78% of the list gone in 20 days
On 27 August, Emirates Developments' availability list for floors 1 to 20 carried 104 residences. The list dated 16 September carries 23. That is 81 residences, worth AED 882.5m at list price, taken off in 20 days. Not one of the 23 that remain has been repriced.
- The cheapest went first Entry price upIn February, a 1 bedroom started at AED 4.7m. Today the cheapest 1 bedroom left is AED 5.15m, because the lower-priced units have sold.
- Every bedroom type moved at the same speed75% of the 1 beds, 79% of the 2 beds and 78% of the 3 beds. This is not one type clearing, it is the building.
- Floors 21 and above are not on the listThe 4 bedrooms and the two penthouses sit on floors 23 to 38. Nothing on those floors has been published.
Matt Siddell, on the paceI read availability lists for a living, and a list that loses three quarters of its stock in under three weeks at unchanged prices tells you the pricing was right and the buyers were ready.
At 23 residences, you are no longer choosing a tower. You are choosing between specific units, and the best of them go first.
Counts and values are from the Emirates Developments availability lists dated 27 August and 16 September 2026, floors 1 to 20. A residence leaving the list means it has been sold or reserved; the developer does not say which. February pricing is from the developer's sales briefing on 24 February 2026.
Jumeirah runs the building, on a 20-year renewable contract
Jumeirah Residences is the residential brand of the hotel group behind Burj Al Arab. Jumeirah manages the tower on a 20-year renewable contract: the concierge, the dual lobbies, the private dining, the wellness floor. Owners join Jumeirah One at Privilege tier, with the savings and upgrades that come with it across Jumeirah's hotels.
Jumeirah One Privilege, for owners
- Member rates at Jumeirah hotels10% off the best rate
- Dining at Jumeirah restaurants in the UAE15% off
- Spa treatments20% off
- Breakfast for two, club lounge accessWhen staying
- Room upgrade, 9am check-in, 4pm check-outSubject to availability
- Airport transfer, two-way4 nights or more
- Bonus Jumeirah One points100%
How the tower is built
- ArchitectKilla Design, the Museum of the Future
- InteriorsHBA, St. Regis Saadiyat and Mandarin Oriental
- Height and floors184 m · 38 floors
- First residential floor18 m above the ground
- Ceiling height3.6 m
- Lifts6, plus 2 VIP
- Handed overFully fitted
Al Maryah Island, ADGM
Al Maryah Island is Abu Dhabi's financial centre: Abu Dhabi Global Market, The Galleria and Cleveland Clinic are all on it. The tower sits on the island's waterfront edge, beside a future marina with yacht berths and a short walk from the Grand Steps, the waterfront promenade that links the island's shops and restaurants to the water. Saadiyat's museums are 12 minutes away.
- Jumeirah Residences Your addressAl Maryah Island waterfront, beside the future marina.
- ADGM and Cleveland Clinic Abu Dhabi4 minutes each. The Galleria, 5.
- Reem Mall and Sorbonne University Abu Dhabi7 and 9 minutes. Downtown Abu Dhabi, 10.
- Louvre Abu Dhabi and the Saadiyat Cultural District12 and 14 minutes. Zayed National Museum, 14. Guggenheim Abu Dhabi, 15.
- Yas Island and Zayed International Airport25 minutes to Yas, about 35 to the airport.
Matt Siddell, on why this mattersAl Maryah is where the money in Abu Dhabi goes to work. The people who run ADGM's banks, funds and family offices want to live within minutes of it, and there is very little new branded stock on the island to house them.
That is the tenant and the resale buyer for this building. They are already here, and more arrive every year.
Drive times are Emirates Developments' approximate figures from the sales offer, except the airport: they quote 25 minutes, I would allow 35. The marina and yacht berths are planned; berths are offered with priority to larger residences.
The price per square foot, residence by residence
The low-floor 2 bedrooms and the large 3 bedrooms on floors 12 to 20 are the lowest price per foot left in the building.
The same 2 bedroom layout costs 23% to 29% more on floor 20 than on floor 2.
Units ending 07 and 08 face the sea on the plan. A sea-side 2 bedroom costs 15% to 25% more per foot than a 2 bedroom on the same floor opposite.
Matt Siddell, my viewThere are two ways to buy here. For income, take a low-floor 2 bedroom or a 3 bedroom on floors 12 to 20, both around AED 4,100 to 4,200 a foot: they rent to the same ADGM tenant as the units above them. For long-term value, take the sea side. In a branded tower the view is what holds its premium on resale, and there are only 5 sea-side residences left on the list.
Jumeirah Residences, and what is on the table
Sizes, prices, unit numbers and the payment plan come from Emirates Developments' brochure, availability list, payment plan and sales offers. Where a figure is my own view rather than theirs, it says so. Set the currency and the area unit at the top and the whole page follows you.
What is confirmed
253 residences over 38 floors: 67 one bedroom, 106 two bedroom, 64 three bedroom, 14 four bedroom and 2 five bedroom penthouses. A 40 / 60 plan, which on the instalments adds up to 41 / 59: 5% to book, 5% at SPA 30 days later, 31% in 7 instalments to March 2030 and 59% at handover. Al Maryah Island sits inside ADGM, so registration is ADGM's 2% plus an AED 525 admin fee.
What is still open
Handover is Q4 2030 on the developer's factsheet and Q1 2031 on this week's sales offer; I model the later date. Floors 21 to 38, with the 4 bedrooms and penthouses, are not on the list. The resale threshold before handover is not published. The service charge of AED 44 a sq ft was quoted at the February briefing.
What I would say about it
The plan has improved since launch. In February it was 50 / 50; now only 41% goes in before handover. On a AED 10m residence that is AED 900,000 less of your money tied up through construction.
The developer has not needed to move price on the 23 that are left, and at this pace it will not need to.
The 23 residences left, unit by unit
Every residence on the developer's 16 September list. Sort by price, price per foot or floor, filter by bedroom or the sea side, open the layout, or press Model it and the payment plan and returns below rebuild for that exact unit.
| Type | Total area |
|---|
Exactly what you pay, exactly when
The developer calls it 40 / 60. Add up the instalments and it is actually 41 / 59, slightly in your favour at handover: 5% to book, 5% at SPA signing 30 days later, 31% across 7 instalments to March 2030, and 59% at handover. Pick a residence and a number of units and every line rebuilds in your currency, with ADGM's fees included.
How the money goes in
What your money actually earns
Set how fast you think the residence appreciates and how that growth arrives. The returns are calculated for the residence and number of units you picked above, on your real dated payments, so the IRR reflects the fact that your money goes in over four and a half years, not on day one.
Compounded from the price you pay to handover, assumed March 2031.
An off-plan tower tends to reprice as it tops out and nears handover. Slide right and more of the growth lands late. It changes when the value turns up, never how much there is by handover.
Your residence's value against the cash you have paid
The gap between the two lines is your equity. Hover or tap along the chart to read any month.
When the appreciation turns up
Two ways out, and what each one returns
The last row is the same residence bought for cash on day one, to show what the payment plan is worth.
| Exit | Your cash in | Value at exit | You receive | Profit | Profit on cash | IRR |
|---|
The number that matters
A hotel's amenities, for 253 residences
Two amenity levels: a family podium on Podium 2 and a wellness floor on Level 22, with an elevated outdoor glass pool.
Every image in the brochure, and every plan
Tap any image to open it full screen, then swipe left and right on a phone, or use the arrows and your keyboard on a desktop. Filter by the tower, the residences, the amenities, the floor plates or the unit layouts.
Renewable 10-year residency, family sponsorship, no requirement to work in the UAE and no limit on time abroad. Off-plan property qualifies once AED 2m has been paid, and several properties can be combined. Confirmed by the authorities at application; not immigration advice.
How buying works through me
This is a live release, not a launch. There is no queue and no appointment day: a residence is yours when the booking is paid, and until then anyone can take it.
- Tell me what you wantBedrooms, floor, sea side or not, how many residences and your budget. I check the live list with the developer the same day, because the list on this page will have moved.Today
- I send you the sales offerUnit number, layout, area, price and every payment on its date, on the developer's own offer, with my view on whether it is the one I would take.
- Book: 5%, plus ADGM's 2% and AED 525That secures the residence. Passport copies for every owner and someone able to sign. Buying through a company, the trade licence too.Secures the unit
- SPA within 30 days: another 5%Then 31% in 7 instalments from March 2027 to March 2030, and 59% at handover, which the developer estimates for Q4 2030 to Q1 2031.
Why I would buy here, and which ones
Good returns need three things: a good product, good pricing and a good payment plan. The product is a Jumeirah-managed tower on the Al Maryah waterfront, inside ADGM. The payment plan has got better since launch, with only 41% paid before handover. And the market has already given its verdict on the pricing: three quarters of the list taken in 20 days, with no discounting.
What you pay for the brand is the service charge. At AED 44 a sq ft it is well above an unbranded tower, and short lets are ruled out with a 6-month minimum lease. That is deliberate: it keeps the building a residence rather than a hotel, which is exactly what protects the Jumeirah premium when you come to sell.
If I were buying today I would take a sea-side 2 bedroom on the highest floor I could get. There are only 23 residences left, and the sea-side ones are the ones that will not be here next week.
20 years across finance, offshore structuring and real estate development in London and the UAE. I advise UHNW investors, family offices and VVIP clients on the best assets in Abu Dhabi and Dubai, and I tell them what I actually think.
Can I still buy? Yes, 23 left
Yes. The developer's 16 September list has 23 residences on floors 1 to 20: 5 one bedroom, 10 two bedroom and 8 three bedroom. It moves daily, so I confirm the live position before you commit.
What exactly is the payment plan? Published
5% on booking and 5% at SPA signing 30 days later. Then 5% on 1 March 2027, 1 September 2027 and 1 March 2028, and 4% on 1 September 2028, 1 March 2029, 1 September 2029 and 1 March 2030. The remaining 59% is due at handover.
ADGM's 2% registration fee and AED 525 admin fee are paid on booking.
When does it hand over? Q4 2030 to Q1 2031
The developer's factsheet says Q4 2030. The sales offers issued this week show Q1 2031. I model March 2031 on this page, so the returns are on the later date.
What is the service charge? AED 44 a sq ft
Quoted at AED 44 a sq ft a year, including the Jumeirah brand fee, at the developer's February briefing. On a 2 bedroom of 1,997 sq ft that is about AED 88,000 a year. It pays for Jumeirah's concierge, the two amenity floors and the hotel-grade service, and it is what the brand premium rests on.
Can I let it short term? No, 6 months minimum
No. The minimum lease is 6 months, to protect the brand. This is a building for long lets to executive tenants and for owners who live in it, not for holiday lets.
Can I sell before handover? Not published
The developer has not published a resale threshold. Ask me and I will get it in writing for your unit before you book.
Why is registration with ADGM? Al Maryah Island
Al Maryah Island is part of Abu Dhabi Global Market, so property is registered with ADGM rather than the Abu Dhabi land department. The fee is 2% of the price plus AED 525.
Can international buyers purchase here? Yes
Yes. Al Maryah Island is an investment zone where all nationalities can own freehold.
Does it qualify for the golden visa? Yes
Property from AED 2 million qualifies for the UAE's 10-year golden visa, and off-plan property from approved developers is eligible once AED 2 million has been paid. Every residence on the list is above that price; when you pass AED 2 million paid depends on the unit, and the payment plan above shows the date.
What about capital gains tax? Context
The UAE levies no capital gains tax on an individual selling property held in their own name. Hold it through a UAE company and 9% corporate tax can come into play, and if you are tax resident elsewhere your own country may still tax the gain. I am a broker, not your tax adviser.
WhatsApp me now for the live availability.
The list on this page is dated 16 September. At the pace it has been moving, some of these residences will have gone by the time you read this. Tell me the unit, or the kind of unit, and I will confirm what is still there today and send you the developer's sales offer.
- Passport copyFor the buyer and any co-owner. Buying through a company, a copy of the trade licence too.
- 7% plus AED 525 ready to move5% of the price plus ADGM's 2% registration fee and AED 525 admin fee. On the lowest-priced residence on the list, that is —.
- Another 5% within 30 daysDue at SPA signing. Have it ready before you book, not after.
- Your first and second choiceWith 23 left, the unit you want may go before you sign. Know which one you would take instead.