1/JBR Jumeirah Beach Residence Dubai

1/JBR, also written One JBR, is a finished residential tower by Dubai Properties on the beachfront at the entrance to Jumeirah Beach Residence (JBR), on one of the last plots in the community. It rises 46 floors and holds 163 homes: two, three and four-bedroom apartments and five-bedroom penthouses. Dubai Properties opened registrations in September 2015 and completed the tower in March 2020.

The source listing prints no price. On resale, two-bedrooms are asked from AED 7,850,000 (about Rs 20.21 crore) to AED 8.7 M, and homes in the tower are listed for rent at AED 325,000 to 1,050,000 a year. This page works out what a resale costs, how the tower compares with its neighbours and what it means for an Indian buyer.

At a glance

Price and unit pricing

We print AED 7,850,000 because it is the bottom of the two-bedroom band on the portal that summarises the last six months of listings in the tower, and a two-bedroom is the smallest home here. Another page puts the start at AED 8.4 M, about 7% higher. The AED 4.94 M and AED 5.5 M starts on older broker pages match no current ask; treat them as history. One page also prints a two-bedroom "from AED 15 M", which fits a three-bedroom, not a two.

On about 1,916 sq ft, the entry ask is about AED 4,100 per sq ft, close to the AED 3,954 per sq ft one page quotes. When the tower launched, Gulf News reported that Dubai Properties had not disclosed 1/JBR's prices and quoted Chestertons putting top-end JBR towers at AED 2,300 - 2,400 per sq ft. JBR as a whole sold 508 apartments in the last 12 months at an average of about AED 3.66 M, and one portal shows JBR apartment prices down about 7% over six months, so check the DLD's recorded sales for the same unit type before you agree a price.

Against La Vie, its sister tower

Dubai Properties' other beachfront tower at JBR, La Vie, has 269 homes from one bedroom up over 37 floors, finished in April 2023, with units from about AED 7.3 M and a DLD 12-month average sale of about AED 8.98 M. 1/JBR is older by three years, has fewer and larger homes, starts at two bedrooms and gives upper-floor owners private lifts. Across the water, Bluewaters Island is the lower-entry finished option, from about AED 2.29 M.

Payment plan and total cost

This is a resale. You sign a sale MOU with the seller, pay a deposit (usually 10%), and pay the balance at the DLD trustee office on transfer day, in cash or with a UAE mortgage. Dubai Properties sold the tower off-plan from 2015; those plans ended with the handover in 2020.

Worked example: a AED 7,850,000 two-bedroom bought in cash

A broker charges 2% plus VAT, AED 164,850 on this price. With a mortgage, the DLD adds 0.25% of the loan plus AED 290 to register it, and the bank charges valuation and arrangement fees; non-residents usually borrow a smaller share of the price than residents.

Service charge. The sources checked do not publish the tower's rate. JBR buildings sit in a band of about AED 12 to 24 per sq ft a year, about AED 23,000 to 46,000 on a 1,916 sq ft two-bedroom; a tower with private lifts, private lobbies and an infinity pool is likely nearer the top. One broker page quotes maintenance "from AED 15,550 a year", which would be about AED 8 per sq ft and looks too low. Ask the seller for the latest invoice and the developer's no-objection certificate, which is issued only once dues are cleared.

Location and connectivity

1/JBR stands at the entrance to JBR, on the beach, with Bluewaters Island and Ain Dubai directly opposite and the Palm Jumeirah in view. The beach and The Walk, with its shops and restaurants, are at the door, and Dubai Marina is within walking distance. The Palm is about 10 minutes by car, Mall of the Emirates about 15 minutes, Downtown Dubai about 25 minutes on Sheikh Zayed Road and Dubai International Airport (DXB) about 35 minutes.

Public transport is the Dubai Tram, which links JBR to the Red Line of the Dubai Metro at Dubai Marina and Jumeirah Lakes Towers; there is no Metro station in JBR itself. JBR is a finished community of about 40 towers along a 1.7 km waterfront, and it is busy: weekends and holidays bring crowds and traffic to The Walk and the beach.

At AED 300,000 a year and up, the tenant pool is narrower than in JBR's older towers; ask a letting agent how long the unit's last lease took to sign. For more, see all Dubai projects we track and the full projects list. Dubai Properties' Dubailand cluster Villanova Amaranta shows the other end of the same developer's range: a finished townhouse from about AED 2.65 M.

Amenities and specifications

Every home faces the Gulf through floor-to-ceiling windows and a balcony, with views of Ain Dubai and the Palm. The first 30 floors share semi-private lobbies, the top 15 floors have private lobbies, and every home from the 31st floor up has a private lift. The five-bedroom penthouses sit at the top.

Shared facilities quoted are an infinity pool, indoor and outdoor gyms, restaurants and cafes, a children's play area and direct beach access, which broker pages market as unique to the tower in its part of JBR. The sources checked do not publish appliance brands, parking per unit type or a full finish schedule.

The tower is six years old, so inspect the specific unit: the view line (Bluewaters or open sea), the floor, the lobby type, the air-conditioning and the condition of the finishes. A snagging inspection before transfer is worth paying for. Final terms as per the sale MOU.

About the developer

Dubai Properties is the residential development arm of Dubai Holding, which is owned by the Government of Dubai. It built Jumeirah Beach Residence itself, the Executive Towers at Business Bay and Dubai Wharf, and reports more than 25,000 homes delivered, including more than 3,000 in 2016. Its Dubailand community, Villanova, has been built cluster by cluster, including the Amaranta townhouses launched in 2016.

1/JBR was developed through a subsidiary, The One JBR, with Dubai Contracting Company (DCC) as main contractor; WSP lists it among its projects. Dubai Properties announced the start of enabling and piling works, then construction, and in its own updates said the tower was on track for completion in 2019; it was completed in March 2020, a few months later. Its sister tower La Vie followed in April 2023. Dubai Holding now presents both towers on the Meraas website, but the developer of record is Dubai Properties.

For Indian buyers

Ownership. JBR is freehold for foreign buyers; check the title deed of the specific unit before paying a deposit. On a resale the DLD issues a new title deed in your name on transfer day. The UAE has no annual property tax and no VAT on a residential sale; the government cost is the 4% DLD transfer fee, AED 314,000 on the entry two-bedroom.

Remittance. Under the Liberalised Remittance Scheme each person can send USD 250,000 per financial year. The entry two-bedroom with fees is about AED 8.17 M, roughly USD 2.22 M: about nine person-years of LRS allowance. A resale is paid in full at transfer, so a buyer funding from India needs a UAE mortgage, several family members' allowances over more than one year, or money already held abroad. TCS of 20% on remittances above Rs 10 lakh a year is adjusted against your income tax.

Golden Visa. Every unit is above the AED 2 million property threshold, so the ten-year Golden Visa route is open.

Rent and tax. Homes in the tower are listed for rent at AED 325,000 to 1,050,000 a year, averaging about AED 557,000, and one page puts two-bedrooms from AED 300,000. On the AED 7.85 M entry ask that is about 3.8% to 4.1% gross, before a service charge of AED 23,000 to 46,000; broker claims of 5.1% and 6.1% do not hold at today's entry ask. The UAE does not tax the rent; an Indian tax resident declares it in India, claims the 30% standard deduction and reports the property as a foreign asset.

Pros

• Finished beachfront tower on the last plots of JBR, with Bluewaters and Ain Dubai opposite
• Only 163 homes over 46 floors, with private lifts from the 31st floor up
• Every unit clears the AED 2 M Golden Visa threshold
• A deep rental market: about 25 homes listed for rent at AED 325,000 - 1,050,000
• Government-owned developer; delivered only a few months after its 2019 target

Cons

• Expensive: AED 7.85 M at entry, about AED 4,100 per sq ft, against a JBR average apartment sale of about AED 3.66 M
• Gross yield of about 3.8% - 4.1% on the entry ask, below broker claims of 5% - 6%
• No one-bedrooms: the cheapest way in is a two-bedroom of about 1,900 sq ft
• JBR apartment prices fell about 7% over six months on one portal's data
• Service charge not published for the tower; JBR runs AED 12 - 24 per sq ft

Who this is for

• Families who want a finished, beachfront two to four-bedroom home in JBR with a Golden Visa
• Buyers who value privacy - private lifts and lobbies - over a large amenity deck
• Owners who will live in it and let it only occasionally
• NRIs and buyers with money already held abroad

Who should look elsewhere

• Yield-first investors: older JBR towers let for a higher return
• Anyone who needs a payment plan; this is cash or a mortgage
• Buyers who want a one-bedroom entry point
• Anyone funding the full price from India in one financial year

Our verdict

1/JBR is a finished, private beachfront tower from a government-owned developer, and that is what you pay for. The entry ask of AED 7.85 M buys a two-bedroom of about 1,900 sq ft at roughly AED 4,100 per sq ft, well above the JBR average and far above the AED 2,300 - 2,400 per sq ft top-end JBR towers fetched when this one launched. Rents are high in absolute terms but thin as a yield, at about 4% gross before a JBR service charge. The price trail is tidy on the two-bedrooms, with a narrow AED 7.85 M - 8.7 M band, and messier elsewhere, where older pages still quote AED 4.94 M - 5.5 M starts that no longer apply. It is a home to live in on the beach first, and a store of value second.

Worth buying for a family that wants a finished, private beachfront home in JBR and a Golden Visa, paying close to the current two-bedroom band. Ask for the unit's last DLD sale, the service-charge invoice and a snagging report before signing an MOU. For yield, look at the older JBR towers; for a one-bedroom entry, look at La Vie.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price at 1/JBR?

Two-bedrooms are asked on resale from AED 7,850,000 (about Rs 20.21 crore) to AED 8.7 M, averaging about AED 8.47 M; three-bedrooms average about AED 15.77 M. Another page gives a start of AED 8.4 M and an average selling price of about AED 14.91 M across the tower.

Is 1/JBR ready?

Yes. Dubai Properties opened registrations in September 2015 and completed the tower in March 2020, a few months after its 2019 target.

How many homes and floors are there?

163 homes over 46 floors, as most sources print it; Meraas's page says 47 levels. The mix is two, three and four-bedroom apartments and five-bedroom penthouses.

What rent can an apartment earn?

Homes in the tower are listed for rent at about AED 325,000 to 1,050,000 a year, averaging about AED 557,000, and one page puts two-bedrooms from AED 300,000. On the AED 7.85 M entry ask that is about 3.8% to 4.1% gross.

What are the costs of buying?

The 4% DLD transfer fee (AED 314,000 on AED 7.85 M), about AED 4,200 for the registration trustee and AED 580 for the title deed: about AED 8,168,780 in cash. A broker adds 2% plus VAT.

What is the service charge?

Not published for the tower by the sources checked. JBR buildings sit in a band of about AED 12 to 24 per sq ft a year, about AED 23,000 to 46,000 on a 1,916 sq ft two-bedroom. One broker page quotes 'from AED 15,550 a year', which looks too low; ask for the latest invoice.

Does it qualify for the Golden Visa?

Yes. Every unit is above the AED 2 M property threshold.

How is it different from La Vie next door?

Both are Dubai Properties beachfront towers at JBR. 1/JBR has 163 larger homes from two bedrooms up, finished in March 2020; La Vie has 269 homes from one bedroom up over 37 floors, finished in April 2023, with units from about AED 7.3 M.

Compare with other Dubai projects

More by Dubai: Dubai La Vie (from AED 7.3 M, ready), South Bay (from AED 3,740,000, handover 2026) and Villanova Amaranta (from AED 2,649,995, ready).

A similar budget elsewhere in Dubai: Danube Viewz (from AED 8.32 M, off-plan), Burj Binghatti Jacob & Co Residences (from AED 8.4 M, handover 2027) and Jumeirah Living Business Bay (from AED 8,435,140, off-plan).

Read next: Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · The Dubai Golden Visa Through Property. Every Dubai project we track is listed on the Dubai section.