ZOYA "Cellista" NEW LAUNCH (Dubai South) — SKID Score 6.0/10

Key information

Delivery date: Dec 2029
Location: Dubai, Dubai South, ZOYA "Cellista" NEW LAUNCH
Payment plan: 20/28/10/42 (post-handover)
Property types: Apartment
Government fee: 4% + AED 3,500 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,778 / sq.ft
Unit sizes: From 352 sq.ft
SKID score: 6.0 / 10 (Proceed with caution)

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Payment plan

20%

Down payment

AED 125K

At sales launch

28%

During construction

AED 175K

Construction milestones

10%

On handover

AED 63K

Dec 2029

42%

Post-handover

AED 263K

Over 60 months

Published milestone schedule · Payment Plan (post handover 60 months)

20% + 4% DLD + 3500 AED Admin fee20% · AED 125K

28% (1% per month)28% · AED 175K

10%10% · AED 63K

42% (0.7% per month)42% · AED 263K

Project timeline

Project announcement
Zoya Developments official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Dec 2029

About the project

Proceed with caution.

Several evidenced factors are weak.

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

SKID tracks 20 competing off-plan launches in Dubai South. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition for tenants and resale buyers.

Amenities

Covered Parking
Security & CCTV
Children’s Pool
Lobby
Resting Areas
Shared Gym & Fitness Centre
Social Zone
Lift
Sitting Area
Accessibility for people with disabilities
BBQ
Recreational Areas
Pool Deck
Outdoor Kids’ Play Area
Landscaped Open Areas
Outdoor Yoga
Rooftop Pool
Outdoor Parking

Units

from developer

Studio

Floor plan not published by source

352 sq.ft · AED 1,778 / sq.ft

From AED 626K

2 BR

Floor plan not published by source

Size on request

Price on request

Price comparison & DLD history

8-Factor Evidence Breakdown

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

6.0/ 10

Historical DLD Transaction Context

Asking price is 6.8% higher than nearby completed homes (+AED 113/sq.ft.)

6.8% above comparable sales

The developer asks AED 626,000 (~AED 1,778/sq.ft. for a published 352 sq.ft. starting unit), while comparable residential homes in Dubai South sold for a median of AED 1,665/sq.ft. (AED 586,247 for the same size).

1. Published Asking Price

AED 1,778 / sq.ft.

AED 626,000 starting price · 352 sq.ft.

2. Historical Nearby Closed Sales

AED 1,665 / sq.ft.

~AED 586,247 for the same size

3. Spread vs Historical Median

+AED 113 / sq.ft. (+6.8%)

+AED 39,753 vs historical median

Published Launch AskAED 1,778 / 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, but paying 6.8% (~AED 39,753) above nearby completed homes in Dubai South means you rely on future market appreciation—which is not guaranteed—to offset the entry premium by handover.

Get an available quotation

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

Down payment20%

AED 125K

At booking

During construction28%

AED 175K

Construction milestones

On handover10%

AED 63K

Handover 2029

Post-handover42%

AED 263K

Over 60 months

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

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

Bottom Line

Asking price is 6.8% above nearby closed sales (+AED 113/sq.ft.)

The developer asks AED 1,778/sq.ft., whereas comparable homes in Dubai South sold for a median of AED 1,665/sq.ft. (~AED 39,753 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+6.8% (+AED 113/sq.ft.)

Asking price is 6.8% above nearby closed sales (+AED 113/sq.ft.)

The developer asks AED 1,778/sq.ft., whereas comparable homes in Dubai South sold for a median of AED 1,665/sq.ft. (~AED 39,753 higher for the same area).

Why this matters: New off-plan launches often price above existing stock for brand-new specifications and staged payment plans, but paying 6.8% (~AED 39,753) above nearby completed homes in Dubai South means you rely on future market appreciation—which is not guaranteed—to offset the entry premium by handover.

Competing Supply (Potential Risk)

20 Launches

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

SKID tracks 20 competing off-plan launches in Dubai South. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition for tenants and resale buyers.

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

Developer Track Record (Incomplete Data)

History Incomplete

Incomplete historical delivery data for Zoya Developments in catalog

Zoya 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

0.9 since last analysis

Last evaluated: 2026-10-27

8-Factor Evidence Breakdown

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

6.0/ 10

Strong

—

Watch

• Amenities mention park
• Published starting price vs historical DLD closed sales median: +6.8% above historical DLD closed sales median per sq ft in this community
• 52% of the price is due at or after handover, keeping strong buyer leverage until completion
• Handover is more than three years out
• Service charge published at 15

Risk

• Heavy competing supply: 20 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 6.0

Why SKID gave it 6.0

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: +6.8% 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: 20 other launches in Dubai South

Payment plan

Weight: 14.8%

7.9/ 10

52% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 7.4%

6.4/ 10

Handover is more than three years out

Service charges

Weight: 3.7%

7.1/ 10

Service charge published at 15

Exit liquidity

Weight: 7.4%

4.5/ 10

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

Factor	Weight	Score
Location Amenities mention park	29.6%	6.5/ 10
Entry price Published starting price vs historical DLD closed sales median: +6.8% 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: 20 other launches in Dubai South	14.8%	3.6/ 10
Payment plan 52% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	7.9/ 10
Delivery risk Handover is more than three years out	7.4%	6.4/ 10
Service charges Service charge published at 15	3.7%	7.1/ 10
Exit liquidity 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)	7.4%	4.5/ 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, ZOYA "Cellista" NEW LAUNCH

Interactive map ready (1 verified location)

ZOYA "Cellista" NEW LAUNCH· Dubai South, Dubai(24.9399, 55.2192)

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 ZOYA "Cellista" NEW LAUNCH a good off-plan investment in Dubai South?

ZOYA "Cellista" NEW LAUNCH in Dubai South (Dubai) scores 6.0/10 (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 2026-10-27).

Who is building ZOYA "Cellista" NEW LAUNCH?

Zoya Developments is the developer named on this launch.

When is handover for ZOYA "Cellista" NEW LAUNCH?

The published handover is Dec 2029.

What is the starting price of ZOYA "Cellista" NEW LAUNCH?

The published starting price is AED 626K.

What does the SKID screen mean for ZOYA "Cellista" NEW LAUNCH?

The SKID screen for this launch in Dubai South is 69 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.