Last checked on 26 October 2026.
The quick answer
The lowest entry prices this month are Meriden Gate at AED 570,000 and Lincoln Star Residence 5 at AED 575,653. Merdan Residence starts at AED 690,000. The AYS Developers launch starts at AED 892,457, but it costs far more per square foot than the others.
Two names you may see in launch lists, Park Towers (built in 2011) and Riviera 45 (built in 2022), are completed buildings, not launches.
Before you pay a booking amount, get three things in writing: the developer name, the payment plan and the handover date. Several listings this month disagree with each other on at least one of them.
Why this guide is different
Most launch roundups copy the developer’s brochure. They repeat the same prices and the same “limited units” language. They rarely tell you when sources disagree, when a project is already built, or when two projects share a name.
We compared each project against more than one source, worked out the price per square foot ourselves, and marked every place where the data does not match. You can see which numbers are solid and which need a question.
This month’s launches at a glance
- Meriden Gate — Downtown Jebel Ali — from AED 570,000 — lowest entry price
- Lincoln Star Residence 5 — Jebel Ali Hills — from AED 575,653 — clear unit prices, lowest price per sq ft in our comparison
- Merdan Residence — Dubai Sports City — from AED 690,000 — sources disagree on plan and handover
- AYS Developers launch — Dubai Production City — from AED 892,457 — highest price per sq ft
- Seef Residences — Al Mamzar — around AED 895,000 — confirm the emirate before you buy
- JW Marriott — Yas Island, Abu Dhabi — ask the developer — name shared by several projects
How much space do you get for your money?
A low starting price can hide a small unit. Price per square foot shows what you really pay. We calculated it from the prices and unit sizes in the sources.
Lincoln Star Residence 5
- Studio at AED 575,653: about AED 1,401 per sq ft
- 1 bedroom at AED 1,038,006: about AED 1,301 per sq ft
- 2 bedroom at AED 1,399,135: about AED 1,258 per sq ft
Merdan Residence
- Studio at AED 690,000: about AED 1,568 to 1,890 per sq ft, depending on which size is correct
- 1 bedroom at AED 1,000,000: about AED 1,221 to 1,325 per sq ft
- 2 bedroom at AED 1,400,000: about AED 1,074 to 1,295 per sq ft
- 3 bedroom at AED 1,800,000: about AED 1,145 per sq ft
AYS Developers launch
- Studio at AED 892,457: about AED 2,459 per sq ft
- 1 bedroom at AED 1,810,000: about AED 2,210 per sq ft
The AYS project costs roughly 75 to 80 percent more per square foot than Lincoln Star Residence 5. A premium can be fair if the location, brand or finish earns it, but you should know you are paying it and ask what it buys.
Project by project
Meriden Gate: the lowest entry price
At AED 570,000, Meriden Gate has the lowest barrier this month. Cheap entry prices attract investors and first time buyers, so ask for the full payment plan, the service charge estimate and the completion date in writing. A low price only helps if the plan fits your budget.
Lincoln Star Residence 5: the clearest numbers
It lists prices for studios, one bedrooms and two bedrooms, and the price per square foot falls as the unit gets bigger. That tells you the larger units give more space for each dirham.
Merdan Residence: three sources, three stories
We found three different sets of payment plan and handover details for Merdan Residence, and unit sizes vary too. That is why its price per square foot shows as a range.
Do not pick the version you like best. Ask the developer or an authorised agent to confirm the plan, the handover quarter and the unit sizes in a signed document.
AYS Developers launch: the premium option
This is the most expensive launch per square foot in our comparison. Ask what justifies the premium: location, views, amenities, brand or finishes. If the answer is vague, compare it with Lincoln Star Residence 5 before you decide.
Seef Residences: check the emirate first
Seef Residences by Alef is listed in Al Mamzar, and an Al Mamzar exists in both Dubai and Sharjah. Some listings place the project in the wrong emirate, so confirm it on the sales offer and the permit before you go further. The answer changes the rules, the fees and your protection.
If the project is in Sharjah, three things apply:
- Ownership rules. Sharjah changed its ownership law in 2022 through Law No. 2 of 2022, which amends Law No. 5 of 2010. Read Dubizzle’s plain summary of the new Sharjah ownership rules and ask the developer which buyers the project is open to.
- Fees. Sharjah’s registration fee is different from Dubai’s. At the 2024 Sharjah property exhibition, buyers got a 50 percent discount, with reduced rates for other nationalities, as Khaleej Times reported. Ask for the current rate in writing.
- Escrow. Ask whether your payments go into a regulated escrow account, and ask for the account details.
JW Marriott on Yas Island: one name, several projects
The JW Marriott page on Prelaunch covers a Taraf project on Yas Island, Abu Dhabi. Other projects also use the JW Marriott Residences name, and some listings blend their details. Always check the developer, the exact location and the project permit number so you know which project you are reading about.
Two projects that are not launches
Park Towers was completed in 2011, and Riviera 45 was completed in 2022. They appear in some off plan feeds, but you can visit both buildings today. That lets you inspect the real unit, check the real service charge and compare real rents.
If either one interests you, treat it as a ready property purchase. The steps, risks and questions differ from buying a building that does not exist yet.
A note on Abu Dhabi and Al Maryah Island
If you look at Abu Dhabi projects, ownership rules depend on the zone. Al Maryah Island sits inside the Abu Dhabi Global Market (ADGM). ADGM’s property rules let it register freehold titles for property inside its boundaries, and developers can sell off plan units there to foreign investors, according to this CMS legal update. The article dates from 2015, so confirm the current rules with the developer or a lawyer. Also check the official source before relying on any Golden Visa threshold.
What fees should you plan for in Dubai?
The Dubai Land Department registration fee is 4 percent of the price. The law splits it 2 percent for the buyer and 2 percent for the seller, but in practice the buyer usually pays the full 4 percent unless the contract says otherwise. Property Finder’s DLD fee guide explains this, and the Dubai Land Department itself states the 4 percent registration fee. Fixed fees come on top, and off plan units also carry an Oqood registration step.
Here is the 4 percent figure on each starting price.
- Meriden Gate — AED 570,000 — fee AED 22,800
- Lincoln Star Residence 5 — AED 575,653 — fee AED 23,026
- Merdan Residence — AED 690,000 — fee AED 27,600
- AYS Developers launch — AED 892,457 — fee AED 35,698
Ask who pays the fee before you sign. Some sales offers split it or cover part of it, and that can change your real cost by tens of thousands of dirhams. For the full fee picture, see our off-plan cost guide.
How to read any launch announcement
Use these six questions on every project.
- Who is the developer, and is it registered for this project?
- Is the project a real launch, or is it already built?
- Does the price per square foot make sense next to similar projects?
- Do the payment plan and handover date match across the developer, the agent and the paperwork?
- Is the project in the emirate and area you think it is?
- Do your payments go into a regulated escrow account?
If any answer is unclear, pause. A good project answers all six without fuss. You can find more background in the Prelaunch off plan Dubai guides.
Frequently asked questions
Which October 2026 launch is cheapest?
Meriden Gate, from AED 570,000, followed closely by Lincoln Star Residence 5, from AED 575,653.
Which launch gives the best value per square foot?
Among the projects compared here, Lincoln Star Residence 5 and the larger Merdan units. Merdan’s numbers depend on which size information is correct.
Are Park Towers and Riviera 45 new launches?
No. Park Towers was built in 2011 and Riviera 45 in 2022.
How much is the DLD fee?
The registration fee is 4 percent. It is split 2 and 2 by law, but buyers often pay all of it. Always confirm who pays in your sales offer.
Can I trust the payment plan I see online?
Only after the developer confirms it in writing. Sources for Merdan Residence disagree with each other.
Which JW Marriott project is this?
More than one project uses the name. Check the developer and location every time.
Final thoughts
October 2026 gives you real choice, from entry prices near AED 570,000 to premium launches above AED 2,000 per square foot. The right pick depends on your budget, your goal and how well the paperwork matches the advertising.
Use the price per square foot figures to compare fairly, use the six questions to protect yourself, and ask for everything in writing. Prelaunch.ae updates this guide each month.