Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens
مدينة محمد بن راشد آل مكتوم، ديستريكت 11 - أوبال جاردنزCRYSTAL THREE L.L.C-FZ · Home sales since 2023 · mostly off-plan in the 12 months to 6 Oct 2026
Dubai Land Department data shows the typical sale price (the median, ready and off-plan homes together) in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens was AED 1,775/sqft in Oct 2025, from 5 home sales recorded.
Not recorded as finished
Check this project before you pay
Sent a brochure for Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens? This is what the Dubai Land Department’s records say, what other buyers paid, and what the records cannot tell you.
Is it on the Land Department’s project register?
Yes. This is what the Land Department’s projects file, dated 15 June 2026, says:
- Status:
- active per the Land Department · 67% complete
- Target completion:
- September 2026, which has passed
- Escrow account:
- with Emirates NBD
- Developer:
- CRYSTAL THREE L.L.C-FZ (developer no. 1503)
These are the file’s own entries as of that date, not today’s. A target date is not a promise, and an escrow account on the record is not an assurance about the project. The full record, with the developer’s licence entry, is in the card below.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
What have buyers paid here?
4-bed · 21 off-plan sales in the 12 months to 8 July 2026
The middle price was AED 6,250,000: 10 of these 21 buyers paid less, 10 paid more, 1 paid exactly that. 11 of the 21 paid between AED 5,200,000 and AED 6,550,000.
Per sqft: 11 of the 21 paid between AED 1,542/sqft and AED 1,802/sqft.
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3 sales of finished homes are also recorded in this project. They are not in the figures above, which are off-plan sales only.
Dubai Land Department · recorded sales Off-plan sales of homes in this project, on record with the Land Department · sales of finished homes are not mixed in, and apartments are not mixed with villas. A home size is shown only with 8 or more sales behind it. File dated 8 Oct 2026 · synced 8 Oct 2026.
And in Majan?
- Off-plan homes:
- AED 1,415/sqft typical price · Sep 2026 · 562 home sales
- Finished homes:
- AED 1,319/sqft typical price · Sep 2026 · 64 home sales
Each line is the last full month with 5 or more sales, so a month that has only just begun is not shown. Two different purchases, so they are shown apart and never mixed. Each line counts homes of every size in the area, this project’s included, so read it as a backdrop and not as a price for one home.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What has the developer done before?
CRYSTAL THREE L.L.C-FZ: 1 completed project and 1 off-plan or in progress, by Keyva’s count from 750 recorded sales, Sep 2015 to 6 Oct 2026.
Counts, not a rating. Keyva does not rank developers. See every project →
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What the records cannot tell you
- Whether the building will be finished on the date you were given.
- Whether the price is fair for the exact home you were offered. The sales above are what others paid.
- What the home will rent for, or what its yearly service charge will be, once it is built.
- Whether the person selling to you is a licensed broker. That one you can check yourself, free.
Check the broker’s licence →The free checks you can run yourself →
The Land Department’s record
active per the Land Department · 67% complete · villa complex · 435 villas · 329 plots · DLD target completion September 2026
Registered developer: CRYSTAL THREE L.L.C-FZ (DLD no. 1503)
Developer no. 1503 · licence 821804 (Meydan Freezone) · period 20 Dec 2018 to 19 Dec 2026 · in DLD's file dated 1 Oct 2026.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Escrow account with Emirates NBD · Zoned by Dubai Municipality
From the Land Department’s projects file, file dated 15 June 2026.
Rents recorded under Mohammed Bin Rashid AL Maktoum District 11
Typical yearly rent of AED 170,000 across 393 tenancies recorded in the community over the last 12 months.
This is the community’s figure, not this project’s.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Villas on the Land Department's register in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens
291 of the 435 villa records the Land Department lists in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens stand alone on their plot with both sizes recorded; the other 144 share a plot with other building records or miss a size, and are not in these bands.
4 bedrooms
222 villas- Plot
- typically 6,629 sqftmiddle half 6,458–6,978 sqft
- Built-up area
- typically 5,147 sqftmiddle half 5,147–5,147 sqft
5 bedrooms
44 villas- Plot
- typically 9,204 sqftmiddle half 8,814–10,020 sqft
- Built-up area
- typically 6,994 sqftmiddle half 6,994–6,994 sqft
Both figures are as the Land Department's files record them, for the same villas. On these villas the plot is typically 1.31 times the built-up area (middle half 1.26–1.39).
One bedroom count with too few villas to show
- Fewer than 30 villas in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens at 6 bedrooms stand alone on their plot with both sizes recorded (25 of the 25 villa records the Land Department lists there), so no band is shown.
In the Land Department's buildings file dated 5 Oct 2026 and in the Land Department's land register dated 10 Oct 2026.
Dubai Land Department · building register The Land Department's buildings file · each villa record's built-up area and bedrooms, as recorded. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · land register The Land Department's land register · the plot a villa stands alone on, as the Municipality measures it · no owner. File dated 10 Oct 2026 · synced 11 Oct 2026.
AED 1,775/sqft
Oct 2025 · 5 home sales
—
No two months with 5+ resales 3 or more years apart.
2 months
Recorded home resales here fall in 2 months, Aug 2026 to Oct 2026. The growth beside this is drawn from the months with 5 or more of them; a figure for what they will do next is a scenario you set on the returns page.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually sold for in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens — not an asking price, and not this project’s overall typical price, which mixes every size together.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Price per sqft trend
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What it returns
A year of rent compared with what completed homes of that size actually sold for in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens over the same twelve months. Prices are this project’s own recorded ready-home sales. Off-plan sales are left out because rent is paid on built homes. Rents marked this building are new rent contracts recorded in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens itself. The rest are homes of the same size in Majan, used where Ejari did not name the building. A red (i) marks a figure that rests on few records, with how many.
| Size | Price now, ready homes | Rents for | Yield before costs | Ready sales, 12 months |
|---|---|---|---|---|
| 4 beds | AED 6.55M | AED 196,965/yrsame size in Majan · 86 new lets | 3.0% | 3 |
A separate reserve-fund line appears in 5 of the 6 project budgets counted together here; the middle of those is AED 0.5/sqft.
Yield before costs: a year of rent as a share of the price.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Common questions about Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens
Is Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens selling off-plan or as resales?
80% of the 15 home sales recorded in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens in the 12 months to 6 Oct 2026 were off-plan, and the rest were recorded as existing property rather than off-plan. That period ends at this project's own newest recorded home sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens start selling?
The Land Department's register holds 198 home sales in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens. The earliest was recorded in Jun 2023 and the newest in Oct 2026. That is when a home sale here was first recorded. It is not the same as when the project launched or completed: the register of sales carries no build date, so we do not publish one.
Due diligence
Price vs. Majan typical price
+22.5%
Priced above the area's typical price — ask why. Oct 2025: 5 sales here against 448 in the area.
Developer track record
750 recorded sales
Matched to CRYSTAL THREE L.L.C-FZ, across the 4 companies Keyva groups under that name, Sep 2015 to 6 Oct 2026.
1 completed · 1 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free checks you can run yourself.
Verification guide →Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Handover competition
High competitionThe handover date recorded with the Land Department, September 2026, has passed, and the Land Department's projects file does not record the project as complete. 7 other projects in Majan have a handover date on record within six months either side of it. The Land Department's projects file of 15 Jun 2026 lists 64 other projects in Majan as not yet finished, including all 7 listed below.
Lua Residences
Swank Real Estate Development L.L.C
The Woodland Residences
A M I S Real Estate Development L.L.C
Estrella By Nexus
Nexus Capital Real Estate Developement L.L.C
Tulip Oasis 10
A M E Real Estate Development L.L.C
Tulip Oasis 11
A M E Real Estate Development L.L.C
Wadi Villas By Arista
PBG REAL ESTATE DEVELOPMENT L.L.C
Mira Villas Designed By Bentley Home
M I R A Developments L.L.C
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
1.8 km
Zoom Market Al Bararri
Supermarkets
- Zoom Market Al Bararri1.8 km
Malls
- Remal Mall1.9 km
Straight-line distances — actual walking or driving routes will be longer. Measured from the centre of Wadi Al Safa 3 — we couldn't pin this project's exact address, so treat these as area-level, not door-to-door. Places data from OpenStreetMap.
Other projects in Majan
Each price is the project’s newest month with 5 or more recorded home sales, from Oct 2025 to 7 Oct 2026. Priced projects first, then the most home sales from Nov 2025 to 7 Oct 2026, then A–Z. Where a project has no month with that many, its newest month with any sale is shown instead, with a red (i) and its count.
Binghatti
1–7 Oct 2026 · 6 home sales
Binghatti
1–7 Oct 2026 · 67 home sales
Binghatti
1–7 Oct 2026 · 8 home sales
Binghatti
1–7 Oct 2026 · 25 home sales
Samana International Real Estate Development L.L.C
Sep 2026 · 9 home sales
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Seen a listing for this?
Put the asking price beside what comparable homes actually sold for, and check the agent against the Land Department’s register of licensed brokers. Free, no sign-in.
Buying in Mohammed Bin Rashid Al Maktoum City, District 11- Opal Gardens?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the typical price here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to look things up in the Land Department's own systems on the day: the agent's licence, the project's escrow, and its registered status.