Emaar Payment Plans Explained — 80/20 vs 70/30

Understanding Emaar's Payment Plan Philosophy

One of the most attractive aspects of purchasing an Emaar property, particularly within The Oasis community, is the developer's flexible and buyer-friendly payment plan structures. Emaar Properties has long been recognised for offering some of the most competitive payment terms in the Dubai real estate market, and the payment plans available for The Oasis clusters are no exception. The two most common structures are the 80/20 plan and the 70/30 plan, with the 90/10 plan also available on select premium clusters. Understanding how these plans work, their cash flow implications, and which structure best suits your financial situation is critical to making an informed purchase decision. In this guide, we break down each payment plan in detail and provide practical guidance for buyers at every level.

The 80/20 Payment Plan — The Most Popular Choice

The 80/20 payment plan is the most widely available structure across The Oasis by Emaar and is offered on the majority of clusters including Palmiera, Palmiera 3, Mareva, Mareva 2, Palace Villas Ostra, Address Villas Tierra, and Palmeira Collective. Under this plan, 80% of the purchase price is payable during the construction period through a series of instalments, while the remaining 20% is due upon handover. The construction-linked instalments are typically spread across 20-30% at booking and subsequent milestones tied to construction progress, with payments due every 3-6 months over the construction period.

To illustrate with a concrete example, consider a 4-bedroom villa in Palmiera 3 priced at AED 9,180,000 on an 80/20 plan with a handover in Q4 2028. The buyer would pay approximately AED 7,344,000 (80%) during the construction period from 2025 to 2028, and AED 1,836,000 (20%) upon handover. The initial booking amount is typically 10-20% of the purchase price, with the remaining construction-linked payments spread across the build timeline. This structure allows buyers to secure the property at today's price while distributing the financial commitment over several years, making it significantly more manageable than a single lump-sum payment.

The key advantage of the 80/20 plan is that it aligns the buyer's payments with the construction progress, providing a measure of security that you are paying for value as it is being created. The 20% post-handover component also provides a meaningful incentive for the developer to complete the project on time and to specification, as the final payment is contingent upon satisfactory delivery. For investors, this plan is particularly advantageous because it enables you to benefit from capital appreciation during the construction period while only committing 80% of the funds, effectively providing leverage that enhances your return on equity.

The 90/10 Payment Plan — Premium Cluster Incentive

The 90/10 payment plan is available on select premium clusters within The Oasis, including Mirage, which offers 5 and 6-bedroom villas starting from AED 15.8 million. Under this structure, 90% of the purchase price is payable during construction, with only 10% due upon handover. This plan is typically offered on clusters where Emaar wants to accelerate sales velocity and attract serious buyers who are comfortable committing a higher proportion of the purchase price upfront in exchange for a lower post-handover obligation.

For a Mirage villa priced at AED 16,500,000 on a 90/10 plan with handover in Q4 2029, the buyer would pay AED 14,850,000 during construction and AED 1,650,000 on handover. While this plan requires a higher commitment during the build period, the reduced post-handover payment can be advantageous for buyers who prefer to have lower financial obligations upon moving in or renting out the property. It also means that the total amount due on handover is significantly lower, which can be beneficial for buyers who plan to finance the post-handover payment through a mortgage, as the loan amount required is smaller.

The 70/30 Payment Plan — Lower Upfront Commitment

The 70/30 payment plan, while less commonly available for The Oasis clusters, is occasionally offered on specific units or during promotional periods. Under this structure, 70% of the purchase price is payable during construction, with the remaining 30% due upon handover. This plan reduces the buyer's financial commitment during the construction period, making it attractive for those who expect their income or financial position to improve over the build timeline, or for investors who want to allocate capital across multiple properties simultaneously.

The trade-off with a 70/30 plan is that the higher post-handover payment creates a larger financial obligation at the point of delivery, which needs to be planned for carefully. For buyers who intend to take a mortgage on the property, the 30% post-handover component can be incorporated into the financing structure, but it is important to factor in current mortgage rates and lending criteria when calculating the total cost of ownership. As of early 2025, mortgage rates in the UAE for expatriate buyers range from 4.5% to 5.5% for fixed-rate terms of 2-5 years, with loan-to-value ratios typically capped at 75-80% for off-plan properties upon handover.

Which Payment Plan Is Right for You?

Choosing the right payment plan depends on your individual financial circumstances, investment strategy, and risk tolerance. For most buyers, the 80/20 plan strikes the best balance between manageable construction-period payments and a reasonable post-handover obligation. It is the most widely available plan across The Oasis clusters and provides the flexibility that most investors and end-users require. The 90/10 plan is ideal for buyers who are cash-rich and prefer to minimise their post-handover financial commitment, particularly those purchasing premium clusters like Mirage. The 70/30 plan, when available, suits buyers who want to keep their upfront commitment lower and are confident in their ability to manage the larger post-handover payment, whether through savings, income, or mortgage financing.

It is worth noting that all Emaar payment plans come with the security of purchasing directly from Dubai's most reputable developer, with all funds held in escrow accounts as required by the Dubai Land Department's regulations. This provides buyers with protection against developer default and ensures that payments are released only in proportion to construction progress. We strongly recommend discussing your payment plan options with an authorised Emaar sales agent who can provide detailed schedules, current availability, and guidance on which structure best aligns with your financial planning.