The ten largest, by declared value
These are the biggest on the list. Every figure is filed with the DLD: declared project value, unit count, and the construction percentage on the register.
Palace by the Beach — AED 1.4B, 861, Marsa Dubai. Construction 0 per cent complete.
Valoria The Oasis — AED 1.3B, 257, Me'Aisem Second. Construction 1.12 per cent complete.
Salva The Heights — AED 1.2B, 483, Al Yelayiss 5. Construction 0.5 per cent complete.
Bureau Lamar — AED 1.2B, 99, Business Bay. Construction 0 per cent complete.
Mareva 2 The Oasis — AED 1.1B, 347, Me'Aisem Second. Construction 1.32 per cent complete.
Mareva The Oasis — AED 1.0B, 311, Me'Aisem Second. Construction 2.05 per cent complete.
Serro 2 The Heights — AED 982M, 397, Al Yelayiss 5. Construction 0.5 per cent complete.
Wedyan — AED 920M, 164, Business Bay. Construction 0 per cent complete.
Cedarwood Estates — AED 917M, 121, Me'Aisem First. Construction 0 per cent complete.
Serro The Heights — AED 914M, 383, Al Yelayiss 5. Construction 0.5 per cent complete.
A construction percentage near zero alongside an open escrow account is the normal state of a recent launch. It is also what a stalled project looks like. The register does not distinguish between them and neither will we — but you can ask the developer which one this is, and the answer should be checkable.
AED 23.7B of declared value sits behind projects with escrow open and no recorded purchase.
Why this is not just "they launched last week"
The obvious objection is that these are brand-new launches that have not had time to transact. For 40 of the 72 that does not hold: construction started before 1 July 2026, so the project has been building for a quarter or more with escrow open and nothing recorded against it.
The other 32 did start after that date, and for those the honest reading is simply "too early to tell". We have separated the two rather than lumping them together, because a two-month-old launch with no sales and a nine-month-old one with no sales are not the same situation.
40 of the 72 started building before July. Not a timing artefact.
What this list does not prove
Three caveats, and they matter.
The transaction register was read on 22 September 2026. Anything sold since is not in it, so for a project that launched in late September this page understates activity.
Large developers appear heavily — 16 of the 72 are Emaar projects. A developer that sells through its own launch events and registers in bulk can look quiet in the transaction data for longer than one selling unit by unit. That is a reporting lag, not weak demand, and reading it as weak demand would be wrong.
And a project selling under a different name would appear here incorrectly. We match on the registered name, its aliases, and the name with phase numerals stripped, so a project selling as "Tower 2" is credited when "Tower 1" has sales. The largest entries were checked by hand.
Read on 22 September 2026. A launch after that date is not in this data.
What to ask before you pay
If a project you are considering is on this list, none of this makes it a bad buy. It makes three questions worth asking, in writing.
How many units have been sold, and can that be shown on the Oqood or DLD record rather than stated? A developer selling well can evidence it.
What is the escrow account number, and does your payment schedule pay into it? Escrow being open is only protection if your money actually goes there.
What is the construction percentage today, against the filed completion date? Zero per cent with a 2029 completion is unremarkable. Zero per cent with a 2027 completion is a question.