Al Waleed Garden Al Jaddaf Dubai

Al Waleed Garden is a completed 16-floor building in Al Jaddaf with retail units at ground level, finished in the third quarter of 2019. It holds one-, two- and three-bedroom apartments, with published floor areas across the building running from about 388 to 1,744 sq ft.

Asking prices start near AED 675,000 (about Rs 1.74 crore), recorded sales in the building have averaged about AED 1,722,708, and rents run AED 70,000 to 160,000 a year against an average near AED 90,559. The location is the reason to look: a Green Line metro station in the district, Downtown Dubai about ten minutes away, the airport about twelve, and Dubai Healthcare City next door. See the rest of the Dubai section or our wider projects list.

At a glance

Price and unit pricing

The published figures for this building do not hang together, and that is worth setting out plainly rather than picking one and presenting it as the price.

An entry ask of AED 675,000 against an average recorded sale of AED 1,722,708 is a gap of two and a half times. That is not a contradiction so much as a warning: the two numbers describe different apartments, and portal averages here lump several layouts together. The same applies to the size range — 388 sq ft is smaller than a one-bedroom usually is, in a building the sources describe as one-, two- and three-bedroom.

What to do about it is straightforward. Ask your broker for the DLD transaction record for the building, which is public, and match every price to a title-deed area. Then divide. At AED 1,200 to 1,900 per sq ft across Al Jaddaf, that one calculation tells you immediately whether a given unit is cheap, fair or ambitious — and no headline on this page can do that for you.

Payment and total cost

A completed building, so there is no construction-linked plan: full payment at transfer, or a UAE mortgage at 50 to 60% of value for a non-resident. Worked at both ends of the range you might actually buy in:

Add 0.25% of the loan as mortgage registration if you finance. On the running cost, the arithmetic that matters is this: a one-bedroom generating AED 88,000 of rent with a AED 12,000 service charge nets about 6.4% against a gross above 8%. That single line is why the service-charge statement, not the asking price, decides whether a unit here is a good buy. This building's approved rate is not published by the sources we checked — Dubai apartment buildings run anywhere from AED 10 to 30 per sq ft depending on the amenity load, so ask for two years of statements.

Location and connectivity

Al Jaddaf sits on the south bank of Dubai Creek, between Dubai Healthcare City and the water. It has its own Green Line metro station, Downtown Dubai is about ten minutes by road and Dubai International Airport about twelve — a combination that very few districts at this price band can offer.

The part investors tend to underrate is Dubai Healthcare City next door. A hospital and clinic cluster supplies salaried professional tenants who sign long leases and renew, which is why vacancy in Al Jaddaf runs lower than its price band would suggest. Add the creek frontage, Dubai Festival City across the water and Business Bay a short run up the canal, and the address does more work than the building does.

For another central creek-adjacent building we cover, see Park Gate Residences at Al Kifaf.

Amenities and specifications

One-, two- and three-bedroom apartments over 16 floors, with retail at ground level and shared amenities including an outdoor swimming pool and a gymnasium, plus the usual security and recreation provision. It is a mid-market building rather than a luxury one, and it is priced accordingly.

At seven years old the questions are a used building's questions: the age and condition of the air-conditioning plant, the state of the lifts, the condition of the common areas and the pool, and how the ground-floor retail units are apportioned in the service-charge budget. All four are answerable from documents and a viewing, and all four move the price more than the finish inside any single apartment.

About the developer

Most sources credit Al Waleed Real Estate LLC; one credits 007 Properties as the developer of the tower. Two names against one building usually means a development company and a project company, and the DLD record settles it — worth doing, though it matters far less here than it would on an off-plan purchase.

This is a finished, occupied building. The developer handed over to an owners' association years ago, and what you are buying into now is that association's competence: how well the building is maintained, whether the reserve fund is funded, whether the service charge is realistic. Judge it on the statements and the state of the common areas, not on the name on the original brochure.

For Indian buyers

Al Jaddaf is a freehold district, so an Indian citizen can own here outright with a DLD title deed, in their own name. Dubai charges no annual property tax; the recurring cost is the service charge.

At about AED 675,000 — roughly USD 184,000 — an entry unit fits comfortably inside one person's USD 250,000 Liberalised Remittance Scheme allowance for a financial year, with room for the 4% DLD fee and the commission. A unit at the building's average sale price of AED 1,722,708, about USD 469,000, would need two people's allowances or two financial years. Your bank will want the sale agreement and the DLD trustee details, and TCS applies on the remittance above the current threshold.

On residency, the entry price buys none — the Golden Visa property route needs AED 2 M and only the largest apartments here could approach it. On tax at home, rent from Dubai is taxable in India for a resident at slab rates as income from house property with the standard 30% deduction, and the property must be reported in Schedule FA of your return. The UAE takes nothing, so the Indian liability is the whole liability. On a unit netting 6.4% before Indian tax, that matters to the real return.

Pros

• Ready, occupied and title-deeded, with a mortgage available and seven years of rent history to check
• Green Line metro in the district, Downtown about 10 minutes and the airport about 12
• Dubai Healthcare City next door gives a steady, professional tenant base and low vacancy
• Entry asks near AED 675,000 are low for an address this central
• Rents run to AED 160,000, so the larger units support a real income
• Ground-floor retail means shops downstairs for tenants
• Al Jaddaf gross yields of 6 to 8% are solid for a creek-side, metro-served district

Cons

• The published 388 to 1,744 sq ft range does not match a building described as one- to three-bedroom
• Recorded sales average AED 1,722,708 against a AED 675,000 entry ask — the figures describe different units
• Two developer names appear against the same building
• A 2019 building is at the age where major maintenance starts, and no service charge is published for it
• Al Jaddaf's gross yield is quoted anywhere from 5.66% to 8% depending on source and layout
• The entry price is far below the AED 2 M Golden Visa threshold
• No developer warranty remains on a seven-year-old building

Who this is for

• Yield investors who want a metro-served, central address at a low entry price
• Buyers who prefer years of rent and transaction history to an off-plan promise
• Landlords who want tenants from a hospital district rather than a single free zone
• Indian buyers making a first Dubai purchase inside one LRS allowance

Who should look elsewhere

• Anyone buying property to qualify for a Golden Visa
• Buyers who want a new building with a developer warranty still running
• Investors who will not read the service-charge statements or check the reserve fund
• Anyone treating the AED 675,000 entry ask as representative of what the building costs

Our verdict

The location is doing most of the work here, and it is a good location: a Green Line station, ten minutes to Downtown, twelve to the airport, and a hospital district next door supplying salaried tenants who renew. At an entry ask near AED 675,000 that is a lot of address for the money, and it is why this building lets more reliably than its price band suggests.

Two cautions. The published numbers do not hang together — an entry ask of AED 675,000 against an average recorded sale of AED 1,722,708, and a size range starting at 388 sq ft in a one- to three-bedroom building. That is portal data lumping layouts together rather than anything sinister, but it means you cannot budget from a headline: get the DLD transaction record and a title-deed area and price from those. And take the age seriously. A 2019 building with no published service charge is at exactly the point where chillers, lifts and pool plant start costing money, so read two years of statements and the reserve-fund position before you offer.

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 does an apartment at Al Waleed Garden cost?

Asking prices in the building start near AED 675,000 (about Rs 1.74 crore), while recorded sales have averaged about AED 1,722,708 (about Rs 4.44 crore). Those two numbers describe very different apartments — the entry ask is the smallest unit on the market, the average is what the building as a whole has traded at. Ask your broker for the DLD transaction record and match a price to a title-deed area.

Is the building ready?

Yes. It was completed in the third quarter of 2019 and has been occupied since. Any purchase is a resale against a title deed, with a UAE mortgage available — non-residents are usually financed at 50 to 60% of value.

How big are the apartments?

Published areas across the building run from about 388 to 1,744 sq ft. That bottom figure is smaller than a one-bedroom usually is, and the sources describe the building as one-, two- and three-bedroom, so treat the range with care and work from the title deed of the specific apartment.

What rent and yield can I expect?

Rents in the building run about AED 70,000 to 160,000 a year, averaging near AED 90,559. Across Al Jaddaf, gross yields are quoted at 6 to 8%, with studios at the top of the band and one source putting the district average closer to 5.66%. On a one-bed at AED 88,000 rent with a AED 12,000 service charge, the net comes to about 6.4%.

What are the service charges?

This building's approved rate is not published by the sources we checked. Dubai apartment buildings run from about AED 10 to 30 per sq ft a year depending on the amenity load, with a mid-range Al Jaddaf building usually in the middle. Ask the seller for two years of RERA-approved statements and the owners' association's reserve position — on a 2019 building that reserve matters.

How good is the location?

Genuinely good for the price. Al Jaddaf sits on the south bank of Dubai Creek with its own Green Line metro station, Downtown Dubai about 10 minutes away and Dubai International Airport about 12. Dubai Healthcare City is next door and supplies a reliable base of medical professionals as tenants, which keeps vacancy lower than the price band would suggest.

Can an Indian citizen buy here, and does it give a Golden Visa?

Al Jaddaf is a freehold district, so yes to the first — any nationality can own outright with a DLD title deed. No to the second at the entry price: AED 675,000 is far below the AED 2 M Golden Visa threshold, and only the largest apartments in the building could approach it.

Who built it?

Most sources credit Al Waleed Real Estate LLC, with one crediting 007 Properties. On a finished, occupied building this matters much less than it would off-plan — what you are actually buying into is the owners' association's management and the building's maintenance record.

What should I inspect before offering?

The age and condition of the AC plant, the lifts, the common areas and the pool; the last two years of approved service-charge statements; the reserve fund; and how the ground-floor retail is apportioned in the budget. A 2019 building is at the age where the first big maintenance bills arrive, and who pays for them is decided by the association.

How do I remit the money from India?

Through the Liberalised Remittance Scheme: USD 250,000 per person per financial year. At about AED 675,000 — roughly USD 184,000 — an entry unit fits comfortably inside one allowance with room for the fees. A unit at the building's average sale price of AED 1,722,708 would need two people's allowances or two financial years.

If you want the DLD transaction record for the building, the title-deed areas of what is available and two years of service-charge statements, talk to Realty Hunting and we will get them.