Is Aman Dubai Worth It? What AED 13,450 a Sq Ft Buys, and for Which Buyer

Is Aman Dubai worth it? Ask two buyers and you will get two answers, and both can be right.

The first buyer opens a spreadsheet. They want to know what AED 13,450 a square foot buys, set against every other branded home on the Jumeirah coastline, and what the home costs to own once the keys arrive.

The second buyer hardly looks at the numbers. They want to know what a morning there will feel like, and whether Aman is the name they want on the door.

This page answers both. For the first buyer, “worth” means what you get for what you pay, measured against prices other buyers have already paid nearby. For the second, it means whether the life the developer describes is the life they want, at the price it costs. Neither answer is a forecast, and nothing here predicts where prices go.

Is Aman Dubai worth it? The short answer

For the lifestyle buyer, Aman Dubai offers something no other branded scheme on this coastline does: an Aman home, with its own pool and private lobby, on the same site as a 98-key Aman hotel, a private beach and a club the developer calls the largest Aman Club to date. If that is the life you want, and you can wait for handover in early 2030, the price is the cost of that life. Only you can say if Aman Dubai is worth it to you.

For the comparison buyer, the answer is narrower. DLD has registered 32 first sales between 8 June 2025 and 11 August 2026, at a median of AED 13,450 per sq ft. Bedroom for bedroom, that buys far more space than the ready alternative: an Aman two-bedroom is 1.9 times the size of a Bulgari Residences two-bedroom, and a three-bedroom is 2.3 times. However, it also buys a building that is not built yet, and DLD data to August 2026 shows no resale, no lease and no published service charge budget to compare.

The facts worth knowing about Aman Dubai

Item	Where it stands	Source
Sales so far	32, all first sales, AED 3.29 billion	DLD via DXB Interact
Median rate	AED 13,450 per sq ft (n=32)	DLD via DXB Interact
Homes on the register	82, of which 32 have sold	DLD register
Construction	0.92% at the inspection of 10 August 2026	DLD Project Status Enquiry
Handover	Early 2030	Developer’s documents
Payment plan	Five dated milestones, 50% due at completion	Developer’s documents
Service charge	75 to 85, unit not printed	Developer’s documents
Aman Club	Priority nomination to join; USD 200,000 to join, USD 20,000 a year	Developer’s documents; Aman Dubai, September 2026

This page is not financial or investment advice. It sets out what DLD’s data and the developer’s documents say, so you can take your own view with your own advisers.

The lifestyle buyer: what it is like to live at Aman

A morning at Aman Dubai

Picture an ordinary weekday. Your apartment has its own private lobby and its own pool. Outside, there are nine acres of landscaping and a private beach. The 2,890 square metre spa, with ten treatment rooms, is on the same site, and so is the 98-key hotel. It reads as a home first, with the hotel as a neighbour.

Then there is the club, which is part of what makes Aman Dubai worth it to some buyers. Here, the developer calls the 9,500 square metre Aman Club the largest to date, with a jazz club and a racquet club. Owners receive a priority nomination to join it, not membership. Joining costs USD 200,000, then USD 20,000 a year, as Aman Dubai confirmed in September 2026. At the pegged rate of 3.6725, that is about AED 734,500 once and AED 73,450 a year. Aman Club Dubai walks through the club room by room.

The design comes from Kerry Hill Architects. As for the name on the building, the brand is Aman Group, in partnership with H&H, per H&H’s April 2026 release. The registered developer is Blackwood Development L.L.C.

What daily life includes, and what costs extra

Day to day, the developer lists a residence management team, 24-hour concierge, doorman, valet and security, and a pool lifeguard among the inclusions. Residents also get their own facilities, apart from the hotel: a private lobby and lounge, a 50-metre outdoor pool, a separate family pool and a 100 square metre fitness studio. A butler, housekeeper or chef is available on request, at a surcharge.

When Aman Dubai is worth it to a lifestyle buyer

Whether Aman Dubai is worth it to this buyer comes down to one question: is this the life you want? If you already know Aman, from Tokyo, Bangkok or one of its resorts, this is where the brand’s residences in Dubai sit. For a buyer who values that, no other scheme on this coastline carries the Aman name.

Still, the lifestyle case has three costs. First, you wait until early 2030, per the developer’s documents. Second, you buy from plans and renders, not from a building you can walk through. Third, some costs are not yet confirmed: the service charge has no printed unit, and the terms for how the residences will be run are not published. The club, by contrast, has a confirmed price.

The comparison buyer: what AED 13,450 a square foot buys

Is Aman Dubai worth it for the space?

Now open the spreadsheet. For this buyer, whether Aman Dubai is worth it is a question of space, rate and cost. An Aman two-bedroom measures about 3,824 sq ft. Eleven have sold, at a median of AED 13,896 per sq ft and AED 53.2 million. A three-bedroom measures 5,944 sq ft. Thirteen have sold, at a median of AED 12,709 per sq ft and AED 75.5 million.

Then there are the full floors: four five-bedrooms of 10,021 sq ft have sold at a median of AED 16,904 per sq ft. Two four-bedroom full floors have sold, at AED 14,847 and AED 16,831 per sq ft. Aman Residences Dubai Price lists every sale by type.

Home type	Floor area	Median price	Median AED per sq ft	Sales
Two-bedroom	3,824 sq ft	AED 53.2M	13,896	11
Three-bedroom	5,944 sq ft	AED 75.5M	12,709	13
Four-bedroom full floor	8,473 and 8,601 sq ft	Both shown, no median	14,847 and 16,831	2
Five-bedroom full floor	10,021 sq ft	AED 169.4M	16,904	4
All homes			13,450	32

The same money elsewhere on the coastline

To keep it fair, every figure below comes from DLD sales between January 2025 and August 2026, apartments only. Each comes from the article linked beside it.

Scheme	Status	Rate, AED per sq ft	Median size	Source
Aman Residences Dubai	Off-plan, early 2030 per the developer	13,450 (n=32)	5,944 sq ft (3,824 to 31,201 by type)	Aman Residences Dubai Price
Bulgari Residences, 2BR	Ready	11,163 (n=8)	2,013 sq ft	Aman vs Bulgari
Bulgari Residences, 3BR	Ready	13,642 (n=6)	2,611 sq ft	Aman vs Bulgari
Bulgari Lighthouse, 5BR	Off-plan, register 27 Mar 2027	12,937 (n=4)	about 11,657 sq ft	Aman vs Bulgari
Four Seasons Private Residences (canal)	Ready	9,658 (n=5)	3,831 sq ft	Coastline guide
Rosewood Residences Dubai	Off-plan, register 31 Dec 2028	8,867 (n=17)	2,916 sq ft	Coastline guide
Jumeirah Residences Asora Bay	Off-plan, register 31 Mar 2029	8,035 (n=30)	10,038 sq ft	Coastline guide
Peninsula Dubai Residences Tower 2 (no brand, marina side)	Off-plan, register 8 Jan 2029	7,765 (n=89)	4,059 sq ft	Coastline guide
Marsa Al Arab residences	Ready	No sale in this window		Coastline guide

Note that the “register” dates are the completion dates on the DLD project register. They are not handover dates.

Against Bulgari, Asora Bay and Rosewood

Take the two-bedroom first. Aman’s rate is 24.5% above Bulgari Residences, but the home is 1.9 times the size. At three bedrooms, the gap flips: Aman’s rate is 6.8% below Bulgari’s, for 2.3 times the space. Against Bulgari Lighthouse five-bedrooms, Aman is 30.7% higher per sq ft, on 14% less floor area.

Elsewhere on the coastline, the rate drops. Asora Bay’s sales have a median of AED 8,035, Rosewood’s AED 8,867 and Peninsula Tower 2’s AED 7,765. Across Jumeirah Second (Jumeirah 2), the apartment median without Aman’s own sales is AED 7,280 (n=227). Aman sits 85% above that. My earlier review of Jumeirah Asora Bay looks at that scheme in more depth.

So the comparison buyer is not choosing a rate. They are choosing a bundle. Aman’s rate pays for size, the Aman name and the hotel site. Bulgari’s pays for a finished home you can walk through today. Asora Bay and Rosewood, at AED 8,000 to 8,900, are both still off-plan, under other brands. How to tell if a Dubai property is a good deal walks through the same test for any home. For the same kind of side-by-side on the Palm, see the Palm Jumeirah branded residences comparison.

Against Aman’s other cities

In US dollars, Aman Dubai’s median is about USD 3,660 per sq ft. New York’s published figure reaches about USD 11,400, on a registered price and a reported floor area. Miami Beach is about USD 5,000, as reported. Bangkok is about USD 1,271, but that is a 30-year lease, so it does not compare with a freehold. Tokyo and Beverly Hills publish no price at all. Aman Residences Prices Worldwide grades each one.

Weighing Aman against a specific alternative? Send me the two homes you are choosing between. I will put the sales, the documents and the running costs for both on one page.

The full cost of owning an Aman Dubai home

Both buyers pay the same bills, so this part is for everyone. Below is what a buyer pays for an Aman two-bedroom at the median price of AED 53.2 million for 3,824 sq ft. The sums stop at one year after handover. They say nothing about what the home might earn or sell for, because nothing on file can show that.

The developer’s payment plan

The developer’s documents print an updated payment plan. Here it is as printed, with each share of AED 53.2 million worked out.

Payment	Due, per the plan	Share	On a AED 53.2M two-bedroom
Booking	On or before execution	Not printed	Not printed
First instalment	On or before execution	Not printed	Not printed
Second instalment	17 Apr 2026, construction starts, enabling works	10%	AED 5,320,000
Third instalment	14 Aug 2027, substructure completion	10%	AED 5,320,000
Fourth instalment	31 Jul 2028, superstructure completion	5%	AED 2,660,000
Fifth instalment	30 Dec 2028, building enclosure and facade	5%	AED 2,660,000
Final instalment	31 Jan 2030, completion	50%	AED 26,600,000

The printed shares add up to 80%. If the plan totals 100%, the booking and first instalment come to 20% together, or AED 10,640,000 on this home. However, the plan prints neither that figure nor how it splits. It also says, in its own words, that construction milestone dates are subject to change. One date, 17 April 2026, has already passed, so ask how payments already due are handled for a new buyer.

Put simply, half the price is due at completion and 30% follows building stages. The remaining 20%, if the plan totals 100%, is due on or before signing. A payment plan changes when you pay, not what you get, so it does not change whether Aman Dubai is worth it to you. For more on how these plans work, read Dubai property payment plans. For what buyers tend to miss at launch, read off-plan property in Dubai: what buyers miss.

Is Aman Dubai worth it on a mortgage? Escrow and financing

Two more things sit around the plan. First, off-plan payments in Dubai go into the project’s escrow account, not to the developer directly. For Aman, the DLD register names Emirates NBD as the escrow bank, so check that the account in your contract matches. Second, no financing terms for Aman appear in the developer’s documents. If you plan to use a mortgage for the 50% due at completion, get a bank’s approval before you count on it.

The 4% DLD fee

In Dubai, the buyer pays the 4% DLD fee, and Aman is no exception. The developer’s documents say it is paid with the sale and purchase agreement payment by the client. On the median two-bedroom, that is AED 2,128,000, plus AED 20 in DLD knowledge and innovation fees. What to know before buying off-plan in Dubai covers the other steps, and the Dubai off-plan buying guide covers the contracts.

Running cost after handover

After handover, the developer’s documents give an expected service charge of 75 to 85, with no unit printed. If the figure is AED per sq ft per year, as is Dubai convention, a two-bedroom of 3,824 sq ft would pay AED 286,800 to AED 325,040 a year. That is a developer figure, not a budget. No Aman service charge appears on the DLD Service Charge Index, as pulled on 1 September 2026, and no rate reaches the index until a management entity has a budget approved by RERA. The Six Senses handover checklist covers how an owner budgets for the service charge after handover.

On top of that sits the club, if you join: AED 734,500 once and AED 73,450 a year. It is optional. Aman’s worldwide club plan, which does not say it governs Dubai, makes membership personal, non-transferable and revocable, and bars its resale.

The same sums for a ready Bulgari Residences home

To judge whether Aman Dubai is worth it on cost, set it beside a ready two-bedroom at Bulgari Residences, at its median price of AED 21.6 million for 2,013 sq ft.

Line	Aman two-bedroom	Bulgari Residences two-bedroom
Median price	AED 53.2M, 3,824 sq ft (n=11)	AED 21.6M, 2,013 sq ft (n=8)
How you pay	Plan above, 50% at completion	Ready home, paid at transfer on terms agreed with the seller
DLD fee, paid by the buyer	4%, AED 2,128,000	4%, AED 864,000
Other DLD fees	AED 20	Under AED 5,000, including the service partner fee
Service charge, one year	AED 286,800 to 325,040, if AED per sq ft per year	About AED 108,800, on the DLD index at AED 54.03 for 2026
Club, optional	AED 734,500 once, AED 73,450 a year	Not compared on this page

Note the difference in evidence. Bulgari’s charge is a budget filed on the DLD index. Aman’s is guidance from the developer. Bulgari Residences Dubai Prices sets out what the one finished beachfront branded building with a charge on that index costs to run.

Is Aman Dubai worth it on running cost? What the sums mean

Aman costs about 2.5 times as much to buy as the Bulgari home. If the guidance is AED per sq ft per year, it also costs about 2.6 to 3 times as much to run. For that, you get almost twice the floor area, a newer building and the Aman site. The comparison buyer will weigh that ratio. The lifestyle buyer will weigh the life. Off-plan vs ready properties in Dubai sets out the general trade-off.

What you can check today, and what you cannot yet

What is already fixed

Some things are already fixed. To begin with, DLD has registered 32 first sales, at a median of AED 13,450 per sq ft. The DLD register names Blackwood Development L.L.C as developer of project 3461, with Emirates NBD as the escrow bank. It also shows 0.92% built at the inspection of 10 August 2026.

What does not exist yet

Other things are not there yet, which is normal for a building at this stage. As of the data stamp, there is still:

• no resale of an Aman home, so no second price to compare;
• no lease, so no rent to point to;
• nothing on the DLD Service Charge Index;
• no printed unit for the 75 to 85 service charge;
• no published terms for how the residences will be run.

These are not faults. Most simply cannot appear until the building does. Two, though, can be asked for now: the unit of the service charge and the terms for how the residences will be run.

Delivery, dated: three dates in print

Timing matters when you weigh whether Aman Dubai is worth it, and three dates are in print. The DLD register shows 31 December 2028, H&H’s website shows 2029, and the developer’s documents give early 2030, with an anticipated 31 January 2030 in the payment plan. This page uses early 2030. The date that binds you is the one in your contract. The same three-date problem is worked through on another Dubai project in La Tilia handover date.

For context, look at the two H&H-listed projects that the DLD register shows with both a registered completion date and a 100% date. Four Seasons Private Residences Dubai reached 100% on its registered completion date. Eden House The Canal reached 100% 157 days after its registered date. DLD’s 100% is not handover, and a day count is not a contractual delay. H&H Development Dubai reads both files in full.

Finally, one building on this coastline does have a long price history. Bulgari Residences apartment prices more than doubled between 2021 and 2025, on DLD data. Bulgari’s history is Bulgari’s, and this page draws no inference from it for Aman.

Living with the gaps

How much these gaps matter depends on which buyer you are. The lifestyle buyer may weigh them less, since the home itself is described in the developer’s documents, but the running terms still shape daily life. The comparison buyer will weigh them more, because a resale, a lease and a filed budget are exactly what they would compare. Either way, the two items you can ask for now belong in the six questions below. Get every answer in writing.

Who Aman Residences Dubai suits, and who it does not

So here are the buyers it suits and the buyers it does not, with equal weight on both sides.

Who it suits

• The lifestyle buyer who wants Aman. If the Aman name, the hotel next door and the club nomination are what you are buying, no other branded scheme on this coastline offers them.
• A family that will live in it. The two- and three-bedrooms are 1.9 and 2.3 times the size of those at Bulgari Residences, with a beach and a hotel on the same site.
• Someone who can wait for early 2030, per the developer’s documents. Half the price falls due at completion, with the rest at signing and at four building stages.
• A comparison buyer looking at three-bedrooms. At that size, Aman’s rate per sq ft is below Bulgari Residences, for more than twice the space.

Who it does not suit

• A buyer who needs to move in before handover in early 2030, per the developer’s documents. A ready home, such as Bulgari Residences, fits that need.
• Anyone who needs to see a resale first. No Aman home has resold, so nobody can show you one. For how resale histories read in other Dubai districts, see the Dubai apartment resale record.
• A buyer who needs the home to pay for itself. There is no lease, no rent and no operating terms to underwrite an income case.
• Someone who needs a fixed running cost. The service charge is guidance, with its unit unprinted and no budget on the index.
• A buyer who wants the lowest rate per foot on a branded beach. Asora Bay and Rosewood have sold at medians of about AED 8,000 to 8,900.

Six questions to put in writing before you reserve

Before you decide whether Aman Dubai is worth it, take these six questions to the seller. Each one closes a gap that can be closed today.

1. What do the booking and first instalment come to? The plan prints no figure for them. Also ask how payments already past their date are handled for a new buyer.
2. What unit is the 75 to 85 service charge in? Ask for the unit and the assumptions used to reach the figure.
3. Which company signs my contract? The register names Blackwood Development L.L.C. Check that name against your sale and purchase agreement.
4. What completion date and delay terms does my contract set? That date binds you, not any date printed elsewhere.
5. What are the club terms for owners in Dubai? Ask for the nomination process and the fees, in writing.
6. Can I assign or sell before handover, and on what terms? The developer’s documents publish no assignment terms, so ask for the minimum paid share, the no-objection fee and any lock-in.

A seller who answers all six in writing has closed the gaps that can be closed before the building exists.

Frequently asked questions

Method and sources

Where the figures come from

Figures. Every sales figure is reused from a live article in this series, on one screen: DLD transactions via DXB Interact, apartments only, floor area above zero, 1 January 2025 to 31 August 2026. Aman: 32 sales, 8 June 2025 to 11 August 2026, grouped by floor area (article 01). Bulgari Residences and Bulgari Lighthouse: Marina Lofts excluded (article 04). Other schemes: article 05. Global rates: article 07. Club fee: article 14. Delivery file: article 12. The four-bedroom full floors have n=2, so both sales are shown and no median is taken. Peninsula Dubai Residences Tower 1 sells at AED 7,172 (n=62) and is left out of the table, which shows Tower 2 only.

Checks on 30 September 2026. The DLD Project Status Enquiry still showed 0.92% for project 3461, at the inspection of 10 August 2026. DXB Interact‘s public tower pages show 10 sales in 2026 for each tower, which matches the 32-sale file. Transaction rows need a registered login, so a sale after 31 August 2026 cannot be ruled out.

Documents and fees

Developer’s documents. H&H’s Aman Dubai project page and aman.com carry the public descriptions. The one-page Aman Residences sheet prints “Expected Completion : Early 2030” and “Expected Service Charges : 75 to 85”. The updated payment plan sits on the same page as an embedded image. It also prints an anticipated completion date of 31 January 2030 and “Completion ( Q1 2030 )”, with main works anticipated from 11 September 2026. The 4% line, “subject to change”, the spa, the landscaping, and the private pool and lobby come from the same page. Hotel keys, the private beach, the club, residence facilities and inclusions come from the developer’s apartment document, pages 5, 7, 28, 31 and 35.

Fees. DLD service pages, read 30 September 2026: “Request to register the initial sale” (AED 10 knowledge and AED 10 innovation fees) and “Property Sale Registration” (title deed AED 250, map AED 250, AED 20 in fees, service partner AED 4,000 plus VAT at AED 500,000 or more). The 4% fee is paid in full by the buyer in Dubai practice, and the Aman developer’s documents put it on the client.

The arithmetic, line by line

Cost arithmetic. Payment plan: 53,200,000 x 10% = 5,320,000; x 5% = 2,660,000; x 50% = 26,600,000; printed shares 80%; remainder 20% = 10,640,000. DLD fee: 53,200,000 x 4% = 2,128,000. Service charge: 3,824 x 75 = 286,800 and 3,824 x 85 = 325,040, if the figure is AED per sq ft per year. Bulgari: 21,600,000 x 4% = 864,000; 2,013 x 54.03 = 108,762. Club: 200,000 x 3.6725 = 734,500; 20,000 x 3.6725 = 73,450.

What “worth” means here. For the comparison buyer, what you get for what you pay, against DLD sales data and the developer’s documents. For the lifestyle buyer, the life the developer’s documents describe, at its stated cost. Neither is a forecast. The two buyers in the opening are illustrations, not clients.

When this page changes. I will update it at each quarterly data refresh, and sooner if H&H confirms the service-charge unit in writing, or if the first Aman resale or lease appears.

What this page does not compute. Nothing about what an Aman home, or any other home here, might earn or sell for, and no figure beyond one year after handover.

Talk it through before you commit

Whether you are the spreadsheet buyer or the lifestyle buyer, and still deciding if Aman Dubai is worth it, I can walk you through the sales, the payment plan and the documents for the exact home you are considering. It is a conversation, not a recommendation. I am Fahad Al Kuwari, buyer’s consultant for Aman Residences Dubai and the Jumeirah coastline, at fahadalkuwari.com. For the approach I use on any scheme, read how I review real estate projects.

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