Location: Al Furjan, Dubai – Ideally positioned between Jebel Ali Village and Discovery Gardens, Orvessa Residences by Michel Adam enjoys a prime location in one of Dubai’s most well-connected suburban districts. Set within a peaceful residential enclave, it is surrounded by landscaped parks, community retail, and top-tier schools and healthcare. With swift access to Sheikh Zayed Road, Al Furjan Metro, and major hubs like Dubai Marina, Expo City, and Bluewaters Island, the project benefits from consistent footfall and high visibility—making it a compelling location for boutique retail and lifestyle concepts.
BNW · Al Furjan
Orvessa Residences by Michel Adam Retail
PriceFrom AED 3,500 PSF
Payment plan70/30
Connect for special pricing and payment terms.
- Size
- 2,013 sq ft
- Handover
- Q2 2028
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Property
BNW Orvessa Residences by Michel Adam
Project Overview
A Boutique Landmark in Al Furjan
Orvessa is a boutique residential development by BNW Development, offering 92 apartments across 12 floors. Designed by Michel Adam, founder of FashionTV, the architecture draws inspiration from the flowing movement of ocean waves, creating a sleek, sculptural façade. The project reflects a modern philosophy of urban living—refined, serene, and seamlessly connected.
Retail space at Orvessa Residences is limited and strategically located to complement the luxury residences, with curated commercial offerings that serve the residents and the wider Al Furjan community.
Building Configuration
- Basements: 2 levels of underground parking (B1 + B2)
- Ground Floor: Main entrance, reception, lounge, and a dedicated retail unit with direct pedestrian access
- Podiums: 2 podium levels (P1 + P2) featuring co-working spaces, gym, wellness areas, and recreational zones
- Residential Floors: 14 floors of prime residences
- Rooftop: Recreational rooftop with panoramic swimming pool, landscaped terrace, and leisure amenities
Orvessa Residences is a mid-rise development with a flowing architectural form inspired by ocean waves, making it a visual landmark in Al Furjan. Amenities are thoughtfully distributed across the podiums, 14th floor, and rooftop level. Designed with sustainability in focus, the project integrates eco-friendly features and energy-efficient systems throughout its structure.
Retail Overview
- Total Retail Units: 1 prime ground floor unit
- Size: Approx. 2,013 sq. ft.
- Price per sq. ft.: AED 3,500 PSF
- Payment Plan: 70/30
- Use Case: Ideal for café, wellness studio, boutique shop, or lifestyle concept
- Visibility: High-exposure frontage with direct pedestrian path access
- Completion Date: Q2 2028
Payment Plan
| Installment | Milestone | Timing | Percentage |
|---|---|---|---|
| 1 | Down Payment | On Booking | 20% |
| 2 | First Installment | 5 months after booking | 5% |
| 3 | Second Installment | 3 months later | 5% |
| 4 | Third Installment | 3 months later | 5% |
| 5 | Fourth Installment | 3 months later | 5% |
| 6 | Fifth Installment | 3 months later | 5% |
| 7 | Sixth Installment | 3 months later | 5% |
| 8 | Seventh Installment | 3 months later | 5% |
| 9 | Eighth Installment | 3 months later | 5% |
| 10 | Ninth Installment | 3 months later | 5% |
| 11 | Final Payment | On Handover | 30% |
| Total | 100% |
5-Star Resort Amenities
- Rooftop infinity pool with city skyline views
- Fully equipped gym and fitness centre
- Co-working lounge and business facilities
- Landscaped rooftop gardens and seating areas
- Kids’ play zone and leisure deck
- Lobby with lounge and reception
- Private resident lounges
- Ground-floor gourmet retail and dining spaces
Design & Finishes
- Architecture inspired by wave-like curves and flowing balconies
- Interiors defined by minimalist elegance and natural textures
- Floor-to-ceiling windows for optimal daylight
- Curated lighting, marble surfaces, and artisanal finishes
- Spacious layouts with practical storage and luxury accents
- Seamless transition from residential to commercial environments
Views
- Ground-floor retail with community-facing exposure
- Elevated retail positioning for enhanced visibility
- Pedestrian-friendly pathways and landscaped forecourt
- Views of Al Furjan’s parks, skyline, and residential surroundings
Location
Al Furjan, Dubai – A Connected Suburban Enclave with Urban Convenience
Orvessa Residences by BNW Developments is strategically located in the heart of Al Furjan, one of Dubai’s most rapidly growing and well-connected suburban communities. Nestled between Jebel Ali Village and Discovery Gardens, the development offers residents and visitors a balanced lifestyle surrounded by landscaped green spaces, family-oriented infrastructure, and a thriving mix of retail, dining, and educational amenities.
Set just minutes from Sheikh Zayed Road and the Al Furjan Metro Station, Orvessa Residences ensures seamless access to all major business, leisure, and entertainment destinations across Dubai. Its position also offers excellent visibility and accessibility—making it an attractive location for retail operators targeting a high-density catchment area.
Residents and visitors can enjoy proximity to key landmarks across the city:
- 7 mins – Al Furjan Metro Station
- 7 mins – Discovery Gardens
- 9 mins – Expo City Dubai
- 12 mins – Miracle Garden
- 14 mins – Dubai Marina
- 15 mins – Bluewaters Island
- 16 mins – Palm Jumeirah
- 16 mins – Dubai Autodrome
- 20 mins – IMG Worlds of Adventure
- 20 mins – Global Village
- 24 mins – Jumeirah Beach
- 24 mins – Al Maktoum International Airport (DWC)
Located within a vibrant and growing residential catchment, Orvessa Residences combines tranquil suburban charm with urban accessibility, making it a compelling destination for modern living and high-footfall retail. Whether commuting to key districts or exploring the city’s entertainment hubs, residents enjoy the benefits of a connected address without compromising on peace, greenery, or lifestyle.
Location
Orvessa by Michel Adam — Al Furjan, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how Orvessa Residences by Michel Adam Retail behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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Method
- 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 Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
