Shahrukhz is on the Dubai Land Department register as project 4166, under Danube Properties Development L.L.C, in Al Safouh First, with escrow account 4031221746692066. That file is where the unit count, the registered building description, the construction reading and every recorded sale on this page come from, and any buyer can read the same record free on the Dubai REST app before paying anything. On this project the register does more work than usual, because it disagrees with the marketing on two measurable things and because its transaction history answers a question the press coverage left open.
Sold out in a night, and still trading every week
535 off-plan sales logged in roughly the three months to 12 September 2026.
The story that travelled is that Shahrukhz sold out on its Dubai launch night in December 2025, at about AED 2.1 billion. Nine months later the register has 535 off-plan sales recorded in roughly the last three months alone.nnDubai records first sales by a developer and contract assignments between buyers in the same off-plan sales register, so the 535 does not tell you on its own which of the two you are looking at. What it does tell you is the thing a buyer actually wants to know: offices in this building are changing hands continuously, and anyone told that nothing is available is being told something the register does not support. Ask any seller whether you are signing a fresh sale and purchase agreement with Danube or taking an assignment of somebody else’s, because the two carry different paperwork, different fees and different consent requirements.
The register counts 917 units and 41 floors
Danube’s marketing says 615 commercial units across 55 storeys.
The register describes the approved building as commercial, six basements, ground, three podium levels, 41 floors, one mechanical level and a roof, and it counts 917 units. Danube’s own page and brochure describe 55 storeys and 615 commercial units, with amenity levels numbered up to 55 and a helipad above that.nnSome of that gap is definitional. Podium and mezzanine levels get counted differently by marketing and by the approving authority, and a unit count can move depending on whether retail and service areas are included. A gap of 302 units and 14 floors is larger than definitions usually explain. This matters to a buyer in a specific way rather than an abstract one: unit count drives the service charge budget you will be paying into, and floor count decides what the level number on your sale and purchase agreement actually refers to.
Every recent recorded sale is above the advertised entry price
AED 1,984,340 was the lowest of the fifteen most recent, against AED 1.9 million advertised.
Across the fifteen most recent sales on the register, dated 29 July to 12 September 2026, prices ran from AED 1,984,340 to AED 3,534,400, on floor areas of 465 to 760 sq ft. Per square foot that is AED 3,720 to AED 5,635, with a median near AED 4,520.nnTwo patterns are worth carrying into a negotiation. The first is that the advertised starting price of AED 1.9 million sat below all fifteen. The second is that small does not mean cheap here: the eleven sales under 600 sq ft averaged about AED 4,657 per sq ft while the four at 655 sq ft and above averaged about AED 4,060, so the smallest lots carry roughly a 15 per cent premium per foot. If you are choosing between a 465 sq ft office and a 655 sq ft office, the larger one is the better value per foot by a wide margin.
1.86 per cent at the August inspection
Registered start 1 January 2026, registered completion 30 June 2029.
The department inspected the site on 13 August 2026 and logged it at 1.86 per cent, with the register reading that as roughly sixteen points behind the plan for that date.nnThere is a fair reading and a hard reading, and a buyer should hold both. The fair one is that this building has six basement levels, and excavation, shoring and dewatering on a six-basement tower eat months while registering almost no percentage progress, so an early figure this low is not by itself alarming. The hard one is that the register is comparing against its own programme and still puts it behind, and that the gap has to be recovered inside a window that ends in June 2029. This is the single number to re-check before any payment milestone falls due, and it is free to check.
The declared value is a registration figure, not a sales figure
AED 350 million on the register against a reported AED 2.1 billion of sales.
The register carries a declared project value of AED 350 million. That is a valuation recorded for registration purposes and it is not the aggregate of what the offices sell for, so it should never be read against the asking prices or against the reported launch takings.nnThe reported figures are worth their own arithmetic, though. AED 2.1 billion spread across the reported 900,000 sq ft of office space would be about AED 2,330 per sq ft, roughly half the median in the register’s recent sample. Those are two reported numbers rather than two register numbers, so the gap may simply mean the reported total covered a different scope. It is a reason to price from the recorded transactions rather than from any headline.
Pull the same record yourself: Dubai REST app or the DLD Project Status Enquiry service, project 4166. We last read it on 16 Sep 2026.
