MERAKI "Celeste" NEW LAUNCH
Meraki · Dubai South · Dubai
SKID Score6.3 / 10
SKID Score
6.3 / 10
Proceed with caution
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: payment plan. Weakest: supply.
Key Investment Insight
29 competing off-plan launches tracked in Dubai South — potential handover competition
- Published price
- From AED 683K
- Payment plan
- Down payment 20%.
- Handover
- Mar 2030
- Available units
- 0–2 beds
- Gross yield
- 4.2%
- Fair value
- -1.9% in line with market
- Risk
- High
- At handover
- 60% at or after handover
Asking price matches nearby completed homes within 1.9% (-AED 31/sq.ft.)
The developer asks AED 683,000 (~AED 1,634/sq.ft. for a published 418 sq.ft. starting unit), while comparable residential homes in Dubai South sold for a median of AED 1,665/sq.ft. (AED 695,970 for the same size).
AED 1,634 / sq.ft.
AED 683,000 starting price · 418 sq.ft.
Headline AED/sq.ft. (AED 1,634/sq.ft.) is calculated from the published starting Studio unit (AED 683,000 ÷ 418 sq.ft.). Because this project spans unit sizes from 418 to 1,170 sq.ft. and prices from AED 683,000 to AED 1,700,000 and 0BR–2BR 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 1,665 / sq.ft.
AED 695,970 for same size
Median price paid for completed residential homes nearby (DLD).
-AED 31 / sq.ft. (-1.9% Discount)
-AED 12,970 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 broadly aligned with recent nearby completed homes in Dubai South, avoiding an upfront launch premium—though off-plan capital remains committed during construction without rental income and future appreciation is not guaranteed.
What price should I offer?
Separating developer asking price, official closed comparable sales, model fair value, and evidence-supported negotiating range.
AED 683K
AED 1,634 / sq.ft. · 418 sq.ft.
Calculated from the published starting Studio unit (AED 683,000 ÷ 418 sq ft = AED 1,634/sqft). Larger units in the project range up to 1,170 sq ft (up to AED 1,700,000) — enter your specific unit's brochure price and sq ft if evaluating a larger layout.
AED 2,062 / sq.ft.
n=15 verified DLD sales
AED 783K
AED 1,873 / sq.ft. (moderate confidence)
AED 670K – AED 675K
Target: AED 675K (at ask)
You might find a better deal.
Up to three evidence-backed alternatives from SKID's database matched to MERAKI "Celeste" NEW LAUNCH by budget, asset class, location, and 6-dimension risk-return profile.
SKID intelligence
How does this project compare across all 10 factors?
- Gross yield
- 4.2%
- Fair value
- -1.9% in line with market
0.2 since last analysis
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 6.3
| Factor | Weight | Score |
|---|---|---|
Location Located in Dubai South | 20.5% | 6.0/ 10 |
Entry price Launch is 1.9% below median DLD sale price per sq ft (discount) in this community | 15.4% | 7.6/ 10 |
Developer 1 other catalog project(s) already past their published handover | 15.4% | 6.6/ 10 |
Supply / competition Heavy competing supply: 29 other launches in Dubai South | 10.3% | 3.6/ 10 |
Payment plan 60% of the price is due at or after handover, keeping strong buyer leverage until completion | 10.3% | 8.4/ 10 |
Appreciation potential Community closed-sale trend is +0.0% year on year | 10.3% | 6.3/ 10 |
Rental yield Implied gross yield is 4.2% against community rents | 7.7% | 5.2/ 10 |
Delivery risk Handover is more than three years out | 5.1% | 6.7/ 10 |
Exit liquidity 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet) | 5.1% | 4.5/ 10 |
Strong
- • 60% of the price is due at or after handover, keeping strong buyer leverage until completion
Watch
- • Located in Dubai South
- • Launch is 1.9% below median DLD sale price per sq ft (discount) in this community
- • 1 other catalog project(s) already past their published handover
- • Community closed-sale trend is +0.0% year on year
- • Handover is more than three years out
Risk
- • Heavy competing supply: 29 other launches in Dubai South
- • Implied gross yield is 4.2% against community rents
- • 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)
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 Meraki: 6.6 / 10 from delivery history. 1 other catalog project(s) already past their published handover Delivery risk 6.7 / 10. Handover is more than three years out.
Community read for Dubai South: location 6.0 / 10, supply 3.6 / 10. Located in Dubai South Heavy competing supply: 29 other launches in Dubai South
Pricing agent: Launch is 1.9% below median DLD sale price per sq ft (discount) in this community No usable service charge, so that factor was left out. 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 4.2% against community rents
Payment plan agent: 60% of the price is due at or after handover, keeping strong buyer leverage until completion. Score 8.4 / 10.
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: payment plan. Weakest: supply.
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 Meraki: 6.6 / 10 from delivery history. 1 other catalog project(s) already past their published handover Delivery risk 6.7 / 10. Handover is more than three years out.
Community
Community read for Dubai South: location 6.0 / 10, supply 3.6 / 10. Located in Dubai South Heavy competing supply: 29 other launches in Dubai South
Pricing
Pricing agent: Launch is 1.9% below median DLD sale price per sq ft (discount) in this community No usable service charge, so that factor was left out. 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)
ROI
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 4.2% against community rents
Payment plan
Payment plan agent: 60% of the price is due at or after handover, keeping strong buyer leverage until completion. Score 8.4 / 10.
Orchestrator
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: payment plan. Weakest: supply.
Payment plan
Payment Plan 60% is due at or after handover. Down payment 20%.
Location
Dubai South · Dubai
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.
Available units
0–2 beds · Apartments
From AED 683K
418 sq.ft · AED 1,634 / sq.ft
Price not published
Price not published
From 418 sq ft / sq m as published
Headline AED/sq.ft. (AED 1,634/sq.ft.) is calculated from the published starting Studio unit (AED 683,000 ÷ 418 sq.ft.). Because this project spans unit sizes from 418 to 1,170 sq.ft. and prices from AED 683,000 to AED 1,700,000 and 0BR–2BR 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.
Amenities
- Children’s Pool
- Kids’ Play Area
- Lobby
- Coworking Zone
- Retail Outlets
- Infinity Pool
- Outdoor Cinema
- Outdoor Kids’ Play Area
- Covered Kids’ Play Area
- Outdoor Yoga
- Landscaped Open Areas
- Fitness Zone
- Indoor Multipurpose Space
Compare
MERAKI "Celeste" NEW LAUNCH
From AED 683K · 6.3 / 10
Questions about this launch
- Is MERAKI "Celeste" NEW LAUNCH a good off-plan investment in Dubai South?
- MERAKI "Celeste" NEW LAUNCH in Dubai South (Dubai) scores 6.3/10 (caution) on the independent SKID 10-factor off-plan model across 98% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: payment plan. Weakest: supply. SKID Fair Value Gap: launch entry pricing sits 1.9% below matched land-registry transactions (Discount) in Dubai South (advertised listings are excluded). SKID Rental Evidence: registered tenancy contracts imply ~4.20% gross yield before service charges and vacancy reserves. Reviewed by SKID Investment Research Engine (as of 2026-10-23).
- Who is building MERAKI "Celeste" NEW LAUNCH?
- Meraki is the developer named on this launch.
- When is handover for MERAKI "Celeste" NEW LAUNCH?
- The published handover is Mar 2030.
- What is the starting price of MERAKI "Celeste" NEW LAUNCH?
- The published starting price is AED 683K.
- What does the SKID screen mean for MERAKI "Celeste" NEW LAUNCH?
- The SKID screen for this launch in Dubai South is 72 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: 9 of 10 canonical factors evidenced (97.5% 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