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PAYMENT PLAN
UNIT PRICE | AED 4,542,900 |
PAYMENTS ON TRANSFER
1. Payment to seller | AED 2,391,000 |
2. DLD Transfer fee 4% + 40 AED | AED 181,756 |
3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
4. Buyer's agent commission 2% + 5% VAT | AED 95,400 |
PAYMENT PLAN SCHEDULE
15-MAY-2026 | AED 239,100 |
On Handover (30-JUNE-2027) | AED 1,912,800 |
SUMMARY
Total on Transfer | AED 2,673,406 |
Total remaining Payment Plan | AED 2,151,900 |
TOTAL COST FOR BUYER | AED 4,825,306 |
EXECUTIVE SUMMARY
Investment Overview
This property is a distress deal involving a 1-bedroom unit in the Verde project. The primary factor is the discount from the original price, indicating an acquisition below what might be perceived as market rate.
Price Analysis
Asking Price: AED 1,660,000
Property Size: 876 sq.ft
Discount at Acquisition: 14.4%
Price per sq. ft.: AED 1895.89
Investment Potential
With a considerable reduction from its original pricing, the property presents potential for capital appreciation once market conditions stabilize. This differential highlights the potential for future value increase should the broader market appreciate, alongside leasing income possibilities based on the underlying yield dynamics.
PROJECT DESCRIPTION
Overview
Verde by Sobha is a 68-storey residential skyscraper under development in Jumeirah Lakes Towers, Dubai. The tower is being developed by Sobha Realty through its subsidiary Sobha and is owned by PNC Investments. Construction commenced in April 2023, with an estimated completion date in Q4 2026. The building is planned to reach a height of approximately 230 metres and will include one basement level alongside multiple podium levels dedicated primarily to parking. The tower is positioned on the south-eastern edge of Jumeirah Lakes Towers, opposite Cluster H, and forms part of a high-density mixed-use district characterised by residential, commercial and hospitality developments.
Building Configuration and Design
The structure comprises seven podium levels and 58 residential floors above, accommodating a range of apartment configurations. The architectural design has been prepared by PNC Architects, while the main construction works are undertaken by Sobha Contracting. Units are oriented to provide outward-facing views towards Emirates Hills, Jumeirah Islands and Emirates Golf Club. At launch, residential units were priced from approximately AED 2 million, with the developer estimating total project revenues in the region of AED 2 billion. The project value recorded with the Dubai Land Department is approximately AED 749 million, subject to adjustment upon completion.
Location Context and Surroundings
Verde by Sobha is located within Jumeirah Lakes Towers, a master-planned community consisting of clusters of high-rise towers arranged around artificial lakes and landscaped open spaces. The development sits within close proximity to Dubai Marina, Jumeirah Beach Residence and Emirates Hills, enabling access to both waterfront and suburban villa communities. Nearby districts include Jumeirah Islands at approximately 1.3 kilometres and Emirates Living developments such as The Meadows and Jumeirah Park, which provide additional residential density and supporting amenities.
Transport and Connectivity
The development benefits from strong vehicular connectivity via Sheikh Zayed Road and Al Khail Road. Travel times by car are approximately 17 minutes to Dubai Mall, 9 minutes to Palm Jumeirah, 13 minutes to Burj Al Arab and 12 minutes to The Walk at JBR. Dubai International Airport is located approximately 24 minutes away, while Al Maktoum International Airport can be reached in around 31 minutes. Public transport accessibility is supported by nearby Dubai Metro stations serving the Jumeirah Lakes Towers and Dubai Marina corridor, along with taxi and bus networks operating throughout the area.
Local Infrastructure and Amenities
The surrounding JLT area provides a range of retail, dining and service outlets within walking distance. Supermarkets, pharmacies, restaurants and fitness facilities are distributed across adjacent clusters, including Cluster H, Cluster G and Mazaya Business Avenue. Nearby hospitality options include Voco Bonnington Dubai, Armada Avenue Hotel and Mövenpick Hotel Jumeirah Lakes Towers, all located within approximately 1 kilometre. The area also contains a range of leisure destinations such as Dubai Marina Mall, Marina Walk and The Beach at JBR.
Leisure and Recreation
Residents have access to parks and waterfront walkways within JLT, including JLT Park located approximately 0.6 kilometres away. Recreational facilities extend to nearby golf courses such as Emirates Golf Club and Montgomerie Golf Course, located within a 3 kilometre radius. Beach access is available via Jumeirah Beach Residence, while entertainment venues such as Reel Cinemas at Dubai Marina Mall are situated under 1 kilometre from the development. Additional attractions include Skydive Dubai and various dining and nightlife venues within Dubai Marina.
Education and Healthcare
The area surrounding Verde by Sobha includes several established educational institutions. Emirates International School Meadows is located approximately 1.1 kilometres away, while Dubai British School Emirates Hills is situated around 2.8 kilometres from the site. Additional schools such as Dubai British School Jumeirah Park and Regent International School are within a 3 to 4 kilometre radius. Healthcare services are provided through nearby clinics and pharmacies located within JLT clusters, with larger hospitals accessible via Sheikh Zayed Road.
Market Position and Investment Context
Transaction data recorded by the Dubai Land Department indicates ongoing pre-registration sales activity within the project, covering various unit types including one-bedroom, two-bedroom and three-bedroom apartments, as well as commercial units. Price points have varied depending on unit size and configuration, with recorded transactions reflecting typical off-plan pricing structures within Jumeirah Lakes Towers. Based on available pricing compared to broader market benchmarks in similar developments, the unit is classified as a distressed asset due to being offered at below-market pricing relative to comparable residential towers in the surrounding area.
Development Timeline and Status
The project progressed from initial planning stages in early 2023 to active construction beginning in April of the same year. As of the latest update, the structure remains under development with completion targeted for Q4 2026. Construction updates indicate ongoing vertical progression and structural works. As with similar high-rise developments in Dubai, final delivery specifications may be subject to revision in design, materials and finishing standards as the project advances toward completion.
Conclusion
Verde by Sobha represents a high-rise residential development within a mature and well-connected Dubai district. Its location within Jumeirah Lakes Towers provides access to transport infrastructure, commercial services and leisure destinations across Dubai Marina and surrounding communities. The combination of proximity to key landmarks, established infrastructure and recorded transaction activity positions the development within the mid-to-upper segment of the Dubai residential market, with its classification as a distressed asset reflecting current pricing dynamics rather than physical or structural deficiencies.