Jumeirah Beachfront Branded Residences: What to Expect After Handover

Seven jumeirah beachfront branded residences now run from Marsa Al Arab through Dubai Peninsula and Jumeirah Bay Island to La Mer. Six of them have never been lived in, never been let and never had a service charge approved. The seventh, Bulgari Residences, finished in 2018 and has eight years of rent, resale and running-cost data behind it. That makes it the only place to look if you want to know what one of the other six does after handover, and this page is built to answer that question rather than to list prices.

Short answer

Seven schemes on this coastline state both a hotel operator brand and a beach at first party. On Dubai Peninsula: Aman Residences Dubai and Rosewood Residences Dubai, both with private beaches. On Jumeirah Bay Island: Bulgari Residences and Bulgari Lighthouse. At La Mer: Jumeirah Residences Asora Bay. At Marsa Al Arab: Jumeirah Living Marsa Al Arab and the hotel penthouses.

On DLD sales, Aman shows AED 13,450 per sq ft across 32 sales, its scheme-wide median. Rosewood shows AED 8,867 across 17 sales inside six weeks. Asora Bay shows AED 8,035 across 30 sales. Bulgari Residences shows AED 11,163 at two bedrooms and AED 13,642 at three, which are bedroom-type medians rather than scheme medians, so they are not a ranking against Aman’s.

Running cost is the first gap. Only Bulgari Residences publishes a service charge, at AED 54.03 per sq ft. The other six carry no entry on the DLD index. Rent is the second, and only Bulgari has a readable lease file: 297 contracts across 91 homes since 2018.

What that one building shows is the closest thing to an answer. Its rent per sq ft rose about 157% between 2019 and 2025 while its own district rose about 16%. Its sale price rose about 237% over the same years, so the price outran the rent and the gross yield fell from about 5.8% to about 4.4%. Rent has been flat since 2024. The service charge takes about 11% of gross rent.

Three more branded schemes sit on the same coastline without a beach, on the Dubai Water Canal and the Peninsula marina. They appear here as context, clearly separated, because buyers cross-shop them.

What counts as beachfront branded here

A scheme qualifies on two tests, and both are things you can check yourself. The developer or the operator states a hotel or hospitality brand at first party. And the developer or the operator states a beach.

Both tests matter, because the second one removes three schemes that marketing language often sweeps in. H&H describes Aman as “set along a private stretch of beach”, and Aman’s own site calls it “fronted by a private stretch of white sand beach”. The same developer describes Four Seasons Private Residences as “on the recently completed Dubai Water Canal” with “direct access to the Canal Promenade”, and never uses the word beach. Four Seasons itself calls it “the most exclusive address on the Dubai Water Canal”. That asymmetry is deliberate, so this page follows it.

Where the canal actually runs

Mr. C Residences gives its own address as Dubai Canal, and Eden House The Canal is “located alongside the Dubai Water Canal”. The canal runs inland from Business Bay through Safa Park and Al Wasl before it crosses Jumeirah Road and meets the Gulf, so those addresses sit on a dredged waterway with a promenade rather than on the shoreline. Aman is the exception that causes the confusion: H&H places it “at the end of the Dubai Water Canal”, meaning the seaward mouth, which is why it is both canal-adjacent and beachfront.

Eden House drops out on the first test as well. It is H&H’s own in-house label, with five Eden House projects across the emirate, rather than an independent operator brand licensed to a developer.

Palm Jumeirah and Downtown are out by design. Both are a different coastline and a different product. Besides, the Palm schemes already have their own like-for-like study in the Palm Jumeirah branded residences comparison, built on the same method.

The jumeirah beachfront branded residences, scheme by scheme

Every row uses the same columns. Where the register and the developer give different dates, the row prints both. Where the index holds no entry, the row says so.

Scheme	Area and frontage	Register and registered developer	Status and dates	Sales on the register	Service charge
Aman Residences Dubai	Jumeirah Second (Jumeirah 2), Dubai Peninsula. Private beach, per H&H and Aman	3461, Blackwood Development L.L.C, 82 units	0.92% at the inspection of 10 Aug 2026. Register 31 Dec 2028; H&H site 2029; developer documents early 2030	32, 8 Jun 2025 to 11 Aug 2026, median 13,450 on 5,944 sq ft. No resale	No entry. Developer guidance 75 to 85
Rosewood Residences Dubai	Jumeirah Second (Jumeirah 2), Dubai Peninsula. Private beach and beach club, per Rosewood	3517, Agarwood Properties L.L.C, 66 units	0.04% at 10 Aug 2026. Register 31 Dec 2028; opening 2029 per Rosewood	17, 14 Jul to 27 Aug 2026, median 8,867 on 2,916 sq ft (n=17, six weeks). No resale	No entry
Bulgari Residences	Island 2 (Jumeirah Bay Island). White sand beach cove, per Meraas	1650, Meraas Bay And Residence L.L.C, 181 units	Reg. completion 2 Feb 2017; register 100% on 19 Apr 2018	2BR 8, median 11,163 on 2,013 sq ft. 3BR 6, median 13,642 on 2,611 sq ft. All 22 window sales were resales	54.03 (2026)
Bulgari Lighthouse	Island 2 (Jumeirah Bay Island). Private beaches on the island, per Dubai Holding	2507, Dhre 2 Bts L.L.C, 31 units	63.61% at 9 Jul 2026. Register 27 Mar 2027; Q2 2027 per Meraas	Five-bedrooms 4 in the window, median 12,937 on 11,657 sq ft. Across the full register since 2023: all 31 homes have sold, five of them twice, four up 6% to 19%	No entry
Jumeirah Residences Asora Bay	Jumeirah First (Jumeirah 1), La Mer. Private beach, per Meraas	3445 and 3526, Dhre 2 Bts L.L.C, 30 plus 6 units	4.40% and 0.45% at 12 Aug 2026. Register 31 Mar 2029; handover early 2029 per Meraas	30, 7 May 2025 to 5 Aug 2026, median 8,035 on 10,038 sq ft. Two homes sold twice	No entry. La Mer master levy 0.29
Jumeirah Living Marsa Al Arab	Um Suqaim Third (Umm Suqeim 3). Private beaches at the destination; Jumeirah markets this tower from the marina	1016, Marsa Al Arab Residences L.L.C, 31 units	Reg. completion 30 Nov 2022; register 100% on 28 Jan 2025	22, 5 Dec 2021 to 2 Apr 2024. Two populations, see below. Five homes have two prints	No entry
Marsa Al Arab hotel penthouses	Um Suqaim Third (Umm Suqeim 3). Inside the hotel, per press reporting	No matching row in the register data held	Hotel opened March 2025	4, 22 Sep 2022 to 9 Sep 2023, median 12,308 on 17,239 sq ft (n=4)	No entry

All prices are AED per sq ft. “No entry” means the DLD Service Charge Index held none as pulled on 1 September 2026.

What the rates actually say

A price per sq ft here means nothing without the floor area and the window beside it. That is not a caveat. Rather, it is the whole finding.

Consider the largest homes first. Aman’s two four-bedroom full floors printed AED 14,847 and AED 16,831 per sq ft on 8,473 and 8,601 sq ft. Asora Bay’s four-bedrooms show a median of AED 8,105 on 6,847 sq ft across 15 sales. At five bedrooms Aman’s median reaches AED 16,904 on 10,021 sq ft across four sales. Asora’s sits at AED 8,003 on 11,742 sq ft across 13 sales. So at five bedrooms Aman runs at roughly twice the rate on a smaller home. At four bedrooms it runs high on a larger one. Both facts hold at once, and a rate table without the areas would show neither.

The same rule across the set

The same discipline applies across the set. Bulgari Residences shows a higher median at three bedrooms than at two, on ready homes trading as resales rather than off-plan first sales. Similarly, Rosewood’s AED 8,867 rests on 17 prints inside six weeks. That is a real number and a very young one. Finally, Aman sits about 85% above the wider Jumeirah Second apartment median of AED 7,280, across 227 apartment sales since January 2025 with Aman’s own 32 left out. That benchmark is a district figure, so it includes the canal addresses as well as the beach ones.

Even so, this page ranks nothing. You cannot order different brands, floor areas, build stages and years without inventing the thing that orders them. For depth on single schemes, though, three articles go further. First, Aman Residences Dubai Price sets out the Aman numbers. Aman vs Bulgari Dubai runs the like-for-like. Finally, Aman Residences Prices Worldwide places Dubai against Aman’s other cities.

Every register carries two dates

Now, the DLD project register holds a completion date. Someone enters it at registration. It is not a delivery date. Indeed, four finished schemes on this coastline show how far the two dates can sit apart, in both directions.

Scheme	Registered completion	Register reached 100%	Gap
Mr. C Residences Jumeirah	21 Jan 2024	13 Nov 2023	about 2 months early
Four Seasons Private Residences	8 Dec 2022	8 Dec 2022	same day
Bulgari Residences	2 Feb 2017	19 Apr 2018	about 14 months later
Jumeirah Living Marsa Al Arab	30 Nov 2022	28 Jan 2025	about 26 months later

So the register can run early, land on the day, or run two years behind. Because of that, the active schemes above carry the register date and the developer’s own date side by side. Nothing here calls any of them on schedule or behind. Aman carries three dates. The register says 31 December 2028, H&H’s own website says 2029, and the developer’s sales documents say early 2030. This page plans on early 2030 and prints the other two beside it. Rosewood’s register date is 31 December 2028 while Rosewood says opening 2029. Asora Bay’s register date is 31 March 2029 while Meraas says handover early 2029. Bulgari Lighthouse’s register date is 27 March 2027 while Meraas gives Q2 2027. Later, a separate article will cover how to read a handover date properly. Meanwhile, La Tilia handover date works the same problem through on a different project.

One more register habit matters when you read the sales column. The payment plan you sign sets when a sale reaches the register. Registration can trail reservation. Therefore a scheme that looks quiet this month may simply hold sales that have not been registered yet.

Weighing two of these against each other? Get the floor area, the window and the register date for each in writing first. Those three columns change the answer more often than the headline rate does.

Where the data stops

Marsa Al Arab is sold out and operating, although its residential data stops earlier than the rest of this coastline. No component there has sold since 2 April 2024. That is 29 months to the pull date. It is a count and a date, and it carries no verdict. The hotel itself opened in March 2025, per Gulf News.

Two populations, not one

What it does hold needs care. Jumeirah Living Marsa Al Arab’s 22 prints hold two populations, not one. Seventeen first prints, from December 2021 to June 2022, sit at a median of AED 5,824 per sq ft. That is a launch cohort, priced off a developer list. Five later prints carry a prior-sale gain, from June 2023 to April 2024, at a median of AED 15,984. A single median across both would average a launch cohort with a resale cohort and describe neither. Furthermore, the gains on those five run from +6% to +290%. Two near-identical 2,694 sq ft homes printed AED 20,416 and AED 6,185 per sq ft 62 days apart. Remember that the register carries a price, not the terms behind it. Still, the same fault shows up elsewhere. Mina Rashid resale at original price works it through on a different Dubai register.

The four closings inside the hotel

Meanwhile, four much larger closings sit on a separate line, between 12,283 and 27,143 sq ft, from September 2022 to September 2023. Gulf News reported the largest of them as occupying the highest floor of the Marsa Al Arab hotel. Arabian Business placed the penthouses inside the hotel without naming a floor. No developer or operator says either in public, so this is press reporting rather than a first-party fact, and this page labels it that way. Therefore their median of AED 12,308 rests on four sales. Treat it as four sales, not as a market rate.

Three sources, three floor areas

The floor areas are worth pausing on, because this page argues that areas decide everything. For what appears to be the same home, the register holds 27,143 sq ft, Gulf News reported 24,628 sq ft plus 17,000 sq ft outdoors, and Arabian Business reported 34,000 sq ft plus 13,000 sq ft outdoors. In short, three sources give three areas for one price of AED 420,000,000. Any rate per sq ft you read for this sale depends entirely on which of the three you picked.

Six of the seven publish no running cost

Here is the largest hole in the public file on this coastline. Of the seven beachfront branded schemes, exactly one publishes a service charge: Bulgari Residences, at AED 54.03 per sq ft for 2026. The other six carry no entry on the DLD Service Charge Index.

Five of those six are still under construction, and no service charge reaches the index until a management entity has a budget approved by RERA. That does not happen while a building is going up. The sixth is not under construction at all. Jumeirah Living Marsa Al Arab reached 100% on the register in January 2025 and still carries no entry.

The two highest published rates anywhere on this page are both off the beach. Four Seasons Private Residences, on the canal, files AED 115.61 for its residences, and Mr. C files AED 54.73. So the only beachfront number you can check today, Bulgari’s 54.03, sits below both. Asora Bay has no entry either. The La Mer master community levy of AED 0.29 does exist, though, and it will sit on top of whatever building charge eventually lands. Aman’s documents guide to AED 75 to 85 per sq ft, which is developer guidance rather than an index figure, so it never sits beside the published rates as though it were one.

Who fixes the number, and when

So it helps to know who sets that rate. Under Dubai’s jointly owned property law, the management entity’s budget goes to RERA for approval. RERA cannot approve it unless a RERA-recognised audit firm has signed it off first. Only then does the rate reach the index and owners get invoiced. Therefore a developer cannot simply name a figure after handover and bill it.

A second line sits beside the service charge. The same law requires a reserve fund for replacing plant and equipment in the common parts. It is held in its own account, apart from the service charge account, and it cannot be drawn on without RERA’s approval outside a genuine emergency. So budget for both, not for one.

On the same coastline, but not on the beach

Three more branded or near-branded schemes sit within a few minutes of the seven above, and buyers do cross-shop them. They are not beachfront, so they sit here rather than in the table, but their record is useful precisely because it is longer.

Scheme	Frontage and brand	Register	Sales on the register	Service charge
Four Seasons Private Residences Dubai at Jumeirah (register: Private Residences Dubai)	Dubai Water Canal. Four Seasons	2222, Private Residences Dubai L.L.C, 30 units. Reg. completion 8 Dec 2022; register 100% the same day	5, 24 Jan to 10 Nov 2025, median 9,658 on 3,831 sq ft. 48 prints across 28 homes since Dec 2021	115.61 residences; six 2026 residential categories, 42.82 to 118.30
Mr. C Residences Jumeirah	Dubai Water Canal. Mr. C, founded by Ignazio and Maggio Cipriani	2288, Alta Real Estate Development L.L.C, 27 units. Reg. completion 21 Jan 2024; register 100% on 13 Nov 2023	4, 7 Feb to 26 Nov 2025, median 5,084 on 4,157 sq ft (n=4). Two homes resold	54.73 (2026)
Peninsula Dubai Residences T1 and T2	Dubai Peninsula, marina side. No operator brand stated and no first-party page	3396 and 3548, Dubai Peninsula L.L.C, 75 plus 102 units. Register 8 Jan 2029	T1 62, median 7,172 on 4,055 sq ft. T2 89, median 7,765 on 4,059 sq ft. One resale in 151 prints, +5%	No entry

Four Seasons holds the only deep resale file on this coastline: 48 prints across 28 homes since December 2021. Four of its five 2025 prints carry a prior-sale gain of +11%, +99%, +107% and +142%.

That file also carries the honest counterweight to every gain on this page. One Four Seasons three-bedroom printed 28% below its own earlier price in June 2024. At Mr. C, one four-bedroom printed -15% in February 2025 and then -42% in June 2025 against its earlier prices, and a five-bedroom fell 15% over the same period. Branded stock in this district has fallen on the register as well as risen, and almost nobody publishes that half. If you are weighing one of these, stress test the downside before you weigh the upside.

Mr. C also shows a trap worth naming. Its 2025 median of AED 5,084 rests on four prints, and three of those four are repeats of just two homes. One four-bedroom printed twice in 2025 alone. So that median describes two homes changing hands, not a market.

What this adds up to

Seven schemes, one finished file.

Of the seven beachfront branded schemes on this coastline, four are still under construction. Aman stands at 0.92% and Rosewood at 0.04%, Asora Bay at 4.40%, and Bulgari Lighthouse, the furthest along, at 63.61%. Nobody has lived in any of them. Six of the seven publish no running cost, and two of those six are finished buildings that still publish nothing years after completion.

One building is the whole evidence base

Exactly one scheme here has done all four things: been built, been let, traded more than once, and had a service charge approved. Bulgari Residences finished in April 2018, carries 321 sale prints across 173 homes since December 2017 and 297 lease contracts across 91 homes since September 2018, and files AED 54.03 per sq ft. It also reached 100% about fourteen months after its registered completion date.

So if you want to know what a finished, let, fully priced branded beachfront building looks like on this coastline, there is one you can look at. The other six are documents and a price list.

Two of them have one number and nothing else

Aman Residences Dubai and Rosewood Residences Dubai have none of the four. Neither is built. Neither has a home that has sold twice. Neither has a single lease on file. Neither has a service charge. Between them they carry 49 first-sale prints and nothing else at all.

That is not a criticism of either building, and it is exactly what you would expect of a scheme at 0.92% and 0.04% construction. It does mean that anybody modelling what one of them will earn, cost or resell for is modelling from one number.

One precedent is not a pattern

Bulgari Residences apartment medians more than doubled between 2021 and 2025. That is the single beachfront precedent, and it rose.

It is also the only one. The two long price files anywhere near this coastline sit off the beach, and they carry falls as well as gains: a Four Seasons three-bedroom 28% below its own earlier price, a Mr. C four-bedroom down 15% and then 42%. Nothing on this page tells you which way the other six beachfront schemes will go, and anyone who tells you branded beachfront only rises is citing a record of one building.

What the one finished building actually did

This is the part that answers the question, and Bulgari Residences is the only place where it can be answered.

So its lease file matters. It holds 297 contracts across 91 homes, running from September 2018 to August 2026. Indexed against its own district, the arc looks like this.

Indexed, 2019 = 100	2019	2021	2023	2024	2025	2026
Bulgari rent per sq ft	100	117	222	256	257	259
Jumeirah Second district rent	100	86	98	108	116	125
Bulgari sale price per sq ft	100	128	246	297	337	298
Gross yield proxy	5.8%	5.3%	5.2%	5.0%	4.4%	5.0%

Meanwhile, three things come out of that, and none of them appears in a brochure.

The brand premium on rent is real, and it is large. Bulgari’s rent per sq ft rose about 157% between 2019 and 2025. Its own district rose about 16% over the same years. Notably, that gap is not the Dubai cycle, because the district is the Dubai cycle. It is the building.

The yield went the other way

Capital outran income, so the yield compressed. The sale price rose about 237% against the rent’s 157%. The gross yield proxy fell from about 5.8% in 2019 to about 4.4% in 2025. Therefore a buyer who came in late bought the same rent at a much higher price.

And the rent stopped. Median rent per sq ft reads 498 in 2024, 499 in 2025 and 503 in 2026. Three years, about 1%. Meanwhile sale prices kept climbing through 2025 while the rent behind them sat still.

Finally, subtract the running cost. At AED 54.03 per sq ft against a 2026 rent of about AED 503, the service charge alone takes about 11% of gross rent before a single other cost. Branded schemes can also bill a management or operator fee on top, so ask what the brand charges before you treat 4.4% as what you bank.

So if you are buying one of the six that have not been built, the one local precedent says this: expect the brand to beat its district on rent by a wide margin, expect the yield to compress if you buy after the price has already run, expect the rent to plateau, and budget the service charge as a real bite out of gross. It also says the price can fall back, although the 2026 sale median rests on two sales and should be read as such.

How it behaves, not just what it earns

Meanwhile the same file answers the operational questions, which are the ones owners actually feel.

Firstly, leases here are annual: 259 of the 297 contracts run twelve months. Only 27% are renewals, so roughly three tenants in four are new, and the home goes back to the market most years.

Secondly, vacancy splits in two, and the median hides it. Across 180 consecutive lease pairs, the median gap between one tenancy ending and the next starting is a single day, and 58% re-let inside a month. But 22% sit empty for more than six months, which drags the average gap to 136 days. So the typical home re-lets at once and one in five does not, and an owner budgeting on the median would be badly wrong one year in five.

Thirdly, on the sale side, 148 resale pairs across 100 homes show a median holding period of 32 months and a median gain of 71%. Indeed, fourteen per cent changed hands again inside a year. Twelve of the 148, about 8%, sold for less than the owner paid. These are register to register, so they carry no transfer costs on either side.

One building is not a forecast

Bulgari Residences finished into a different cycle, at a different size and a different entry price, under a different brand. This is what happened once, on a coastline where it has only happened once. It is the best evidence available and it is still one case.

Nobody has rented four of them

Rent is the other half of how an asset performs, and on this coastline almost nobody has one. Aman, Rosewood, Bulgari Lighthouse and Asora Bay hold no lease at all.

The two Marsa Al Arab schemes appear to hold ten contracts each, but those are not tenancies you can compare. Almost every row is a small serviced unit of 408 to 2,560 sq ft let at between AED 1,226 and AED 4,876 per sq ft a year, which is five to ten times Bulgari’s residential rate, because Jumeirah operates them as serviced residences. Furthermore, the same file holds one row at AED 851 a year and a single contract of AED 54.6M. Reading those as residential rents would be a five-fold error, so this page does not.

Consequently Bulgari Residences is the only readable file on the coastline, which is why the section above rests on it alone.

What that changes about the decision

You are not choosing between seven track records. You are choosing between one track record and six sets of documents. That moves the whole question from price comparison to document quality, and it makes three things decide more than the headline rate does.

The floor area beside every rate. Aman at AED 16,904 per sq ft on 10,021 sq ft and Asora Bay at AED 8,003 on 11,742 sq ft are not two points on one scale. One is a smaller home at twice the rate. Ask for the chargeable area on the Oqood and the sale and purchase agreement, not the brochure figure, and run the division yourself.

Both dates, not one. Every active scheme here carries a register date and a developer date, and across the four finished schemes the gap ran from two months early to twenty-six months late. Plan on the developer’s date. Then have your lawyer read the completion clause and the delay provisions, because that clause is the only date that binds anyone.

Whether a running cost exists at all. Six of these seven publish nothing. On a 5,944 sq ft three-bedroom, Aman’s own guidance of AED 75 to 85 per sq ft works out at roughly AED 446,000 to AED 505,000 a year, and guidance is not an approved budget. Buying off-plan here means accepting a running cost nobody has fixed yet, so carry the range in your holding costs rather than the headline.

Three things to have in writing

Three things are worth having in writing before you reserve. The completion clause and the delay provisions in the contract, since the register date is administrative and the marketing date is not contractual. The assumptions behind any service charge guidance, so you can see what it covers and what it leaves out. And whether the brand bills a management or operator fee on top, because the service charge is not always the whole of what a branded scheme charges you.

If you want the general version of these checks, how to tell if a Dubai property is a good deal and how I review real estate projects apply them across any project.

Method and sources

Where the data comes from

I use DLD transaction data via DXB Interact, the DLD project, unit and inspection registers, and the DLD Service Charge Index. Four area datasets were pulled on 1 September 2026. They cover sales to 31 August 2026. Developer and operator facts come from the companies’ own pages and releases. The registers themselves are public at the Dubai Land Department’s open data portal, so you can check any figure here against the source. Every other article built on this method is indexed at market insights.

The two tests for inclusion

A scheme is in the main table when the developer or the operator states a hotel or hospitality brand at first party, and when one of them states a beach. Both claims are quoted to a company page. Schemes that pass the brand test but not the beach test appear in the separate canal and marina table. Eden House The Canal fails both and does not appear: it is H&H’s own in-house label rather than an operator brand, and it fronts the canal.

What I exclude, by name

I exclude plots and villas from every price per sq ft figure. Plots price on land area, so mixing them corrupts the measure. I also drop rows with a floor area of zero, of which there are two, both Bulgari Residences three-bedrooms dated 2 April 2025. Marina Lofts sit outside the Bulgari two- and three-bedroom groups. Madinat Jumeirah Living is a different scheme from Marsa Al Arab. Thus it never enters these figures. Solaya at La Mer is beachfront and sits on the same peninsula as Asora Bay, but it carries no hotel brand, so it fails the first test and stays out. Anyone comparing Asora Bay will still want to look at it. Portal listings never serve as a figure source anywhere on this page.

How the lease file is screened

Bulgari Residences’ lease file holds 304 Ejari contracts. Seven are removed: four Marina Lofts, consistent with their exclusion from the sale groups, and six recorded below AED 60 per sq ft a year, of which three overlap. That leaves 297 contracts across 91 homes. The district line uses Jumeirah Second apartments only, on the same AED 60 floor. Bulgari Residences is an apartment building, whereas its district is mostly villas. Therefore villas would distort the comparison. Furthermore, the Marsa Al Arab files are excluded entirely, because they are serviced-apartment contracts on units of 408 to 2,560 sq ft let at AED 1,226 to 4,876 per sq ft, not residential tenancies. The Four Seasons and Mr. C files each contain restaurant leases and at least one row at a twentieth of the same home’s earlier rent, so neither is used as a rent benchmark either.

Windows

Jumeirah Second and Jumeirah Bay Island figures run from 1 January 2025 to 31 August 2026. Since both are deep, the window keeps them fair. Asora Bay uses its full run, 7 May 2025 to 5 August 2026. Marsa Al Arab uses its full run, which ends on 2 April 2024. Every Marsa Al Arab figure therefore carries its dates, on the page and on the exhibits.

How I name the developer

Each row prints the registered developer exactly as the register spells it, down to the L.L.C form. That company is often not the one on the marketing. This page makes no claim at all about how the two relate.

The two-dates rule

Where the register and the developer give different dates, both appear, each with its source. No scheme here is on schedule, behind, delayed or early. Those words need a promise to measure against, and a register holds no promise.

Four grades of evidence

Recorded means the register carries both the price and the floor area. Recorded price with reported area sits one step below. Reported means a developer or a news line, though with no register behind it. Not published means exactly that, and the exhibits draw it as absence rather than leave it blank.

What I could not check

DXB Interact serves its sale tables to signed-in users only. On 13 September 2026, therefore, its public pages gave totals rather than rows. The DLD open data portal needs a submitted query, and the Service Charge Index needs a login or a CAPTCHA. So the register lines and index rates here stand as pulled on 1 September 2026 rather than re-read live. No sale after 31 August 2026 appeared anywhere public I could open. “No entry” therefore means no entry in the index as pulled, which is what I can stand behind.

Naming

DLD writes Jumeirah First, Jumeirah Second, Um Suqaim Third and Island 2 in its published transaction files. Buyers say La Mer, Dubai Peninsula, Marsa Al Arab and Jumeirah Bay Island. Both appear on first mention. Scheme names follow the register too, so the Marsa Al Arab tower appears as Jumeirah Living Marsa Al Arab, which is how DLD project 1016 is spelled. Jumeirah markets the same building as Jumeirah Residences Marsa Al Arab.

Counts that conflict

Rosewood states 63 homes and five villas, while the register holds 66 units. Asora Bay runs three ways: a Dubai Holding release gives 29 residences including six ocean villas, a later Meraas post gives 35 properties, and the registers hold 30 plus 6. Likewise, Jumeirah states 82 serviced homes at Marsa Al Arab against a register count of 31. Four Seasons states 28 homes against a register count of 30, and dates its own completion to 2022 while H&H dates the same building to 2023. This page prints each conflict instead of picking a side.

Not financial advice

This page reports public records. It is not financial, investment, legal or tax advice. It makes no forecast and recommends no scheme. So check floor areas, handover dates, service charges and payment terms in the sale and purchase agreement. Then take independent advice.

Frequently asked questions

Work with me on this coastline

I am Fahad Al Kuwari, a buyer’s consultant for the Jumeirah coastline and for Aman Residences Dubai. I build every recommendation from the public record first, then from the developer’s documents, and I tell clients which is which. If you are weighing two of these buildings against each other, I will put the registers, the sales and the running costs side by side before anyone talks about a unit. Reach me at fahadalkuwari.com.