Eden Garden Dubai Sports City

Eden Garden is a Lokhandwala Builders International tower in Dubai Sports City that was announced in 2005 as a Dh210 million project of 318 fully furnished homes, with completion anticipated in early 2008. Twenty-one years later, no source we could read confirms that it was ever handed over.

That is the page in one line, and everything else follows from it. Studios of roughly 400 to 500 sq ft ask from about AED 500,000 (about Rs 1.29 crore), units across the building sold at an average near AED 594,959 over the past twelve months, and a live sale listing today still carries the headline "Hand Over Soon". Every UAE project we track sits in the Dubai section.

At a glance

The timeline, as the record shows it

Most pages about a Dubai project describe what it will be. This one has to describe what happened, because the dates are the asset's most important characteristic.

Those positions cannot all be true at once, and no public figure newer than 75.11% exists. What that means for a buyer is set out under "How to check" below - it is one question, and it settles everything.

Price and unit pricing

Against the district, that is cheap: new Sports City towers start studios nearer AED 610,000 to AED 700,000, and the area's older resale stock starts around AED 350,000. Eden Garden sits between the two. The discount is not mysterious - it is the project's history, priced in. The question is whether it is priced in far enough, and that depends on the one check below.

How to check what you are actually buying

Ask one question about the specific apartment: is there a title deed, or an Oqood registration?

A title deed means the building was completed, registered and signed off, and you are buying a finished home - in which case a sub-AED 500,000 studio in a working district is a fair value proposition. An Oqood registration means the unit is still an off-plan sale inside a project that has been running since 2005, and you would be joining a queue that has not moved publicly in eight years. Verify the answer yourself on the Dubai REST app, which carries the project's registered status and completion percentage, rather than accepting it from a listing or a broker. Also ask whether a Building Completion Certificate has been issued for the tower.

Payment plan and total cost

Historic marketing for this building offered a move-in at 20% with the balance over five years, and a separate 1% a month option. Both belong to an old sales cycle. If anything like that is quoted to you today, get it in writing along with the name of the party standing behind it and what happens if the building is not delivered. Our note on Dubai payment plans explains what a normal structure looks like.

If you are buying a completed unit from an owner, the cost stack is the ordinary resale one, and our guide to the cost of buying property in Dubai covers it in full.

Service charges in Dubai Sports City run about AED 13 to 20 per sq ft a year, roughly AED 6,000 to 9,000 on a 450 sq ft studio. On a building with this record, also ask for the owners' association budget and the arrears position - a tower that has struggled to complete can carry unbudgeted common-area work into its first service-charge cycles.

Location and connectivity

The district is the good news. Dubai Sports City opened in 2004, covers about 50 million sq ft along Sheikh Mohammed Bin Zayed Road (E311), and unlike the tower, it got built: Dubai International Stadium, the ICC Academy, the Els Club championship golf course and the Victory Heights villa community are all standing and in use. Al Khail Road (E44) is the second route out, Dubai International Airport is roughly 30 minutes away and Al Maktoum International about 25.

There is no metro station in the district, so this is a car-dependent address. For newer stock in the same community, see Condor Golf Links 18, Aurel1a Residence and Binghatti Haven.

Amenities and specifications

The launch described 318 fully furnished apartments over 25 floors with the amenity set of its era - pool, gym, covered parking and retail below. One project profile counts 26 residential floors on a four-storey car park; another counts 30 storeys and 394 units. We cannot reconcile those from the sources available, and we are not going to average them into a figure nobody published.

The live listings are more consistent on sizes: studios about 400 to 500 sq ft, one-bedroom homes 640 to 800 sq ft, two-bedroom 1,000 to 1,300 sq ft. On a building of this age and history the specification that counts is physical: what is fitted, what is finished, whether the common areas are signed off. Go and look. Final as per the sale agreement.

About the developer

Lokhandwala Builders International is the UAE arm of the Indian developer best known for large residential estates in Mumbai. Eden Garden was its Dubai statement project, announced in 2005 for what was then a brand-new Sports City.

What followed is the public record rather than an opinion: ground works in 2008, the roof in December 2015, 75.11% complete on the DLD's books in May 2018, and no confirmed handover since. We could find no other delivered Dubai project under this name to weigh against it. That is not a verdict on the company's work in India; it is a statement about what can be checked for this building, and it is the reason every recommendation on this page is conditional on your own verification.

For Indian buyers

Dubai Sports City is freehold, so an Indian citizen can own here outright with a title deed from the Dubai Land Department, and the UAE charges no annual property tax. Under the Liberalised Remittance Scheme each resident Indian may remit USD 250,000 a financial year; the whole purchase here comes to about USD 136,000, comfortably inside one allowance.

The LRS point cuts both ways on this particular building. Money remitted into an unfinished off-plan project is money committed abroad under a scheme that expects a completed asset at the end of it, and recovering it from a stalled development is slow and expensive from India. That is the practical reason the title deed question matters more here than the price does. Rental income, if the unit can be let, is taxable in India in your hands with the standard 30% deduction on the annual value. The Golden Visa threshold of AED 2 million is well out of reach at this ticket size.

Pros

• The structure exists and has done since 2015 - this is not a plan on paper
• Units do trade, at an average near AED 594,959 over twelve months, so there is a live market and real comparables
• Priced below new Sports City stock, which starts nearer AED 610,000 to AED 700,000
• The district around it is finished and working, and studios there let at about 8 to 9% gross
• Freehold for all nationalities, and the whole ticket fits inside one LRS allowance

Cons

• No source confirms the building was ever handed over - twenty-one years after launch, eight years after its estimated date
• The last public completion figure is 75.11%, from May 2018
• The sources disagree on the building itself: 25 floors and 318 units, 26 floors over a car park, or 30 storeys and 394 units
• A live listing still reads "Hand Over Soon"
• An Oqood registration here means joining a queue that has not visibly moved in eight years
• Aged buildings with unclear completion status can carry service-charge arrears and unbudgeted common-area work

Who this is for

Buyers who will visit the building, inspect the apartment and confirm its title deed before committing anything; value investors pricing the project's history into their offer; and anyone with a broker or lawyer willing to pull the DLD's current status and put the answer in writing.

Who should look elsewhere

Anyone buying off-plan or sight unseen in this project, anyone who needs certainty on when they can move in or let, and anyone who wants a clean delivery record behind the building they own.

Our verdict

We publish this page because the search exists and the honest answer is not on the first page of it. Eden Garden was launched in 2005, due in early 2008, roofed in December 2015 and recorded 75.11% complete in May 2018 - and after that the public record goes quiet while listings keep promising handover soon. Units do change hands, so something is being bought. Whether that something is a title deed in a finished tower or a contract in a project two decades behind schedule is the only question that matters, and no source we could read answers it. So the advice is narrow: do not price this against newer Sports City towers. Visit the building, read the project's current status on the Dubai REST app, and ask whether the unit carries a title deed. If it does, and the apartment survives an inspection, a sub-AED 500,000 studio in a working district is fair value. If it does not, walk away.

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

Is Eden Garden finished?

No source we could read confirms it. Launched in 2005 with completion anticipated in early 2008, it reached its roof in December 2015 and was recorded by the Dubai Land Department at 75.11% complete in May 2018 against a June 2018 estimate. One portal files it as under development, another describes a completed building, and a live listing is headed "Hand Over Soon". Check the current status on the Dubai REST app first.

What does an apartment here cost?

Studios of about 400 to 500 sq ft ask from around AED 500,000, about Rs 1.29 crore. One-bedroom homes of 640 to 800 sq ft list between AED 630,000 and AED 870,000. Across the building, sales over the past twelve months averaged about AED 594,959.

How do I tell whether the unit I am offered is finished?

Ask whether there is a title deed for that unit or an Oqood registration. A title deed means the building was completed and registered. An Oqood registration means it is still an off-plan sale in a project running since 2005. Verify it on the Dubai REST app, not from a listing.

How big is the building?

The sources disagree. The launch announcement described 25 floors and 318 fully furnished apartments; one profile counts 26 residential floors over a four-storey car park; another counts 30 storeys and 394 units. All three are printed here, because on a project with this record the discrepancy is itself information.

What would it cost on top of the price?

On a completed resale, the DLD transfer fee is 4% - AED 20,000 on a AED 500,000 studio - plus about AED 4,200 in trustee fees with VAT and about AED 500 for the title deed and map, so roughly AED 524,700 all in, about Rs 1.35 crore. With a broker it is about AED 535,200. There is no VAT on a residential sale and no annual property tax.

What are the service charges at Eden Garden Dubai Sports City?

Sports City apartments run about AED 13 to 20 per sq ft a year, roughly AED 6,000 to 9,000 on a 450 sq ft studio. Ask also for the owners' association budget, the arrears position and whether a Building Completion Certificate has been issued.

What rental yield does the area support?

Sports City studios let at about 8 to 9% gross, nearer 6.5 to 7.5% net after service charges, management and maintenance. Those are district figures; what this building achieves depends on its condition and whether it can be let at all.

Does a unit here qualify for the Golden Visa?

Not on its own. The ten-year visa needs AED 2 million of property and a studio here is a quarter of that. Units held in one name can be added together.

Can an Indian citizen buy at Eden Garden Dubai Sports City?

Yes, Sports City is freehold for all nationalities. Under the Liberalised Remittance Scheme each resident Indian may remit USD 250,000 a financial year, and the whole purchase is about USD 136,000. Rent is taxable in India with the standard 30% deduction.

Talk to Realty Hunting if you want this building's current DLD status pulled and the title position on a specific unit confirmed before you make an offer.

Compare with other Dubai projects

Also in Dubai Sports City: Vista by Prestige One (from AED 440,000, ready), Condor Golf Links 18 (from AED 610,000, handover 2026), Community Sports Arena (from AED 650,000, handover 2027) and AUREL1A Residence (from AED 674 K, handover 2027).

A similar budget elsewhere in Dubai: Weybridge Gardens (from AED 500,000, off-plan), Weybridge Gardens 2 (from AED 500,000, handover 2026) and Azizi Star (from AED 499,000, ready).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.