Tessera (Dubai South) — SKID Score 6.3/10

Key information

Delivery date: May 2028
Location: Dubai, Dubai South, Tessera
Payment plan: 10/25/65
Property types: Apartment
Government fee: 4% + AED 1,100 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,725 / sq.ft
Unit sizes: From 1,250 sq.ft
SKID score: 6.3 / 10 (Proceed with caution)

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Payment plan

10%

Down payment

AED 216K

At sales launch

25%

During construction

AED 539K

Construction milestones

65%

On handover

AED 1.4M

May 2028

Published milestone schedule · Payment Plan

10% + 4% DLD + 1100 AED DLD fees + 1500 AED Admin fee10% · AED 216K

10%10% · AED 216K

5%5% · AED 108K

65%65% · AED 1.4M

Project timeline

Project announcement
Al Ghurair Development official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
May 2028

About the project

Proceed with caution.

Several evidenced factors are weak.

Tessera is a residential development by Al Ghurair Development in Dubai South, with a concept inspired by the art of mosaic. The building consists of a ground floor, four residential floors and a rooftop. The architectural character of the project is defined by a sense of lightness and openness. Clean geometric façades are complemented by panoramic glazing and spacious balconies. The project features single-level two- and three-bedroom apartments with maid’s rooms, as well as two-bedroom duplex residences. The spaces are shaped by clean monolithic volumes with large openings that allow natural light to flow inside. Residents have access to a yoga and training studio, an outdoor gym, lounge areas, and an outdoor cinema. The development also features outdoor relaxation and dining areas, landscaped walking paths, and play areas for children. The project is located in a peaceful part of the city, close to a central park and open green spaces. Dubai Marina and JBR are approximately 17 minutes away, Palm Jumeirah is 18 minutes away, and Mall of the Emirates is 19 minutes away. Burj Khalifa can be reached in approximately 30 minutes, while Dubai International Airport is around 40 minutes away.

57 competing off-plan launches tracked in Dubai South — potential handover competition

SKID tracks 57 competing off-plan launches in Dubai South. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Amenities

BBQ
Broadband Internet
Children’s Pool
Covered Gym
Covered Kids’ Play Area
Coworking Zone
Dining outlets (coffee houses & restaurants)
Kids’ Splash Pad
Lift
Lobby
Lounge
Meditation Zone
Open-Air Gym
Outdoor Cinema
Outdoor Kids’ Play Area
Owners’ Lounge
Park Access
Pool Deck
Rooftop Pool
Walking Paths
Yoga Studio

Units

from developer

2 BR

Floor plan not published by source

1,250 sq.ft · AED 1,725 / sq.ft

From AED 2.16M

3 BR

Floor plan not published by source

Size on request

Price on request

Floor plans & layouts

Floor plans not yet published by developer

Request the latest developer brochure and unit floor plan sheets on WhatsApp.

Request floor plans

Price comparison & DLD history

8-Factor Evidence Breakdown

7/8 factors backed by verified evidence (82% weight coverage) · skid-geo-v3.0-8factor

6.3/ 10

Historical DLD Transaction Context

Asking price is 3.6% higher than nearby completed homes (+AED 60/sq.ft.)

3.6% above comparable sales

The developer asks AED 2,156,000 (~AED 1,725/sq.ft. for a published 1,250 sq.ft. starting unit), while comparable residential homes in Dubai South sold for a median of AED 1,665/sq.ft. (AED 2,080,584 for the same size).

1. Published Asking Price

AED 1,725 / sq.ft.

AED 2,156,000 starting price · 1,250 sq.ft.

2. Historical Nearby Closed Sales

AED 1,665 / sq.ft.

~AED 2,080,584 for the same size

3. Spread vs Historical Median

+AED 60 / sq.ft. (+3.6%)

+AED 75,416 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 1,725 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,665 / sq.ft.

Historical transaction context: New off-plan launches often price above existing stock for brand-new specifications and staged payment plans, though paying 3.6% (~AED 75,416) above nearby completed homes in Dubai South places your entry cost basis above prevailing secondary transactions before 4% registration fees.

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Down payment10%

AED 216K

At booking

During construction25%

AED 539K

Construction milestones

On handover65%

AED 1.4M

Handover May 2028

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-language summary of pricing, payment terms, and delivery outlook

Bottom Line

57 competing off-plan launches tracked in Dubai South — potential handover competition

SKID tracks 57 competing off-plan launches in Dubai South. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover. (Potential Risk · Estimate — Potential Supply Risk)

Competing Supply (Potential Risk)

57 Launches

57 competing off-plan launches tracked in Dubai South — potential handover competition

SKID tracks 57 competing off-plan launches in Dubai South. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, sellers may face longer marketing times or more competitive secondary resale pricing.

Developer Track Record (Incomplete Data)

History Incomplete

Incomplete historical delivery data for Al Ghurair Development in catalog

Al Ghurair Development is named on the launch, but SKID currently has 0 verified past-handover completion records in its catalog to evaluate historical on-time delivery performance.

Why this matters: An incomplete catalog record does not necessarily mean a developer has no prior projects elsewhere, but it introduces uncertainty—rely on verified DLD construction escrow milestones and independent due diligence.

Handover Horizon (Potential Risk)

~2.1 Yrs (2028-05)

Estimated ~2.1-year horizon until 2028-05 target handover (~25 months)

Target completion is scheduled for 2028-05. SKID does not assume or predict developer delays, but a ~2.1-year construction window carries potential schedule and market-cycle exposure.

Why this matters: Capital committed during construction remains illiquid until handover, and multi-year timelines carry potential exposure to contractor pacing, phased delivery, and market shifts.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 7/8 factors (81.8%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

0.4 since last analysis

Last evaluated: 2026-11-02

Strong

• 65% of the price is due at or after handover, keeping strong buyer leverage until completion
• Handover sits in a typical 1–3 year off-plan window

Watch

• Amenities mention park
• Published starting price vs historical DLD closed sales median: +3.6% above historical DLD closed sales median per sq ft in this community
• Service charge published at 17

Risk

• Heavy competing supply: 57 other launches in Dubai South
• 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

See all 8 scoring factorsWhy SKID gave it 6.3

Why SKID gave it 6.3

Location

Weight: 29.6%

6.5/ 10

Amenities mention park

Entry price

Weight: 22.2%

6.0/ 10

Published starting price vs historical DLD closed sales median: +3.6% above historical DLD closed sales median per sq ft in this community

Developer

Weight: 18.2%

Insufficient evidence (N/A)

Supply / competition

Weight: 14.8%

3.6/ 10

Heavy competing supply: 57 other launches in Dubai South

Payment plan

Weight: 14.8%

8.9/ 10

65% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 7.4%

8.6/ 10

Handover sits in a typical 1–3 year off-plan window

Exit liquidity

Weight: 7.4%

4.5/ 10

23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

Service charges

Weight: 3.7%

7.1/ 10

Service charge published at 17

Factor	Weight	Score
Location Amenities mention park	29.6%	6.5/ 10
Entry price Published starting price vs historical DLD closed sales median: +3.6% above historical DLD closed sales median per sq ft in this community	22.2%	6.0/ 10
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition Heavy competing supply: 57 other launches in Dubai South	14.8%	3.6/ 10
Payment plan 65% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	8.9/ 10
Delivery risk Handover sits in a typical 1–3 year off-plan window	7.4%	8.6/ 10
Exit liquidity 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)	7.4%	4.5/ 10
Service charges Service charge published at 17	3.7%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Off-plan · Apartment	AED 2.56M	1,951	1,311
2026-07-07	Off-plan · Apartment	AED 1.26M	851	1,481
2026-07-07	Off-plan · Apartment	AED 2.2M	1,677	1,313
2026-07-07	Ready · Apartment	AED 499K	446	1,120
2026-07-07	Off-plan · Apartment	AED 1.86M	1,334	1,394
2026-07-07	Off-plan · Apartment	AED 1.23M	760	1,624
2026-07-07	Off-plan · Apartment	AED 3.42M	1,773	1,932
2026-07-07	Off-plan · Apartment	AED 797K	347	2,294
2026-07-07	Off-plan · Apartment	AED 775K	347	2,235
2026-07-07	Off-plan · Apartment	AED 800K	348	2,301
2026-07-07	Off-plan · Apartment	AED 480K	351	1,368
2026-07-07	Off-plan · Apartment	AED 742K	357	2,080
2026-07-07	Off-plan · Apartment	AED 480K	338	1,421
2026-07-07	Off-plan · Apartment	AED 745K	354	2,102
2026-07-07	Off-plan · Apartment	AED 1.11M	736	1,512
2026-07-07	Off-plan · Apartment	AED 730K	352	2,072
2026-07-07	Off-plan · Apartment	AED 730K	354	2,062
2026-07-07	Off-plan · Apartment	AED 730K	351	2,080
2026-07-07	Off-plan · Apartment	AED 1.97M	1,123	1,755
2026-07-07	Off-plan · Apartment	AED 632K	345	1,833
2026-07-07	Off-plan · Apartment	AED 648K	341	1,901
2026-07-07	Off-plan · Apartment	AED 680K	420	1,621
2026-07-07	Off-plan · Apartment	AED 1.15M	734	1,568
2026-07-07	Off-plan · Apartment	AED 696K	381	1,828

Closed sales in this community. These are not this tower's own contracts unless the record says so.

Location

Dubai, Dubai South, Tessera

Interactive map ready (1 verified location)

· Dubai South, Dubai

View project

Living in Dubai South

Historical DLD Median

AED 1,665 / sq.ft

Historical DLD Sample

3096 closed sales

Ownership

Freehold

Frequently asked questions

Is Tessera a good off-plan investment in Dubai South?

Tessera in Dubai South (Dubai) scores 6.3/10 (caution) on the independent SKID 8-factor off-plan model across 82% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: payment plan. Weakest: supply. Historical DLD Closed Transactions: matched closed sales in Dubai South record a median of AED 1,665/sqft across 3096 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building Tessera?

Al Ghurair Development is the developer named on this launch.

When is handover for Tessera?

The published handover is May 2028.

What is the starting price of Tessera?

The published starting price is AED 2.16M.

What does the SKID screen mean for Tessera?

The SKID screen for this launch in Dubai South is 86 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.