MERAAS "City Walk Crestlane 3"
Meraas Developer · City Walk · Dubai
SKID Score6.5 / 10
SKID Score
6.5 / 10
Worth comparing
Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: entry price.
SKID warning
This project appears expensive relative to comparable transactions.
- Published price
- From AED 3.25M
- Payment plan
- Down payment 20%.
- Handover
- Oct 2028
- Available units
- 1–4 beds · Freehold
- Gross yield
- 3.1%
- Fair value
- +29.3% above market (Premium)
- Risk
- Low
- At handover
- 40% at or after handover
Asking price is 29.3% higher than nearby completed homes (+AED 918/sq.ft.)
The developer asks AED 3,250,000 (~AED 4,052/sq.ft. for a published 802 sq.ft. starting unit), while comparable residential homes in City Walk sold for a median of AED 3,134/sq.ft. (AED 2,513,468 for the same size).
AED 4,052 / sq.ft.
AED 3,250,000 starting price · 802 sq.ft.
Headline AED/sq.ft. (AED 4,052/sq.ft.) is calculated from the published starting 1 BR unit (AED 3,250,000 ÷ 802 sq.ft.). Because this project spans unit sizes from 802 to 4,598 sq.ft. and prices from AED 3,250,000 to AED 16,732,000 and 1BR–4BR layouts, larger units have different total prices and floor areas—select or enter your exact unit in the Offer Calculator to evaluate a larger layout.
AED 3,134 / sq.ft.
AED 2,513,468 for same size
Median price paid for completed residential homes nearby (DLD).
+AED 918 / sq.ft. (+29.3% Premium)
+AED 736,532 on this unit
Positive (+) is a premium above benchmark median; negative (-) is a discount below benchmark median (not a guaranteed gain).
Why this difference matters: The asking rate is 29.3% (~AED 736,532 on a 802 sq.ft. unit) above recent nearby completed homes in City Walk. Because future property appreciation is never guaranteed, local secondary prices would need to rise by at least 29.3%—plus ~4%–6% in registration and resale costs—before handover just to match today's baseline.
What price should I offer?
Separating developer asking price, official closed comparable sales, model fair value, and evidence-supported negotiating range.
AED 3.25M
AED 4,052 / sq.ft. · 802 sq.ft.
Calculated from the published starting 1 BR unit (AED 3,250,000 ÷ 802 sq ft = AED 4,052/sqft). Larger units in the project range up to 4,598 sq ft (up to AED 16,732,000) — enter your specific unit's brochure price and sq ft if evaluating a larger layout.
AED 3,268 / sq.ft.
n=11 verified DLD sales
AED 2.59M
AED 3,228 / sq.ft. (high confidence)
AED 3.11M – AED 3.17M
Target: AED 3.17M (-0.9% vs ask)
You might find a better deal.
Up to three evidence-backed alternatives from SKID's database matched to MERAAS "City Walk Crestlane 3" by budget, asset class, location, and 6-dimension risk-return profile.
SKID intelligence
How does this project compare across all 10 factors?
- Gross yield
- 3.1%
- Fair value
- +29.3% above market (Premium)
Last evaluated: 2026-10-23
01 · Ranked
10 factors
0% total
Tap any slice or factor below to inspect how SKID weighs and verifies it.
Why SKID gave it 6.5
| Factor | Weight | Score |
|---|---|---|
Location Established prime district | 20% | 6.8/ 10 |
Entry price Launch is +29.3% above median DLD sale price per sq ft (premium) in this community | 15% | 3.2/ 10 |
Developer 1 other catalog project(s) already past their published handover | 15% | 8.4/ 10 |
Supply / competition 2 other live launches in City Walk | 10% | 8.0/ 10 |
Payment plan 40% of the price is due at or after handover, in line with balanced UAE off-plan milestones | 10% | 7.0/ 10 |
Appreciation potential Community closed-sale trend is +0.0% year on year | 10% | 6.3/ 10 |
Rental yield Implied gross yield is 3.1% against community rents | 7.5% | 3.8/ 10 |
Delivery risk Handover sits in a typical 1–3 year off-plan window | 5% | 8.9/ 10 |
Service charges Service charge published at 25 | 2.5% | 5.5/ 10 |
Exit liquidity 223 closed sales in the last year in this community | 5% | 7.4/ 10 |
Strong
- • 1 other catalog project(s) already past their published handover
- • 2 other live launches in City Walk
- • Handover sits in a typical 1–3 year off-plan window
Watch
- • Established prime district
- • 40% of the price is due at or after handover, in line with balanced UAE off-plan milestones
- • Community closed-sale trend is +0.0% year on year
- • 223 closed sales in the last year in this community
Risk
- • Launch is +29.3% above median DLD sale price per sq ft (premium) in this community
- • Implied gross yield is 3.1% against community rents
- • Service charge published at 25
What the agents are saying & Did each agent do its job?Show audit detailsHide
Did each agent do its job?
No current news specifically about this project, developer, or community, so news did not change the SKID score.
Developer evaluation for Meraas Developer: 8.4 / 10 from delivery history. 1 other catalog project(s) already past their published handover Established Tier-1 UAE master developer track record Delivery risk 8.9 / 10. Handover sits in a typical 1–3 year off-plan window.
Community read for City Walk: location 6.8 / 10, supply 8.0 / 10. Established prime district 2 other live launches in City Walk
Pricing agent: Launch is +29.3% above median DLD sale price per sq ft (premium) in this community Service charge published at 25 223 closed sales in the last year in this community
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 3.1% against community rents
Payment plan agent: 40% of the price is due at or after handover, in line with balanced UAE off-plan milestones. Score 7.0 / 10.
Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: entry price.
What the agents are saying
News sentiment
No current news specifically about this project, developer, or community, so news did not change the SKID score.
Developer evaluation
Developer evaluation for Meraas Developer: 8.4 / 10 from delivery history. 1 other catalog project(s) already past their published handover Established Tier-1 UAE master developer track record Delivery risk 8.9 / 10. Handover sits in a typical 1–3 year off-plan window.
Community
Community read for City Walk: location 6.8 / 10, supply 8.0 / 10. Established prime district 2 other live launches in City Walk
Pricing
Pricing agent: Launch is +29.3% above median DLD sale price per sq ft (premium) in this community Service charge published at 25 223 closed sales in the last year in this community
ROI
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 3.1% against community rents
Payment plan
Payment plan agent: 40% of the price is due at or after handover, in line with balanced UAE off-plan milestones. Score 7.0 / 10.
Orchestrator
Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: entry price.
Payment plan
Payment Plan 40% is due at or after handover. Down payment 20%.
Location
City Walk · Dubai
Recent sales nearby
| Date | Type | Price | Sq ft | AED / sq ft |
|---|---|---|---|---|
| 2026-07-07 | Ready · Apartment | AED 3.25M | 1,216 | 2,672 |
| 2026-07-06 | Off-plan · Apartment | AED 3.14M | 1,190 | 2,635 |
| 2026-07-06 | Off-plan · Apartment | AED 2.53M | 834 | 3,038 |
| 2026-07-06 | Ready · Apartment | AED 2.4M | 685 | 3,505 |
| 2026-07-03 | Off-plan · Apartment | AED 10.16M | 3,451 | 2,943 |
| 2026-07-02 | Ready · Apartment | AED 13.5M | 3,483 | 3,876 |
| 2026-07-01 | Off-plan · Apartment | AED 2.78M | 796 | 3,491 |
| 2026-07-01 | Off-plan · Apartment | AED 2.74M | 839 | 3,268 |
| 2026-07-01 | Off-plan · Apartment | AED 2.66M | 788 | 3,379 |
| 2026-07-01 | Off-plan · Apartment | AED 17.66M | 6,292 | 2,806 |
| 2026-06-30 | Ready · Apartment | AED 2.3M | 1,061 | 2,168 |
| 2026-06-26 | Off-plan · Apartment | AED 1.85M | 588 | 3,148 |
| 2026-06-26 | Off-plan · Apartment | AED 10M | 2,959 | 3,380 |
| 2026-06-25 | Ready · Apartment | AED 3.8M | 1,154 | 3,292 |
| 2026-06-25 | Ready · Apartment | AED 3.8M | 1,155 | 3,290 |
| 2026-06-25 | Ready · Apartment | AED 2.35M | 818 | 2,874 |
| 2026-06-24 | Off-plan · Apartment | AED 5.67M | 1,814 | 3,125 |
| 2026-06-23 | Ready · Apartment | AED 1.85M | 720 | 2,568 |
| 2026-06-22 | Off-plan · Apartment | AED 2.83M | 814 | 3,476 |
| 2026-06-19 | Off-plan · Apartment | AED 2.68M | 806 | 3,323 |
| 2026-06-18 | Ready · Apartment | AED 7.5M | 2,324 | 3,228 |
| 2026-06-18 | Off-plan · Apartment | AED 19.28M | 6,824 | 2,825 |
| 2026-06-18 | Off-plan · Apartment | AED 17.74M | 6,299 | 2,817 |
| 2026-06-17 | Ready · Apartment | AED 2.74M | 1,280 | 2,139 |
Closed sales in this community. These are not this tower's own contracts unless the record says so.
Available units
1–4 beds · Apartments
From AED 3.25M
802 sq.ft · AED 4,052 / sq.ft
Price not published
From 802 sq ft / sq m as published
Headline AED/sq.ft. (AED 4,052/sq.ft.) is calculated from the published starting 1 BR unit (AED 3,250,000 ÷ 802 sq.ft.). Because this project spans unit sizes from 802 to 4,598 sq.ft. and prices from AED 3,250,000 to AED 16,732,000 and 1BR–4BR layouts, larger units have different total prices and floor areas—select or enter your exact unit in the Offer Calculator to evaluate a larger layout.
Service charge 25
Amenities
- Children’s Pool
- Shared Pool
- Kids’ Play Area
- Lobby
- Shared Gym & Fitness Centre
- Leisure Areas
- Clubhouse
- Recreational Areas
- Landscaped Garden
- Jogging Tracks
- Walking Paths
- Yoga Studio
- Lift
- Bike Path
- Conference Room
- Social Zone
- Outdoor Cinema
- Sports Ground
Compare
MERAAS "City Walk Crestlane 3"
From AED 3.25M · 6.5 / 10
Questions about this launch
- Is MERAAS "City Walk Crestlane 3" a good off-plan investment in City Walk?
- MERAAS "City Walk Crestlane 3" in City Walk (Dubai) scores 6.5/10 (compare) on the independent SKID 10-factor off-plan model across 100% evidenced factor weight. Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: entry price. SKID Fair Value Gap: launch entry pricing sits +29.3% above matched land-registry transactions (Premium) in City Walk (advertised listings are excluded). SKID Rental Evidence: registered tenancy contracts imply ~3.14% gross yield before service charges and vacancy reserves. Reviewed by SKID Investment Research Engine (as of 2026-10-23).
- Who is building MERAAS "City Walk Crestlane 3"?
- Meraas Developer is the developer named on this launch.
- When is handover for MERAAS "City Walk Crestlane 3"?
- The published handover is Oct 2028.
- What is the starting price of MERAAS "City Walk Crestlane 3"?
- The published starting price is AED 3.25M.
- What does the SKID screen mean for MERAAS "City Walk Crestlane 3"?
- The SKID screen for this launch in City Walk is 76 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.
Methodology & Registry Provenance (Evaluated 2026-10-23)Details
Evidence Coverage: 10 of 10 canonical factors evidenced (100% weight coverage). Missing factors are excluded rather than treated as positive evidence.
Provenance Policy: Closed Dubai Land Department (DLD) registry transactions, Oqood registrations, and registered Ejari tenancy contracts are strictly separated from developer launch prices and portal listings.
Scoring Methodology·Research Reports·Investor Q&A·Weekly Verdicts