The Tides — off-plan on Dubai Islands

• Name on the official site — The Tides, also The Tides by AMIS (high) ^{[1] [2]}
• Who markets it — AMIS Development at amisdevelopment.com. Site footer AMIS Real Estate Development LLC. Propsearch adds AMIS Properties via AMIS Aurum Real Estate Development (high) ^{[3] [8]}
• Plot — Dubai Islands. Not Meydan, not Creek Beach. A leftover District 11, Meydan line can still sit in the product footer (high) ^{[1] [2]}
• Shape — official stack ground + 2 podiums + 8 floors + rooftop. Propsearch 11 storeys. Property Finder 1 building. About 83 homes (high) ^{[2] [8]}
• Starting money — official pages print none. Trade Arabia and Property Finder open near AED 2.1 million. PF then lists 2-bed from 3M, 3-bed from 3.4M, 4-bed townhouse from 8.1M (med) ^{[5] [6]}
• Keys — official register Q4 2028. Press, Property Finder, leftover Scout and Propsearch April / Q2 2028 (PF expected finish 30 April 2028) (med — they disagree) ^{[2] [6] [5]}
• Instalments — official register 50/50. Press 50-50 with 5% on booking. Property Finder, leftover Scout and Propsearch 5 / 45 / 50 (med) ^{[2] [6]}
• Ownership chip — Property Finder says freehold (med) ^[6]
• Works — Property Finder and leftover Scout 1 May 2026. Propsearch posted a May 2026 picture (med) ^{[6] [8]}
• DLD value stamp — Propsearch about AED 58 million. That cannot cover 83 homes at a 2.1 million floor — treat it as an early filing (low) ^[8]

Official stills show a bronze podium with a deep arched lobby, stacked glass terraces and a thin canopy roof. The register page spells the stack as ground, two podiums, eight floors and a rooftop. Property Finder’s chip is 1 building. That is a mid-rise, not a creek tower. ^{[1] [2] [6]}

The official register lists 83 homes. Propsearch repeats the same count. ^{[2] [8]}

• 1-bed + study — official from 812 sqft. Property Finder prints 811–896 sqft from AED 2.1 million. Trade Arabia also opens the ladder at 812 sqft. ^{[2] [6] [5]}
• 2-bed — official from 1,169 sqft. PF 1,169–1,366 sqft from AED 3 million. ^{[2] [6]}
• 3-bed — official from 1,379 sqft. PF 1,379–1,626 sqft from AED 3.4 million. One captured sale printed AED 3,593,302 on 1,395 sqft (27 Jun 2026). ^{[2] [6]}
• 4-bed podium townhouse — official from 3,560 sqft. PF 3,559–4,433 sqft from AED 8.1 million. Trade Arabia calls these G+2. ^{[2] [6] [5]}

Official copy says the apartments are fully furnished. That is marketing until the sale pack lists the furniture schedule. ^[1]

Separate piles:

• This building: The Tides / The Tides by AMIS on Dubai Islands ^[1]
• AMIS Meydan tiles: Derby Heights, Woodland Crest / Terraces / Residences, Fleurs De Jardin ^[3]
• Other island product already on this site: Coastal Haven, Oceara Park View Residences, Rixos Phase II Beach Residences, Azizi Wasel

Propsearch’s “villas” line is a slip — official copy sells townhouses. ^{[2] [8]}

Official product copy skips a keys year. The register page and the public cards do not agree:

• Official register /the-tides/: Q4 2028 ^[2]
• Trade Arabia launch story (28 Nov 2025): completion April 2028 ^[5]
• Property Finder: Q2 2028 / April 2028 / expected finish 30 April 2028 ^[6]
• Leftover Projects Scout: April 2028 / 30 April 2028 ^[7]
• Propsearch: estimated handover April 2028 ^[8]

April sits in early Q2. Official Q4 is later that same year. Only the completion line on the sale contract you are given binds. ^{[2] [6]}

Instalment labels do not match:

• Official register: 50/50 — no step table ^[2]
• Trade Arabia: 50-50, with 5% only required on booking ^[5]
• Property Finder, leftover Scout and Propsearch: 5% at launch, 45% during the build, 50% at handover ^{[6] [8]}

Half-and-half can mean the 5 / 45 / 50 split. It can also mean something else. Read the instalment dates attached to the unit you chose. ^{[2] [6]} Our payment-plan explainer decodes the columns.

Trade Arabia dates the launch party to 26 November 2025 at Drift Beach. Property Finder’s booking stamp is later: 30 April 2026. Works dates cluster on 1 May 2026. Those dates plus one picture are not a site visit. ^{[5] [6] [8]}

The AMIS Development hub collects the brand. Official About names founder and CEO Neeraj Kumar Mishra. Product and register URLs live on amisdevelopment.com. Propsearch files the seller as AMIS Properties through AMIS Aurum Real Estate Development. The reservation header and the sale contract should already show the same legal seller. ^{[4] [1] [2] [8]}

Pin context is Dubai Islands. The area hub on this site treats Dubai Islands as a Nakheel master plan. Propsearch files this building under Dubai Islands, Deira. Official product copy says it sits close to Downtown and Old Dubai. Trade Arabia adds Deira, Downtown and Dubai International Airport, and calls this AMIS’s first project on the islands. ^{[9] [8] [1] [5]}

Nearby pages are cousins, not this building: Coastal Haven, Oceara Park View Residences, Azizi Wasel, SAMANA Ocean Pearl.

1. Wrong AMIS product — Woodland and Derby Heights sit in Meydan. The Tides product-page footer can still say District 11, Meydan. That is leftover chrome. ^{[1] [3]}
2. Keys year clash — official register Q4 2028 versus press and portals April / 30 April 2028. ^{[2] [6] [5]}
3. 50/50 is not a full table — official copy stops at the label. Portals add 5 / 45 / 50. Confirm the printed dates. ^{[2] [6]}
4. No official price list — AED 2.1 million is press and portal talk. One captured 1-bed sold under that chip. ^{[6] [5]}
5. Registry value looks thin — Propsearch’s AED 58 million DLD stamp does not cover 83 homes at the public floor. ^[8]
6. Townhouse vs villa wording — official copy sells podium townhouses. Propsearch also says villas. Check the type on the form. ^{[2] [8]}

No ranking. No rent guess.

1. On Dubai Land Department tools, confirm this The Tides release is registered and has an escrow account.
2. Pick the home first. Then read the pack and check it already prints The Tides, the unit, net area and bedroom type. You do not write AMIS’s form. ^[1]
3. The reservation company and the sale-contract company should be the same legal name (AMIS Development, AMIS Real Estate Development LLC, AMIS Aurum, or another printed seller). ^[8]
4. Rebuild your cash calendar from the printed instalments and keys year. Official Q4 2028 is not portal April 2028. ^{[2] [6]}
5. Ask for a dated quote on the unit, and for the furniture schedule if “fully furnished” is part of the pitch. ^{[6] [1]}
6. Keep Method and the due-diligence guide open while you read the pack.