rental picture yourself, from sources that are actually authoritative. Pull current registered rents for studios and one-bedrooms in the immediate cluster from the DLD rental index through the Dubai REST app, which reports what tenancies were actually contracted at rather than what landlords are asking. Cross-check against live asking rents on the portals for comparable buildings, and treat the difference between contracted and asking as your negotiation range.

Then compute the gross yield as annual rent divided by purchase price, using your two verified inputs rather than a market rule of thumb. The net figure is the one that matters, and it is gross rent less the running cost stack: the RERA-approved service charge, a management fee quoted as a percentage of annual rent, the municipality housing fee collected through the utility bill where the contract makes it the landlord's, a vacancy provision for re-letting periods, and the amortised 4 percent DLD transfer fee spread over your intended hold. None of those five is published for this project at a figure, so each has to be quoted to you before it can be modelled.

No service charge figure is published for AUM 99 Residences. That is the single largest unquantified item in the ownership case, because in a building that carries its own amenity load, the annual charge per square foot can move a net position more than a few thousand dirhams of rent either way.

Ask for three things in writing: the RERA-approved service charge budget for the building, the mechanism by which the charge is reviewed and revised after handover, and the reserve fund provision. For context on what the wider market charges, see average service charge per sqft in Dubai. Use it as a sanity check on the developer's number, never as a substitute for it.

Property-level transaction history, per-unit resale trajectories and per-unit performance figures are not published at property level in Dubai, and this article does not attempt to reconstruct them. What is legitimately available is area-level and project-level aggregation across many transactions, plus developer price lists, and those are the only sources quoted for AUM 99 Residences.

That has a practical consequence for how you read any Dubai pricing article, including this one. Aggregates describe a population; they do not price your unit. Within one building, floor, aspect, layout efficiency and finish level produce dispersion that an area average cannot see. Use aggregates to decide whether a district deserves your time, and use unit-level comparables to decide what to pay.

The pricing picture for AUM 99 Residences is unusually transparent for a project of this size: 22 units, two bedroom types, a published band for each, and a 20/40/40 plan that defers 40 percent of the price past handover. The gaps are equally clear: no published handover date, no published service charge, and no area rent average to anchor a rental assumption.

Close those gaps before you commit. The cost mechanics are worked through in AUM 99 Residences payment plan and buying costs, and the district case in Wadi Al Safa 5 for investors. When you have a specific unit in view, order the free underwriting report at /en/report for a buy or do-not-buy verdict on it. Oliva is a buyer-side RERA brokerage, BRN 1573501: on off-plan the developer pays the commission and you pay nothing for representation, while the 2 percent plus 5 percent VAT fee applies only to resale and secondary purchases. Comparable stock is listed at projects in Wadi Al Safa 5.