The Sofia Sands Off-Plan Price Index reports the average price per square foot of off-plan residential units across Dubai (including JVC), by bedroom count. It is computed from 1,542 off-plan units in Sofia Sands Realty's tracked inventory, priced between AED 100 and 10,000 per sqft to exclude outliers, as a 2026 snapshot. It is real tracked inventory — not portal asking prices, not estimates.
| Unit type | Units | Avg AED/sqft | Range AED/sqft | Avg total price |
|---|---|---|---|---|
| Studio | 157 | 1,961 | 1,026 – 2,617 | AED 729,000 |
| 1-bedroom | 541 | 1,779 | 913 – 4,330 | AED 1,403,000 |
| 2-bedroom | 578 | 1,895 | 783 – 3,740 | AED 2,558,000 |
| 3-bedroom | 206 | 1,987 | 777 – 3,820 | AED 3,885,000 |
| 4-bedroom | 60 | 1,670 | 908 – 3,870 | AED 5,436,000 |
Penthouse and premium-floor units — 281 in the set — average AED 4,104/sqft and sit in a separate tier; they are excluded from the standard table above.
1. Studios average ≈AED 1,961/sqft despite the lowest ticket price — above every core format except 3-beds; buyers pay a premium per foot for the smallest format.
2. 1-beds are the value sweet spot at ≈AED 1,779/sqft — the lowest rate of the core formats, with deep supply (541 units, second only to 2-beds at 578).
3. 3-beds command the highest core-format rate (≈AED 1,987/sqft) — family-size scarcity shows up as price.
4. 4-beds dip to ≈AED 1,670/sqft — larger floorplates dilute the per-foot rate.
5. The AED 783–4,330/sqft spread within a single bedroom count shows location and building quality matter more than unit size for value.
Against this Dubai baseline, off-plan on the Wynn Al Marjan corridor in Ras Al Khaimah still trades well below Dubai prime per-sqft rates — while sitting minutes from a $5.1 billion integrated resort opening in the same window. That spread is the arbitrage Sofia Sands Realty is built around, on Hayat Island and Al Marjan Island.
Sample: 1,542 off-plan units in Sofia Sands Realty's tracked Dubai inventory, 2026 snapshot. Filter: unit rates between AED 100 and 10,000 per sqft to exclude data errors and outliers. Averages are simple means per bedroom count; ranges are observed minimum–maximum within the filter. Penthouse and premium-floor stock is reported separately (281 units, avg AED 4,104/sqft). This index reports tracked inventory pricing, not DLD registered transactions — for registered-sales data see our Beachfront Market Index.