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DLD · MEDIAN 12M TO SEP 2026
ELAR1S Rise Offices

Commercial Offices

ELAR1S Rise Offices

PriceFrom AED 2,100 PSF
CompletionQ3 2028
DeveloperObject 1
LocationJVT

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Property

Elar1s Rise by Object 1

Location: District 3, Jumeirah Village Triangle (JVT), Dubai

Elar1s Rise is located in District 3 of Jumeirah Village Triangle (JVT), a green, low-rise freehold community in northern Dubai known for its family-friendly character, parks, schools, and balanced residential atmosphere. Positioned at the junction of Sheikh Mohammed Bin Zayed Road (E311) and Al Khail Road (E44), the project offers excellent connectivity across the city.

Nearby destinations include Dubai Miracle Garden (9 mins), Palm Jumeirah (22 mins), The Walk JBR (20 mins), and Mall of the Emirates (15 mins). It is also within 2–5 minutes of top schools and hotels such as Sunmarke School, Arcadia School, Novotel JVT, and Mövenpick Hotel JVT.

Project Overview

Elar1s Rise Offices form the commercial component of a visionary mixed-use tower by Object 1. Inspired by the Greek concepts of "Element" and "Aris" (hope/air), the development blends sustainable design with modern elegance. The building comprises B + G + 5P + 2(O) + 21 + MF + R, with offices located on Floors 1 and 2, accessed through a dedicated commercial lobby.

Designed as a sanctuary of balance and harmony, Elar1s Rise features 12 office units, 4 retail spaces, and 198 residential apartments. Its holistic architecture, efficient zoning, and premium lifestyle facilities—centered on a 12th floor sky deck—make it a unique investment opportunity for businesses seeking high-end commercial presence in a residential hub.

Key highlights include:
  • Dedicated commercial and residential access points
  • Sky-level amenities including gym, pool, and outdoor lounges
  • Strong connectivity with a growing residential and school catchment

Building Configuration

  • Basement & Ground Floor: Retail units and parking for retail/offices
  • Floors P1–P5: Parking
  • Floors 1–2: Commercial office units
  • Floors 3–11 / 13–24: Residential apartments
  • Floor 12: Sky Infinity Pool and amenities deck
  • Total Units in Tower: 198 Residential + 12 Office + 4 Retail

Office Space Overview

  • Available Unit Sizes:  From 963.15 sq. ft. to 3,316.31 sq. ft.
  • Starting Price: From AED 2,100 PSF *******CONTACT US FOR SPECIAL NEGOTIATED PRICE
  • Location: Floors 1 & 2
  • Payment Plan: 70/30
  • Completion Date: Q3 2028

Payment Plan

InstallmentDue DateAmount
Booking Deposit Within 14 days 20%
1st Installment January 2026 1%
2nd Installment February 2026 1%
3rd Installment March 2026 1%
4th Installment April 2026 1%
5th Installment May 2026 1%
6th Installment June 2026 1%
7th Installment July 2026 1%
8th Installment August 2026 1%
9th Installment September 2026 1%
10th Installment October 2026 1%
11th Installment November 2026 10%
12th–32nd Installments Monthly (Dec 2026–Aug 2028) 1% each
33rd Installment (Completion) September 2028 30%

***Other Fees: DLD Fee – 4% of property value | Registration Fee – AED 5,050

Post-Handover Payment Plan

InstallmentDue DateAmount
Booking Deposit Within 14 days 20%
1st–32nd Installments Jan 2026–Aug 2028 1% each
33rd Installment (Handover) September 2028 5%
34th Installment December 2028 5%
35th Installment March 2029 5%
36th Installment June 2029 5%
37th Installment September 2029 5%
38th Installment December 2029 5%

Office Space Features

  • Flexible office layouts for professional and service-based firms
  • Positioned in a high-demand residential zone with strong footfall
  • Dedicated commercial lobby and separate access from residential units
  • Ideal for medical clinics, design firms, training centers, and SMEs
  • Excellent highway connectivity and access to top-tier schools and hotels

Project Amenities

  • Elegant lobby and reception zone
  • Sky infinity pool, kids pool, and sun lounger deck
  • Fully equipped gym
  • Clubhouse and outdoor lounge
  • Kids’ playroom
  • Prayer rooms and landscaped outdoor terraces

Design & Finishes

  • Contemporary façade blending modernity and natural elements
  • Balanced zoning between commercial, residential, and leisure
  • Floor-to-ceiling glazing in select offices
  • Commercial spaces finished to high specifications with fit-out flexibility

Views

  • Offices overlook landscaped podium zones and adjacent residential community
  • Select units benefit from open corridor exposure and natural light

Location

Central JVT Address with Fast Connectivity Across Dubai

Elar1s Rise is located in District 3 of Jumeirah Village Triangle (JVT), a master-planned, family-oriented freehold community on Dubai’s northern growth corridor. The area is known for its green spaces, schools, and walkable infrastructure, making it attractive to both end-users and investors.

The project enjoys direct access to Sheikh Mohammed Bin Zayed Road (E311) and Al Khail Road (E44), offering seamless connectivity to Dubai’s major business districts, lifestyle destinations, and logistics hubs.

This highly accessible location places your office within minutes of leading schools, hotels, and shopping centres, while avoiding the congestion and cost of core CBD zones. Elar1s Rise also benefits from proximity to Dubai's emerging growth nodes, including Jumeirah Golf Estates and Dubai South.

Travel Times to Key Destinations

Education & Hospitality

  • Sunmarke School – 2 minutes
  • Arcadia School – 5 minutes
  • JSS International School – 15 minutes
  • Novotel JVT – 2 minutes
  • Mövenpick Hotel JVT – 2 minutes

Shopping & Leisure

  • Dubai Miracle Garden – 9 minutes
  • City Centre Me’aisem – 11 minutes
  • Circle Mall – 15 minutes
  • Mall of the Emirates – 15 minutes
  • Dubai Hills Mall – 17 minutes
  • The Walk JBR – 20 minutes
  • Palm Jumeirah – 22 minutes
  • Motiongate Dubai – 25 minutes
  • Legoland Dubai – 27 minutes

Golf & Lifestyle

  • Jumeirah Golf Estates – 15 minutes
  • FIVE Jumeirah Village Hotel – 20 minutes

Whether serving clients in nearby communities or operating as a satellite hub, Elar1s Rise offers outstanding connectivity and local demand in a rapidly maturing urban district.

Illustrative model

Scenario modeller

Set your own assumptions and see how ELAR1S Rise Offices behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

The price you are actually considering.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated
Handover
The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
Gross yield
Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
Net yield
(Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
Rent growth
Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
ROI
Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
ROE
Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
Cash-on-cash return
Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
IRR
The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.

An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.

Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell’s Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

ELAR1S Rise — JVT, Dubai

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