Aqua O Ten Al Quoz Dubai

O Ten by Aqua Properties is a finished, furnished apartment building of studios, 1 and 2 BHK flats in Dubai Healthcare City Phase 2, Al Jaddaf, about 4 km from Dubai International Airport. PropertyPistol lists it from AED 766,890, about Rs 1.97 crore at Rs 25.75 per dirham, for a studio of about 385 sq ft. Construction ran from September 2021 to November 2022 and the building is occupied.

Two things need correcting before you price it. First, PropertyPistol files the project under Al Quoz, and Square Yards under Al Quoz 1; the building is in Healthcare City Phase 2 on the Al Jaddaf side of the Creek, a different district with different prices. Second, Square Yards still prints a starting price of AED 429,000, which looks like the 2021 launch figure. This page uses the PropertyPistol price, checks it against the district average, and works the total cost of the studio.

At a glance

Price and unit pricing

The benchmark is the district. propsearch puts Healthcare City Phase 2 apartments at about AED 1,554 per sq ft on average, and 2026 area guides put Al Jaddaf as a whole at AED 1,200 to 1,900, with the Creek-side stock at the top. At about AED 1,990 per sq ft the listed studio is roughly 28% above the district average. Some of that is normal: small units always price higher per foot, and this one comes furnished in a finished building. Some of it is simply a full asking price, and a buyer with three rental comparables in hand has room to negotiate.

Note that Square Yards' size range starts at 548 sq ft, while PropertyPistol's studio is 385 sq ft. Neither states whether the figure is net or saleable. Ask for the area on the title deed, which is the only number that matters at resale.

Payment and total cost

Aqua's launch plan was 25% down and 75% on handover. On a completed building that plan is gone: you pay in full or with a UAE mortgage, which non-resident Indian buyers can usually get at 50 to 60% of value.

The service charge is not printed by any source we checked. Furnished buildings with a pool and gym in this part of Dubai typically fall in the AED 15 to 20 per sq ft band, which on 385 sq ft is about AED 6,000 to 8,000 a year; treat that as an estimate and ask for the actual statement.

Location and connectivity

Healthcare City Phase 2 is the residential extension of Dubai Healthcare City on the Al Jaddaf side of the Creek, between Oud Metha and Dubai Festival City. Its tenants are the doctors, nurses and administrators of the hospital district, plus airport and airline staff who want to be four kilometres from the terminals. The Green Line's Creek station serves Al Jaddaf, and the Creek waterfront with the Jameel Arts Centre is a short walk or drive.

• Dubai International Airport: about 4 km
• Healthcare City hospitals: the district itself
• Dubai Festival City Mall: across the Creek, a few minutes by car
• Downtown Dubai and Business Bay: about 10 minutes off peak
• Bur Dubai and Oud Metha: next door

What it is like: a working district that has filled in with mid-rise apartment buildings since 2018, quieter than Business Bay and cheaper, with an older-city feel rather than a resort one. New supply from Azizi and others continues to arrive in Al Jaddaf, which keeps rents competitive.

Amenities and specifications

Every apartment is delivered furnished with a fitted kitchen and white goods. The building has a gym, an infinity pool with a wooden deck, landscaped walkways and water features. That is the standard package for a furnished mid-rise in this segment; there is no padel court, cinema or branded spa, and nobody should pay for one. Parking allocation is not itemised; ask.

About the developer

Aqua Properties began as a Dubai brokerage in 2005 and started developing in 2010. Its delivered buildings are Mysk, J5, J8 and O Ten, and the firm quotes over 6,000 units handled across brokerage and development. Its live projects are The Central Downtown, a four-tower scheme in Arjan due Q4 2026, and Community Sports Arena in Dubai Sports City due Q4 2027. It is a mid-sized private developer with a short list of completed buildings; the relevant fact for this page is that O Ten was promised for end 2022 and finished in November 2022.

For Indian buyers

Ownership. Healthcare City Phase 2 and Al Jaddaf are freehold to all nationalities. You receive the DLD title deed at transfer.

Remitting. The all-in cost of about AED 818,000 is roughly USD 223,000, inside the USD 250,000 per person per financial year LRS limit, so one remitter can fund it in one year. Tax collected at source applies above the annual threshold and is creditable in your Indian return.

Golden Visa. Not from one studio; the AED 2 million property threshold needs three units here or a larger purchase elsewhere.

Yield and tax. Al Jaddaf studios return 7.5 to 8.5% gross on 2026 guides. On the listed price that needs rent of about AED 58,000 to 65,000; the district's all-unit average is AED 83,400, so a 385 sq ft studio will sit below that. Check the RERA rental index for the building before you rely on the higher figure. There is no UAE tax on the rent; in India it is income from house property with the 30% standard deduction, and the asset goes in Schedule FA.

Exit. Studios in furnished buildings resell to the same investor pool that buys them, so liquidity is reasonable but the price is capped by the district average. Plan a four to five year hold.

Pros

• Ready, furnished, on time: finished November 2022 as promised
• 7.5 to 8.5% gross for Al Jaddaf studios on 2026 guides
• Airport and hospital tenant base four kilometres from DXB
• Fits one LRS limit at about USD 223,000 all in
• Metro and Creek waterfront in the district

Cons

• About 28% above the district average per sq ft at the listed price
• Wrong district label on PropertyPistol (Al Quoz)
• Stale AED 429,000 price still circulating
• 385 sq ft limits the tenant pool to singles
• Service charge unpublished

Who this is for

• Investors who want a ready furnished studio with an airport and hospital tenant base
• Buyers near Rs 2 crore who prefer a completed building to an off-plan promise
• Anyone who will negotiate from rental comparables rather than accept the asking price

Who should look elsewhere

• Buyers who need a Golden Visa from one purchase
• Anyone who wants a new building with a payment plan; compare Serene Gardens 2 in Al Furjan or Bond Enclave in Arjan
• End users; this is a rental product

Our verdict

A sound, unexciting yield buy at a full price. Everything that can be checked checks out: the building exists, it was delivered on time, the district rents well. The one thing to fight over is the AED 1,990 per sq ft, which is well above the AED 1,554 district average. Get the rental comparables, confirm the district and the service charge, and buy only if the yield holds above 7.5%. See all Dubai projects we track and our full project list for alternatives.

FAQs

What is the price of Aqua O Ten?

PropertyPistol lists it from AED 766,890, about Rs 1.97 crore at Rs 25.75 per dirham, for a 385 sq ft studio. That is about AED 1,990 per sq ft. Square Yards prints a starting price of AED 429,000, which looks like the 2021 launch figure and is not what ready units ask today. Get the unit-by-unit price list.

Where exactly is O Ten? PropertyPistol says Al Quoz.

The building is in Dubai Healthcare City Phase 2, Al Jaddaf, about 4 km from Dubai International Airport, per the developer and propsearch. PropertyPistol files it under Al Quoz, and Square Yards under Al Quoz 1, which is a different district on the other side of Sheikh Zayed Road. Price it against Al Jaddaf, not Al Quoz.

Is O Ten ready to move in?

Yes. Construction ran from September 2021 to November 2022 and the building is delivered. Apartments are furnished with kitchens and white goods.

What is the payment plan?

There is no construction plan on a finished building. Aqua's launch offer was 25% down and 75% on handover. Today you pay cash or take a UAE mortgage, plus the 4% DLD fee, about AED 4,600 in registration and trustee fees and a 2% broker fee on a resale.

What rental yield can I expect?

Al Jaddaf apartments return 6 to 8% gross on 2026 guides, with studios at 7.5 to 8.5%. Healthcare City Phase 2 rents average about AED 83,400 a year across all unit types; a 385 sq ft furnished studio will rent for less than that average. Work on AED 50,000 to 60,000 and check the RERA rental index for the exact unit.

Does it qualify for the UAE Golden Visa?

Not on one studio. The property route needs AED 2 million of property value; you would need to combine three units here, or buy a larger unit elsewhere.

Can an Indian citizen own in Dubai Healthcare City Phase 2?

Yes. Al Jaddaf and Healthcare City Phase 2 are freehold to all nationalities and the DLD issues the title deed in your name. Remit under the RBI's LRS at USD 250,000 per person per financial year; the all-in cost of about AED 818,000 is roughly USD 223,000, inside one person's limit.

What has Aqua Properties delivered?

Mysk, J5, J8 and O Ten are its completed buildings. It was founded in 2005 as a brokerage and has developed since 2010. Its current projects are The Central Downtown in Arjan (Q4 2026) and Community Sports Arena in Dubai Sports City (Q4 2027).

Ask Realty Hunting for the current listings in O Ten with their DLD areas and the last three rental contracts in the building; we will tell you what the yield really is before you make an offer.