Object 1 · JVC

Sky Level 1 Retail

PriceFrom AED 2,500 PSF

Payment plan40/60

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Sizes: 566 to 732 sq ft
Handover: Q2 2029

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Property

Sky Level 1 — Ground-Floor Retail by Object 1

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

Hessa Street is one of JVC's defining commercial edges — a well-travelled arterial road that carries daily traffic between Al Khail Road to the east and Sheikh Mohammed Bin Zayed Road to the west, while also forming the northern boundary of the JVC Community Villas. The street is active throughout the day, drawing residents from within the circle, commuters cutting through the district, and visitors accessing Circle Mall, the FIVE Jumeirah Village Hotel, and the cluster of hotels, clinics, and schools that have built up along this corridor over the past decade.

For retail operators, a Hessa Street address at the base of a 39-storey residential tower offers something specific: a large, established community walking distance on one side, and passing road traffic with clear signage visibility on the other. The units at Sky Level 1 sit at the junction of these two audiences — JVC's own resident base of families and professionals, and the broader through-traffic that Hessa Street generates daily.

JVC has matured into one of Dubai's most transacted residential communities, with population density that continues to grow as new towers complete. That growth directly supports ground-level retail demand for convenience, F&B, wellness, and professional services — categories that follow population rather than destination footfall, and that perform consistently in communities with strong owner-occupier and long-term tenant bases.

Project Overview

A 39-Storey Mixed-Use Tower with Active Ground-Floor Commercial Frontage

Sky Level 1 is a high-rise development by Object 1, delivered in partnership with Level One Properties. Rising 39 residential floors above a commercial and parking podium, the tower brings 420 one-bedroom apartments to District 11, JVC — exclusively 1-bedroom units sized from 566 to 732 sq. ft. and priced from AED 945,000. The residential concentration creates a significant and stable on-site population from day one of handover.

The building's ground floor is designed as an active commercial frontage, with six retail units addressing both the Hessa Street elevation and the JVC Community boundary. Above the retail level, five floors of parking serve the building's residential and commercial populations, followed by three floors of office space and the residential tower. The separation of residential, commercial, and retail circulation — with dedicated lobbies and entrances for each — keeps the retail frontage operationally clean and accessible without being filtered through residential traffic management.

The project's concept draws on celestial architecture and a distinctly design-forward approach, from its hotel-grade lobby reception to the Sky Infinity Pool and Sky Observation Deck at Floor 16 — amenities that reinforce the building's prime positioning and support the long-term quality of the retail address.

Building Configuration

Structure
- 2 Basements + Ground (Retail) + 5 Parking Floors + 3 Office Floors + 35 Residential Floors + Mezzanine + Roof
- 6 ground-floor retail units with Hessa Street and JVC Community frontage
- 14 office units across Floors 1–3
- 420 x 1-bedroom apartments across Floors 4–15 and 17–39
Ground Floor
- Retail units addressing Hessa Street (west elevation) and JVC Community boundary (east and south elevations)
- Separate residential main lobby and commercial main lobby — retail frontage is independent of building lobby traffic
- Vehicle entry and exit from Hessa Street; basement parking access directly below
Parking Levels (P1–P5)
- 5 dedicated parking floors for building occupiers, supporting retail customer access
Office Floors (1–3)
- 14 office units, 1,002.63 to 3,086.55 sq. ft.
- Floor 1 also houses the amenity deck: pool, gym, CrossFit, BBQ, kids' facilities, outdoor lounge
Sky Deck (Floor 16)
- Sky Infinity Pool and Sky Deck with Sun Loungers — exclusive residential amenity
Residential Mix (Floors 4–15 and 17–39)
- 420 x 1-bedroom units — 566–732 sq. ft., from AED 945,000
- Each floor: 12 apartments per typical residential floor
- All units have private balconies

Retail Overview

Total Units: 6 ground-floor retail units
Available Units:
- Retail_01: 1,623.31 sq. ft. — Hessa Street-facing, west elevation
- Retail_02: 1,351.95 sq. ft. — south-facing, JVC Community Villas frontage
- Retail_03: 3,211.20 sq. ft. — south-facing anchor unit
- Retail_04: 1,414.16 sq. ft. — south-facing, adjacent to Retail_03
- Retail_05: 719.14 sq. ft. — JVC Community boundary, east elevation
- Retail_06: 1,432.03 sq. ft. — JVC Community boundary, east elevation
Starting Price: From AED 2,500 PSF
Payment Plans: 40/60 standard and Post-Handover Plan available
Down Payment: 24% within 14 days; no further payments for 1 year (until May 2027)
Completion: Q2 2029
Frontage: Direct street-level access from Hessa Street and JVC Community pedestrian routes; separate from residential lobby

Payment Plan

Two payment plans are available for Sky Level 1 retail 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.

Project Amenities

Retail operators at Sky Level 1 benefit from the active daily circulation generated by the following amenities, all drawing residents through and around the building throughout the day:

Sky Infinity Pool (Floor 16)
Sky Deck with Sun Loungers (Floor 16)
Pool and Pool Deck with sun loungers (Floor 1)
Gym with AI-powered Smart Wellness Zone (Floor 1)
Outdoor CrossFit area (Floor 1)
BBQ area (Floor 1)
Outdoor lounge (Floor 1)
Kids' play room with digital coloring wall (Floor 1)
Outdoor kids' play area (Floor 1)
Office terrace (Floor 1)
Prayer rooms
Sky Observation Deck with digital telescopes
Smart Lock Access System integrated throughout
Separate residential lobby and commercial lobby — distinct arrival experiences for each occupier type

Design & Finishes

Sculpted high-rise facade with stepped balcony articulation and glazed curtain wall — a visually prominent address on the Hessa Street skyline
Ground-floor retail frontage designed for active street presence with glazed shopfront openings and direct pavement access
Hotel-grade residential lobby immediately adjacent to the retail frontage — the arrival quality of the building reinforces the commercial environment at street level
Contemporary material palette throughout: stone-effect finishes, dark cabinetry, and warm timber tones in residential renders
Building-wide smart home ecosystem including Smart Lock Access with fingerprint, mobile app, and PIN entry — relevant for retail operators requiring controlled or keyless access management

Views

Retail_01 (Hessa Street-facing): Direct road visibility to westbound and eastbound Hessa Street traffic — maximum signage exposure for F&B, retail, or service operators seeking drive-past recognition
Retail_02 (south-facing): Frontage toward JVC Community Villas — primary pedestrian approach from the villa community, suited to operators targeting the family and neighbourhood resident demographic
Retail_03 (south-facing, 3,211.20 sq. ft. — sold): The largest unit on the floor, with a wide south-facing frontage toward JVC Community Villas and the main pedestrian approach from the villa community. Its scale made it suited to an anchor F&B or lifestyle operator
Retail_04 (south-facing, 1,414.16 sq. ft. — sold): Positioned adjacent to Retail_03 along the same south elevation, with shared pedestrian footfall from the JVC Community boundary
Retail_05 and Retail_06 (east-facing, JVC Community boundary): Overlooking the community boundary road with direct pedestrian access from the JVC interior — suited to convenience, wellness, or professional services operators serving daily resident needs
The building's height and Hessa Street position give it a clear sightline profile from both approach directions along the road

Location

Hessa Street, JVC: A Retail Address Built on Resident Density

JVC's retail story is fundamentally a population story. The community has grown from a largely under-occupied development zone a decade ago into one of Dubai's most densely populated mid-market residential districts — and that population continues to expand with each new tower completion. Sky Level 1's 420 apartments add directly to that catchment, but the broader JVC population of tens of thousands of residents creates a retail demand base that extends well beyond the building's own occupiers.

The categories that perform in JVC retail are consistent: F&B (cafés, casual dining, delivery-focused kitchens), convenience (superettes, pharmacies, laundry), wellness (salons, clinics, gyms), and professional services (insurance, financial advisory, real estate). These are daily and weekly needs, not destination visits — which means footfall is generated by proximity and habit rather than marketing spend. A well-located ground-floor unit on Hessa Street, in a building with 420 residents directly above, is positioned to capture that habitual demand from opening day.

Connectivity

Hessa Street (D61): Direct frontage — connects westward to Sheikh Mohammed Bin Zayed Road (E311) and eastward to Al Khail Road (E44)
Sheikh Mohammed Bin Zayed Road (E311): North toward Dubai Media City, Motor City, and the city centre; south toward Expo City and Al Maktoum International Airport
Al Khail Road (E44): Fast access to Business Bay, Downtown Dubai, and Dubai Hills Estate
The building's Hessa Street position places it on JVC's primary through-road — accessible from outside the community without navigating the internal road network

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
20 minutes — Jumeirah, Burj Al Arab
22 minutes — Palm Jumeirah
25 minutes — Burj Khalifa, Dubai Mall

For retail operators, the 2-minute proximity to Circle Mall is worth noting specifically — Circle Mall is JVC's principal retail destination, which means Sky Level 1's ground-floor units are not competing with it for footfall but complementing it: residents who use Circle Mall for larger shopping trips will use the Hessa Street retail base for daily convenience visits.

Office units are also available at Sky Level 1 from 1,002.63 sq. ft. at AED 2,000 PSF. View the office listing here.

Location

Sky Level 1 — JVC, Dubai

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Illustrative model

Scenario modeller

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

Starting Price

From AED 2,500 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

40/60 standard 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.

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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.

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Sky Level 1 Retail

Quick navigation

Sky Level 1 — Ground-Floor Retail by Object 1

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

Project Overview

Building Configuration

Retail Overview

Payment Plan

Standard Plan — 40/60

Post-Handover Plan — 40/30/30

Project Amenities

Design & Finishes

Views

Location

Hessa Street, JVC: A Retail Address Built on Resident Density

Connectivity

Proximity to Landmarks

Location

Scenario modeller

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