u/Environmental-Art101

My SM feed is flooded lately with Sobha 20:80 plan and DLD waiver offer. On the surface, it does look attractive — a 1BR unit in Sobha Central at AED 1.8M with only AED 360K required upfront but when you actually sit down and look at it, the PSF comes to around AED 3,186 which is already on the higher side, and then there's the elephant in the room — 4,000+ units across 6 towers. That's a lot of supply dropping at once. I genuinely don't see how 6% yield holds up in that scenario, let alone anything better.

The 20:80 structure is the only thing that really stands out here. Everything else feels fairly average. Yet every agent is pushing this like it's some once-in-a-decade opportunity.

Am I missing something, or is this mostly just noise?

I'm a first-time buyer with a budget of AED 1.7M and a 2-year purchase horizon. My plan is to hold long-term (6–8 years), with the primary goals of generating moderate rental income and achieving strong capital appreciation.

Below are the options I have shortlisted:

1. 1BR in Dubai Islands – a few options on Island B, such as Seacliff by Imtiaz
2. 1BR in Maritime City
3. 1BR in Expo City / Expo Valley
4. 2BR in Emaar South
5. 1BR in Meydan
6. 2BR in Enre by Imtiaz

Open to any other suggestions that fit the above criteria!