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Sky Level 1 by Object 1

Location: District 11, Jumeirah Village Circle (JVC), Dubai

Jumeirah Village Circle occupies a mid-city position that few JVC addresses fully exploit — but Sky Level 1 does. Situated in District 11 with direct frontage onto Hessa Street, the building sits on one of JVC's principal arterial boundaries, giving it the connectivity of a through-road address rather than the enclosed feel of the community's interior plots. Hessa Street links westward toward Sheikh Mohammed Bin Zayed Road (E311) and eastward toward Al Khail Road (E44), placing the building within a few minutes of the city's two most important north-south connectors.

JVC's commercial base has grown steadily as the community's residential population has matured. The district now supports a functioning ecosystem of clinics, schools, supermarkets, and hospitality — and an expanding occupier demand for professional workspace that doesn't require a 30-minute commute to Business Bay or the financial centre. Sky Level 1's office floors are positioned to serve exactly that demand: professional, well-connected workspace within a high-quality mixed-use environment, at a price point that reflects the community rather than the city's prime commercial core.

Project Overview

A High-Rise Mixed-Use Tower Built Around Celestial Architecture and Elevated Living

Sky Level 1 is a G + 5 Parking + 3 Office Floors + 35 Residential Floors + Mezzanine + Roof development by Object 1, delivered in collaboration with Level One Properties. The project is conceived as a fully integrated urban tower — commercial at the base, amenity-rich in the middle, and residential at the top — with each component designed to reinforce the others rather than occupy the building independently.

The tower's concept draws on celestial references, with design language and nomenclature inspired by the Orion constellation. That thematic ambition is carried through from the lobby aesthetic — a high-specification marbled reception with bespoke pendant lighting and a level of finish typically associated with branded residential — through to the Sky Infinity Pool at Floor 16.

For office occupiers, the commercial floors at Sky Level 1 offer something increasingly uncommon in Dubai's mid-market office supply: a workspace within a building that residents actively want to live in. The 420 residential units above the commercial floors create a built-in daily population of workers, families, and professionals moving through the building — and through the ground floor retail — from early morning. That circulation dynamic supports the viability of the commercial base in a way that standalone office buildings rarely achieve.

Building Configuration

Structure
- 2 Basement Levels + Ground + 5 Parking Floors + 3 Office Floors + 35 Residential Floors + Mezzanine Floor + Roof
- Total: 14 office units across Floors 1–3
- 420 residential units (exclusively 1-bedroom) across Floors 4–15 and 17–39
- 6 ground-floor retail units serving the building's commercial lobby frontage and Hessa Street
Ground Floor
- Retail units (Retail 1–6) with direct Hessa Street and JVC Community frontage
- Residential main lobby and commercial main lobby — separate entrances with distinct circulation
- Vehicle entry and exit from Hessa Street; basement parking access via ramp
Parking Levels (P1–P5)
- 5 dedicated parking floors serving commercial and residential occupiers
Floor 1 — Offices and Amenities
- Office_01: 1,534.50 sq. ft.
- Office_02: 3,092.69 sq. ft.
- Office_03: 2,749.86 sq. ft.
- Office_04: 1,907.58 sq. ft.
- Pool, pool deck, BBQ area, outdoor kids' play, kids' play room, outdoor lounge, outdoor CrossFit, gym, and office terrace all located on this floor
Floors 2–3 — Office Floors
- Office_05: 2,618.86 sq. ft. (JVC Community)
- Office_06: 2,625.53 sq. ft. (JVC Community-facing)
- Office_07: 1,916.84 sq. ft. (JVC Community Villas)
- Office_08: 2,677.74 sq. ft. (Hessa Street-facing)
- Office_09: 2,475.81 sq. ft. (Hessa Street-facing)
- Balconies and shared corridor access
Floors 4–15 and 17–39 — Residential
- 420 x 1-bedroom apartments, 566–732 sq. ft., from AED 945,000
Floor 16 — Sky Deck
- Sky Infinity Pool and Sky Deck with Sun Loungers
Roof
- Building crown

Office Space Overview

Available Office Units: 9
Unit Sizes: From 1,534.50 sq. ft. to 3,092.69 sq. ft.
Starting Price: From AED 2,000 PSF
Payment Plans: Standard 40/60 and Post-Handover Plan available
Down Payment: 24% within 14 days of reservation; no further payments for 1 year (until May 2027)
Completion: Q2 2029
Layout: Perimeter office units with terraces (floor 1) or balconies (floors 2–3); shared corridor and lift lobby access
Orientation: Floors 2–3: Hessa Street side Office_08 and Office_09; JVC Community side Office_05 and Office_06; JVC Community Villas side Office_07. Floor 1: JVC Community side Office_02 and Office_03; JVC Community Villas side Office_04

Unit sizes are as printed on the developer's Floor 1 (Office) and Floor 2-3 (Office) plans, files dated July 2026. Prayer and ablution rooms are as printed on the developer's Floor 2-3 (Office) plan, file dated 30 July 2026.

Payment Plan

Two payment plans are available for Sky Level 1 office units:

Standard Plan — 40/60

Instalment	%	Milestone
Down Payment	24%	Within 14 days of booking
During Construction	16%	Staged — no payments until May 2027
On Handover	60%	Q2 2029

Post-Handover Plan — 40/30/30

Instalment	%	Milestone
Down Payment	24%	Within 14 days of booking
During Construction	16%	Staged — no payments until May 2027
On Handover	30%	Q2 2029
Post Handover	30%	2 years after completion

Additional 4% DLD fee applicable on purchase.

Office Space Features

Perimeter units with terraces or balconies — floor 1 offices have terraces and floors 2–3 have balconies, giving units an outdoor break space directly accessible from the workspace
Prayer rooms — male prayer room (Floor 2) and female prayer room (Floor 3), with male ablution (Floor 2) and female ablution (Floor 3) by the commercial lift lobby
Separate commercial lobby and entrance — distinct from the residential access, providing professional arrival for clients and staff without sharing the building's residential circulation
5 dedicated parking floors — generous parking allocation for an office building of this scale, directly beneath the commercial floors

Design & Finishes

Hotel-grade lobby reception — marbled feature wall, bespoke pendant lighting, and concierge desk with a finish specification more typically associated with branded hotel arrivals than community office buildings
Smart home integration carried through the building — Smart Lock Access System with fingerprint, mobile app, and PIN code access, integrated with the building's broader smart ecosystem
Floor-to-ceiling glazing on office units with terrace or balcony access — natural light across the full working day without reliance on artificial lighting
Contemporary facade with a stepped profile and balcony articulation that distinguishes the building's commercial base from the residential shaft above
Stone-effect kitchen backsplash and dark cabinetry in residential units visible in renders — contact us for the commercial specification documents

Views

Hessa Street side: Office_08, Office_09 (Floors 2–3); JVC Community side: Office_05, Office_06 (Floors 2–3), Office_02, Office_03 (Floor 1); JVC Community Villas side: Office_07 (Floors 2–3), Office_04 (Floor 1)

Location

District 11, JVC: Connected Mid-City Workspace at a Community Scale

JVC's commercial appeal has grown alongside its residential density. The community now houses a significant working population whose professional lives extend beyond the district — to Dubai Media City, Business Bay, Jumeirah Golf Estates, and the wider south-west corridor — but who increasingly want workspace, meetings, and operational bases within or adjacent to where they live. Sky Level 1's office floors are positioned at the intersection of that demand: a professionally specified, mixed-use tower on a well-connected arterial street, priced at a level that makes occupying prime space in this community commercially viable.

The broader JVC investment context supports the commercial case. JVC has consistently ranked among Dubai's highest-transaction residential communities, and the ongoing expansion of mid-market residential supply means the professional catchment surrounding Sky Level 1 will continue to grow through to and beyond Q2 2029.

Connectivity

Hessa Street (D61): Direct frontage — connects westward to Sheikh Mohammed Bin Zayed Road (E311) and eastward to Al Khail Road (E44), the two principal north-south arteries for the whole of mid-Dubai
Sheikh Mohammed Bin Zayed Road (E311): Northward toward Dubai Media City, Dubai Internet City, Motor City, and the city centre; southward toward Expo City, Dubai Investments Park, and Al Maktoum International Airport
Al Khail Road (E44): Fast access to Business Bay, Downtown Dubai, Dubai Hills, and the financial district
Emirates Road (E611): Via E311 interchange — connecting to the broader UAE network and the Northern Emirates

Proximity to Landmarks

2 minutes — Circle Mall, HE Hotel UAE
6 minutes — FIVE Jumeirah Village Hotel
8 minutes — Jumeirah Golf Estates Golf Course
12 minutes — Dubai Hills Mall
15 minutes — Ain Dubai, Global Village
16 minutes — Mall of the Emirates, Montgomerie Golf Course
18 minutes — Emirates Golf Club
20 minutes — Jumeirah Burj Al Arab
22 minutes — Palm Jumeirah
25 minutes — Burj Khalifa, Dubai Mall

For office occupiers who need to move between JVC and the city's established commercial districts, the road infrastructure from Hessa Street provides direct and time-efficient access in both directions — without requiring passage through the community's internal road network.

Sky Level 1 also includes ground-floor retail units from 719.35 sq. ft. to 3,216.58 sq. ft. at AED 2,500 PSF. View the retail listing here.

Property resources

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Floor plans8.31 MB Payment plan466 KB Floor plan — Ground floorFloor Plans1.92 MB Floor plan — First floorFloor Plans8.62 MB Floor plan — Floors 2 and 3Floor Plans284 KB Floor plan — Fourth floorFloor Plans4.73 MB Floor plan — Floors 5 to 15 and 18 to 39Floor Plans5.69 MB Floor plan — Floor 16Floor Plans1.17 MB Floor plan — Floor 17Floor Plans4.79 MB

Download any document directly — no form, no sign-up. We keep the resources open so you can review the detail on your own terms.

Location

Sky Level 1 — JVC, Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how Sky Level 1 Offices behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Starting Price

From AED 2,000 PSF

As published on this listing, and stated as a rate per square foot rather than a total purchase price. It is not used in any calculation below — a rate multiplied by a "from" size would produce a purchase price nobody has quoted. Enter the total price you have actually been quoted.

Handover

Q2 2029

As stated on this listing, and the developer’s estimate rather than a guarantee. Rent and the service charge both start at handover, so set the time-to-handover field below to match it.

Payment plan

Standard 40/60 and Post-Handover Plan available

As published on this listing. The model below assumes the purchase price and all acquisition costs are paid at the outset; a staged plan defers part of the outlay, which raises the IRR on the same total profit. Treat the return figures as the unstaged case.

Purchase

Purchase price

The price you are 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

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Maintenance & management

Your figure — we publish none. Letting fees and routine repairs.

Service charge

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

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 considering.

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.

Sky Level 1 Offices

Quick navigation

Sky Level 1 by Object 1

Location: District 11, Jumeirah Village Circle (JVC), Dubai

Project Overview

A High-Rise Mixed-Use Tower Built Around Celestial Architecture and Elevated Living

Building Configuration

Office Space Overview

Payment Plan

Standard Plan — 40/60

Post-Handover Plan — 40/30/30

Office Space Features

Design & Finishes

Views

Location

District 11, JVC: Connected Mid-City Workspace at a Community Scale

Connectivity

Proximity to Landmarks

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Location

Scenario modeller

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