Sea Cliff (Dubai Islands) — SKID Score 6.2/10

Key information

Delivery date: Mar 2028
Location: Dubai, Dubai Islands, Sea Cliff
Payment plan: 20/10/70
Property types: Apartment
Government fee: 4% + AED 4,000 admin
Ownership type: Freehold
Starting price / sq.ft: AED 2,870 / sq.ft
Unit sizes: From 1,593 sq.ft
SKID score: 6.2 / 10 (Proceed with caution)

Similar projects like this

Ahmed Al

From: AED 1.8M

Dubai, Dubai Islands, Ocean Tower

AMIS Development

From: AED 2.14M

Dubai, Dubai Islands, The Tides

DIA Developments

From: AED 1.98M

Dubai, Dubai Islands, LuzOra Residences

Mr. Eight

From: AED 3.94M

Dubai, Dubai Islands, MR. EIGHT DEVELOPMENT Le Château Piétrus NEW LAUNCH

Payment plan

20%

Down payment

AED 914K

At sales launch

10%

During construction

AED 457K

Construction milestones

70%

On handover

AED 3.2M

Mar 2028

Published milestone schedule · Payment Plan 1

20% + 4% DLD + 4000 AED Admin fee20% · AED 914K

5%5% · AED 229K

70%70% · AED 3.2M

Project timeline

Project announcement
Imtiaz Developments official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Mar 2028

About the project

Proceed with caution.

Several evidenced factors are weak.

Sea Cliff is a residential development by Imtiaz, located in the coastal area of Dubai Islands. The building includes a ground level, two podium levels, fourteen residential floors and a roof. The exterior is designed in warm natural tones with wood and stone textures, while the stepped structure reflects the lines of coastal cliffs, creating a distinctive and dynamic silhouette. The project offers a selection of one-, two-, and three-bedroom apartments, as well as two-level four-bedroom duplexes, including options with an additional study. The interiors are designed in warm natural tones with an emphasis on soft textures and thoughtful detailing. Panoramic windows fill the spaces with natural light, highlighting open layouts and creating a light and comfortable atmosphere. Residents have access to poolside relaxation areas, a modern gym, outdoor yoga spaces, a clubhouse, lounge areas and landscaped surroundings designed for a comfortable and relaxed waterfront lifestyle. Duplex units include options with private pools. The development offers convenient connectivity to the mainland through a well-developed road network. Dubai International Airport, Downtown Dubai and Dubai Creek are located nearby, allowing easy access to key areas of the city.

Asking price is 13.6% above comparable off-plan sales (+AED 343/sq.ft.)

Published starting price per sq ft is notably above historical closed transactions in this district.

Amenities

BBQ
Broadband Internet
Children’s Pool
Clubhouse
Covered Gym
Gaming Lounge
Indoor Yoga
Jogging Tracks
Kids’ Play Area
Landscaped Garden
Leisure Areas
Lift
Lobby
Open-Air Gym
Outdoor Cinema
Outdoor Yoga
Pool Deck
Private Pool
Resting Areas
Roof Gardens
Security & CCTV
Shared Jacuzzi
Shared Pool
Sitting Area
Sky Garden
Water Tunnel

Units

from developer

3 BR

Floor plan not published by source

1,593 sq.ft · AED 2,870 / sq.ft

From AED 4.57M

4 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

6.2/ 10

Historical DLD Transaction Context

Asking price is 13.6% higher than comparable off-plan registrations (+AED 343/sq.ft.)

13.6% above comparable sales

The developer asks AED 4,571,212 (~AED 2,870/sq.ft. for a published 1,593 sq.ft. starting unit), while comparable off-plan residential registrations in Dubai Islands sold for a median of AED 2,527/sq.ft. (AED 4,024,753 for the same size).

1. Published Asking Price

AED 2,870 / sq.ft.

AED 4,571,212 starting price · 1,593 sq.ft.

2. Historical Nearby Closed Sales

AED 2,527 / sq.ft.

~AED 4,024,753 for the same size

3. Spread vs Historical Median

+AED 343 / sq.ft. (+13.6%)

+AED 546,459 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 2,870 / sq.ft.

Historical Nearby Closed Sales MedianAED 2,527 / sq.ft.

Historical transaction context: The asking rate is 13.6% (~AED 546,459 on a 1,593 sq.ft. unit) above recent comparable off-plan registrations in Dubai Islands. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 13.6% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Get an available quotation

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

Down payment20%

AED 914K

At booking

During construction10%

AED 457K

Construction milestones

On handover70%

AED 3.2M

Handover Mar 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

Asking price is 13.6% above comparable off-plan sales (+AED 343/sq.ft.)

The developer asks AED 2,870/sq.ft., whereas comparable off-plan registrations in Dubai Islands sold for a median of AED 2,527/sq.ft. (~AED 546,459 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+13.6% (+AED 343/sq.ft.)

Asking price is 13.6% above comparable off-plan sales (+AED 343/sq.ft.)

The developer asks AED 2,870/sq.ft., whereas comparable off-plan registrations in Dubai Islands sold for a median of AED 2,527/sq.ft. (~AED 546,459 higher for the same area).

Why this matters: The asking rate is 13.6% (~AED 546,459 on a 1,593 sq.ft. unit) above recent comparable off-plan registrations in Dubai Islands. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 13.6% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Competing Supply (Potential Risk)

80 Launches

80 competing off-plan launches tracked in Dubai Islands — potential handover competition

SKID tracks 80 competing off-plan launches in Dubai Islands. 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 Imtiaz Developments in catalog

Imtiaz Developments 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.

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

• 70% 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

• Waterfront or beach positioning
• Service charge published at 18

Risk

• Published starting price vs historical DLD closed sales median: +13.6% above historical DLD closed sales median per sq ft in this community
• Heavy competing supply: 80 other launches in Dubai Islands
• 88 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

See all 8 scoring factorsWhy SKID gave it 6.2

Why SKID gave it 6.2

Location

Weight: 29.6%

7.4/ 10

Waterfront or beach positioning

Entry price

Weight: 22.2%

4.4/ 10

Published starting price vs historical DLD closed sales median: +13.6% 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: 80 other launches in Dubai Islands

Payment plan

Weight: 14.8%

8.7/ 10

70% 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

88 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 18

Factor	Weight	Score
Location Waterfront or beach positioning	29.6%	7.4/ 10
Entry price Published starting price vs historical DLD closed sales median: +13.6% above historical DLD closed sales median per sq ft in this community	22.2%	4.4/ 10
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition Heavy competing supply: 80 other launches in Dubai Islands	14.8%	3.6/ 10
Payment plan 70% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	8.7/ 10
Delivery risk Handover sits in a typical 1–3 year off-plan window	7.4%	8.6/ 10
Exit liquidity 88 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 18	3.7%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Off-plan · Apartment	AED 2.83M	1,272	2,223
2026-07-07	Off-plan · Apartment	AED 2.66M	1,585	1,676
2026-07-07	Off-plan · Apartment	AED 4.26M	2,295	1,858
2026-07-07	Off-plan · Apartment	AED 3.23M	1,568	2,060
2026-07-06	Off-plan · Apartment	AED 4.15M	1,504	2,760
2026-07-06	Off-plan · Apartment	AED 4.35M	1,635	2,661
2026-07-06	Off-plan · Apartment	AED 3.37M	1,553	2,170
2026-07-06	Off-plan · Apartment	AED 3.4M	1,550	2,194
2026-07-06	Off-plan · Apartment	AED 2.45M	910	2,687
2026-07-06	Off-plan · Apartment	AED 3.31M	1,403	2,361
2026-07-06	Off-plan · Apartment	AED 5.79M	1,596	3,629
2026-07-06	Off-plan · Apartment	AED 2.94M	837	3,519
2026-07-06	Off-plan · Apartment	AED 4.42M	1,285	3,439
2026-07-06	Off-plan · Apartment	AED 3.57M	1,202	2,971
2026-07-06	Off-plan · Apartment	AED 4.02M	1,376	2,925
2026-07-06	Off-plan · Apartment	AED 3.71M	1,383	2,683
2026-07-06	Off-plan · Apartment	AED 2.29M	862	2,660
2026-07-03	Off-plan · Apartment	AED 2.23M	1,196	1,864
2026-07-03	Off-plan · Apartment	AED 4.1M	1,652	2,481
2026-07-03	Off-plan · Apartment	AED 2.96M	1,295	2,287
2026-07-03	Off-plan · Apartment	AED 2.4M	1,333	1,800
2026-07-02	Off-plan · Apartment	AED 3.35M	1,622	2,066
2026-07-02	Off-plan · Apartment	AED 3.71M	1,568	2,370
2026-07-02	Off-plan · Apartment	AED 2.42M	1,274	1,901

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

Location

Dubai, Dubai Islands, Sea Cliff

Interactive map ready (1 verified location)

· Dubai Islands, Dubai

View project

Living in Dubai Islands

Historical DLD Median

AED 2,527 / sq.ft

Historical DLD Sample

1012 closed sales

Ownership

Freehold

Frequently asked questions

Is Sea Cliff a good off-plan investment in Dubai Islands?

Sea Cliff in Dubai Islands (Dubai) scores 6.2/10 (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 Islands record a median of AED 2,527/sqft across 1012 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building Sea Cliff?

Imtiaz Developments is the developer named on this launch.

When is handover for Sea Cliff?

The published handover is Mar 2028.

What is the starting price of Sea Cliff?

The published starting price is AED 4.57M.

What does the SKID screen mean for Sea Cliff?

The SKID screen for this launch in Dubai Islands is 88 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.