Property

REEF 998 by REEF Developments

Location: Dubai Land Residence Complex (DLRC)

REEF 998 is located in Dubai Land Residence Complex (DLRC), one of Dubai’s fastest-emerging residential corridors, positioned at the intersection of affordability, accessibility, and large-scale population growth. With over 40 active developments and a steadily increasing resident base, DLRC is transitioning from a peripheral district into a high-density, end-user-driven community, creating strong fundamentals for sustained retail demand.

From a connectivity standpoint, the project benefits from direct access to three major arterial roads, placing Downtown Dubai, Business Bay, and Dubai Silicon Oasis within practical commuting distance. The upcoming Dubai Metro Blue Line extension is a critical infrastructure upgrade, expected to significantly enhance accessibility and drive both footfall and capital values across the district.

What differentiates this location from a retail perspective is the alignment of residential growth, commuter movement, and destination traffic. Within a 5–10 minute radius, key attractions such as IMG Worlds of Adventure, Global Village, Dubai Outlet Mall, and Al Barari generate consistent visitor inflow. This creates a dual-demand profile — a captive residential audience alongside transient leisure traffic — positioning REEF 998 as a community-centric retail hub with year-round activity.

Project Overview

A New Retail Anchor Within a High-Growth Residential Cluster

REEF 998 is a mid-rise residential development comprising 323 residences, offering studios, one, two, and three-bedroom units. The project is defined by its globally patented Outdoor-Cooled Sunken Balcony, an innovation that extends usable living space year-round—even during peak summer months.

The development integrates over 20 lifestyle amenities, including rooftop cinema, coworking zones, and fitness areas, creating a self-contained residential environment with strong internal activation.

From a retail perspective, the project is positioned to serve:

650+ residents within REEF 998
Approximately 2,500 residents within immediate proximity
A rapidly expanding DLRC population pipeline

This creates a localized, high-frequency consumption base, which is the key driver behind successful neighbourhood retail.

Building Configuration

3 Basement Levels + Ground + 3 Podium Levels + 20 Residential Floors
Retail units distributed across Ground Floor and Podium Level 1
Dedicated parking infrastructure supporting both residential and retail usage
Amenity zones integrated across podium and rooftop levels to drive internal footfall
Vertical design optimizing visibility, accessibility, and circulation flow

Retail Overview

Total Retail Area: 10,571 sq. ft.
Total Retail Units: 16 units (2 on the ground floor, remaining on Podium Level 1)
Location: Ground Floor and Podium Level 1
Retail Sizes: From 110.30 sq. ft. to 1,723.50 sq. ft.
Starting Price: From AED 2,600 PSF *******CONTACT US FOR SPECIAL NEGOTIATED PRICE
Payment Plan: 60/40 (special 50/50 plan also available)
Completion Date: Q2 2028

Payment Plan (60/40)

#	Milestone	Payment %	Installment Date
1	Down Payment / 1st Instalment	20.00%	April 2026
2	2nd Instalment	1.00%	May 2026
3	3rd Instalment	1.00%	June 2026
4	4th Instalment	1.00%	July 2026
5	5th Instalment	1.00%	August 2026
6	6th Instalment	3.00%	September 2026
7	7th Instalment	1.00%	October 2026
8	8th Instalment	1.00%	November 2026
9	9th Instalment	1.00%	December 2026
10	10th Instalment	1.00%	January 2027
11	11th Instalment	3.00%	February 2027
12	12th Instalment	1.00%	March 2027
13	13th Instalment	1.00%	April 2027
14	14th Instalment	1.00%	May 2027
15	15th Instalment	1.00%	June 2027
16	16th Instalment	4.00%	July 2027
17	17th Instalment	1.00%	August 2027
18	18th Instalment	1.00%	September 2027
19	19th Instalment	1.00%	October 2027
20	20th Instalment	1.00%	November 2027
21	21st Instalment	4.00%	December 2027
22	22nd Instalment	1.00%	December 2027
23	23rd Instalment	1.00%	January 2028
24	24th Instalment	1.00%	February 2028
25	25th Instalment	1.00%	March 2028
26	26th Instalment	5.00%	April 2028
27	27th Instalment	1.00%	May 2028
28	At Completion	40.00%	June 2028

***DLD Registration Fees @ 4%

****Admin Fees = AED 2625

Project Amenities

Rooftop Cinema
Coworking Spaces
Indoor & Outdoor Fitness Zones
Landscaped Podium Areas
Resident Lounges and Social Spaces
Dedicated Circulation Areas Enhancing Retail Visibility
Community-Focused Lifestyle Zones Designed to Increase Internal Footfall

Design & Finishes

Globally patented Outdoor-Cooled Sunken Balconies integrated into every residence
Contemporary architecture combining innovation with functional living
Smartly planned layouts maximizing usable space and flow
High-quality finishes with a focus on durability and modern aesthetics
Seamless integration between residential experience and retail environment
Design strategy focused on year-round usability and climate adaptation

Views

Retail units positioned within active circulation corridors and community-facing zones
Surrounded by residential clusters, landscaped areas, and internal amenity spaces
Benefiting from consistent visibility within a mid-rise, high-density environment
Exposure to both internal resident movement and external community traffic

Location

A High-Growth Residential Catchment in Emerging Dubai

REEF 998 is positioned within Dubai Land Residence Complex (DLRC), one of the city’s fastest-growing residential districts undergoing a clear phase of expansion. With over 40 active developments and a steady pipeline of incoming residents, DLRC is transitioning from a peripheral zone into a high-density, community-driven residential hub.

This creates a strong foundation for retail performance. The project is directly exposed to a built-in catchment of both existing and incoming residents, with an estimated 650 residents within REEF 998 itself and over 2,500 in immediate proximity. Combined with +6,600 apartment transactions in the past 12 months, the area is demonstrating both liquidity and population growth—two key drivers of sustainable retail demand.

Positioned for Retail Demand and Daily Footfall

The retail component at REEF 998 is designed to serve a live-work-play ecosystem, rather than transient traffic. This is critical—retail in emerging residential hubs across Dubai has consistently achieved rapid lease-up and high occupancy levels, particularly where supply is limited and the surrounding population is growing.

The location benefits from a rare alignment:

Residential density increasing year-on-year
Limited competing retail supply within immediate catchment
Strong reliance on convenience, service-led, and F&B concepts

In practical terms, this translates into repeat, necessity-driven footfall, not just destination traffic.

Access & Connectivity

REEF 998 benefits from direct connectivity to three of Dubai’s primary road networks, ensuring efficient access across key commercial and residential districts:

Immediate access to major arterial road networks
Direct connectivity to Downtown Dubai, Business Bay, and Dubai Silicon Oasis
Proximity to future Blue Line Metro expansion, enhancing long-term accessibility
Strong linkage to surrounding communities including Al Barari, Dubailand, and Motor City

This level of connectivity positions the project within a commuter corridor, not just a residential pocket.

Driving Times to Key Landmarks

5 Minutes
- IMG Worlds of Adventure
- Al Barari
10 Minutes
- Global Village
- Dubai Outlet Mall
15 Minutes
- Trump International Golf Club
- Dubai Safari Park
20 Minutes
- Dubai International Airport
- Dubai Mall
- Burj Khalifa
- Meydan Racecourse
25 Minutes
- Palm Jumeirah
- Expo City Dubai

DLRC is no longer a speculative location—it is a developing residential core with measurable demand drivers. For retail, this means consistent footfall, growing density, and strong long-term positioning within Dubai’s expansion corridor.

Illustrative model

Scenario modeller

Set your own assumptions and see how REEF 998 Retail behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

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

REEF 998 — DLRC, Dubai

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REEF 998 Retail

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REEF 998 by REEF Developments

Location: Dubai Land Residence Complex (DLRC)

Project Overview

A New Retail Anchor Within a High-Growth Residential Cluster

Building Configuration

Retail Overview

Payment Plan (60/40)

Project Amenities

Design & Finishes

Views

Location

A High-Growth Residential Catchment in Emerging Dubai

Positioned for Retail Demand and Daily Footfall

Access & Connectivity

Driving Times to Key Landmarks

Scenario modeller

Location

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