GRANDEUR BEACH REAL ESTATE DEVELOPMENT L.L.C · Selling since 2023 · recent sales mostly off-plan
AED 12,416/sqft
—
AED 13.77M
AED 11.05M to AED 21.24M, from 1.8 years of this project's own history. A trend, not a forecast.
High
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in The Alba Residences By Omniyat — not an asking price, and not this project’s overall median, which mixes every unit size together.
A year’s rent against what that size actually sold for in The Alba Residences By Omniyat over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in The Alba Residences By Omniyat itself; the rest are homes of the same size in Palm Jumeirah, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| 3 beds | AED 29.78M | AED 595,000/yrsame size in Palm Jumeirah | 2.0% | 10 |
What it returns after service charges
Starting from the middle filed owners-association budget in this area — AED 22/sqft across 19 buildings, most recently filed for 2023. Charges have risen since then and the filing is matched to this page by name, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 3 beds | AED 101,661 | AED 493,339 | 2.0% | 1.7% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
Price vs. Palm Jumeirah median
+328.7%
Priced above the area's real median — ask why.
Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →Transport, schools, healthcare, and daily essentials within 3 km.
2.2 km
Atlantis Aquaventure
2.2 km
Juiced
Passo By Beyond
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Luce
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Olaia Residences
GULF HOUSE REAL ESTATE DEVELOPMENT L.L.C
Como Residences
THE PALM - JUMEIRAH CO. (L.L.C)
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.