Dubai, UAE — Beach Oasis II, Azizi Developments’ 694-unit project in Dubai Studio City, has entered its final construction stage, with the structure complete and overall progress at 62%, according to the developer. The interiors, plumbing and air-conditioning work now under way will set the Beach Oasis II handover, which resale listings place between Q4 2026 and March 2027.
That timing matters most to investors who still owe the 50% balance due at handover, including India-based buyers who will pay it in rupees.
Plastering at 77%, MEP at 50%: where the build stands
Azizi’s three updates this year show each trade advancing. Blockwork moved from 36% in February to 64% in April and 99% now. Internal plastering went from 10% to 37% to 77%. Mechanical, electrical and plumbing (MEP) works rose from 31% in April to 50%, and air-conditioning from 21% to 59%. The façade, at 15%, is the least advanced.
Also read: Dubai luxury home sales drop 34% as regional conflict bites
Group CEO Farhad Azizi said “the heavy lifting is done” and described the current phase as precise, detail-oriented work on MEP routing, plastering and finishes.
The headline figure has moved more slowly as the work shifted: 11 points between February and April, then 19 points over the six months to October. At the recent rate, the remaining 38 points would take close to a year; a faster finishing phase would bring that forward.
Azizi says Beach Oasis I, the completed first phase, is already occupied, which gives buyers a reference point for the developer’s delivery in the same community.
452 studios in Studio City’s rental market
Studios make up 452 of the 694 units, with 209 one-bedrooms and 33 two-bedrooms. That mix targets Studio City’s rental demand. Oliva, which compiles Dubai Land Department records, put gross studio yields in the community at 7.8% to 9.0%, with prices up about 10% year on year in data to Q1 2026.
Listings show a studio in the project at AED 615,000 and a one-bedroom at AED 1,003,000, above Oliva’s AED 290,000 to 380,000 range for recent Studio City studio sales. Part of that is the premium for new, amenity-led stock; part is the difference between asking and transaction prices.
The wider market has eased. Cushman & Wakefield Core reported prices down 4% and rents down 6% quarter on quarter in Q2 2026, and expects more than 60,000 deliveries in 2027.
Beach Oasis II handover and the 50% balance for Indian buyers
Resale listings show 50% of the price due on handover, and the timing affects two groups of Indian buyers differently. Realiste data reported by AGBI found 40% of Indian buyers in Dubai already lived in the UAE. They earn in dirhams. Buyers based in India pay in rupees.
For them, currency moves cut both ways. The dirham is pegged to the dollar, and the rupee had fallen more than 7% against the dollar this year by 8 October, according to Business Today. On a AED 500,000 balance, each 1% fall adds about ₹1.3 lakh to the rupee cost. The same move raises the rupee value of the rent and of the property itself.
The payment goes out under the Liberalised Remittance Scheme (LRS), capped at USD 250,000 per person per financial year. Indian banks cannot lend for LRS remittances. Amounts above ₹10 lakh attract 20% tax collected at source, about ₹24 lakh on a ₹1.3 crore transfer, which is credited against income tax. A handover after 1 April 2027 would fall in a new financial year with a fresh limit.
Also read: Dubai Metro Blue Line property: what Indian buyers should price in
On income, Property Finder put the average advertised one-bedroom rent in Studio City at AED 72,000 in June, a gross yield of about 7.2% on the asking price, against 4.3% in Mumbai and 4.6% in Bengaluru on Anarock data. India taxes residents on rent earned abroad after a 30% standard deduction; at the top slab plus cess, the Studio City figure is about 5.6%. The property must be declared in Schedule FA of the tax return.
The 10-year Golden Visa requires property worth AED 2 million, according to broker Metropolitan, above the price of a single one-bedroom here.
60,000 units due in 2027 and the effect on Studio City rents
The main constraint is timing against supply. A handover in 2027 would coincide with heavy citywide deliveries, which could slow rent growth on newly completed studios. Regional conflict is a second risk: Knight Frank called it the biggest drag on Dubai activity in Q3, and Anarock named it the main downside risk for the second half.
Buyers can ask Azizi for an updated completion estimate and plan the handover payment around it.
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