Lootah Shamal Waves Jumeirah Village Circle Dubai

Lootah Shamal Waves is a finished, occupied low-rise in JVC District 14 — built by Lootah Real Estate Development, started in Q2 2016 and completed in 2018. It is studios, 1 BHK and loft apartments, with the lowest quoted entry at AED 385,000 (about Rs 0.99 crore) and a DLD-recorded average sale price of AED 648,529.

This is a different purchase from the towers going up around it: no construction risk, no handover date to chase, rent from the month you take the keys, and an older specification. The sources disagree on its size — 135 units on the building records, 67 on one agency page — and on price, where asks average AED 740,120 against that AED 648,529 achieved. This page prints the gap rather than picking a side.

At a glance

Price and unit pricing

The last line is the important one. Sellers ask AED 740,120 on average and the Land Department's transaction record shows AED 648,529 changing hands — a 14% gap, which is the negotiating room a ready building gives you and an off-plan launch does not. Prices here are reported down 13% over six months, so work from the achieved figure.

A studio asked at about AED 481,000 over roughly 525 sq ft works out near AED 916 per sq ft. That is where market guides place JVC stock from the 2014 to 2018 delivery period, at AED 900 to AED 1,050, and about a third below the community's AED 1,337 average, which new towers pull up. You are buying an eight-year-old building at eight-year-old-building money.

What it costs to buy, and the yield

There is no developer payment plan — the building is finished, so this is a resale. The cost stack is the agreed price, the 4% DLD transfer fee, the DLD registration trustee fee, the agency commission (typically 2%) and, if you are financing, a UAE mortgage with its own valuation and arrangement costs.

Against the building's average rent of AED 58,637 a year, a purchase at the achieved average returns about 9.0% gross — above JVC's community-wide 7.43% in Q2 2026, because the entry price is low and the building is old. Take off a JVC service charge of AED 10 to AED 22 per sq ft a year, roughly AED 5,000 to AED 11,000 on a studio, and 7% to 8% net is realistic. Rents here are down 13% over twelve months, so do not model the top of that range.

Location and connectivity

District 14 is in the eastern half of JVC, close to the Al Khail Road (E44) side, with Sheikh Mohammed bin Zayed Road (E311) and Hessa Street (D61) completing the road access. Circle Mall is inside the community, Mall of the Emirates is a 10 to 15 minute drive, and Dubai Marina, Internet City and Downtown Dubai are each about 20 minutes.

JVC has no Dubai Metro station. The nearest Red Line station is Mall of the Emirates, about 15 minutes away with the J01 feeder bus, and published plans put a JVC station on the Blue Line around 2029. A finished building here has one advantage worth naming: the streets around it are already built out, while newer plots deeper in the circle will be live sites for years. See how the community compares on all Dubai projects we track, or browse projects.

Amenities and specifications

The building has a lobby, a swimming pool, a gym with steam room and sauna, and covered parking. Apartments were delivered with fitted kitchens, built-in wardrobes and balconies, and the loft units carry open terraces. That is a 2018 mid-market specification, not a 2026 amenity deck — no padel courts, no co-working floor, no branded appliances, and the price reflects that. The advantage is that you inspect the actual unit rather than a brochure.

About the developer

Lootah Real Estate Development is the property arm of Lootah Holding, part of a group with more than 50 years in the UAE, developing since 2002. Its record is one of the longest in this set: more than 90 buildings and 1,500 homes delivered, concentrated in Dubai Investment Park and JVC.

The flagship is Ewan Residences in Dubai Investment Park, a community of 83 buildings. Other work includes Atmosphere Residence, Living Garden II and several phases of Shamal Residences, plus earlier projects in Dubai Silicon Oasis, International City and Al Warsan. It is a mid-market builder of practical layouts, and Shamal Waves is evidence of delivery rather than a promise of it. Compare Livel Residenza, whose developer has no completed Dubai building, or Luxor by Imtiaz, still finishing a few streets away.

For Indian buyers

JVC is designated freehold, so an Indian national can own here outright, with the title deed issued by the Dubai Land Department in their own name. No residency requirement, no local partner.

Funds leave India under the Reserve Bank of India's Liberalised Remittance Scheme, capped at USD 250,000 per person per financial year. At the achieved average of AED 648,529 — about USD 177,000 — one annual allowance covers the purchase and the transfer fee together, with no instalment tail to fund across several financial years.

Nothing here approaches the AED 2 million Golden Visa threshold, so this is a yield purchase, not a residency one. The UAE charges no annual property tax and no VAT on a residential sale; the rent is taxable in India for an Indian resident with no UAE tax to set against it. A completed JVC building is easier to sell on than an off-plan assignment, but it competes for tenants with everything handing over in the district now.

Pros

• Ready and occupied since 2018 — no construction risk, no handover date to chase, rent from day one
• About 9.0% gross yield at the DLD-recorded average sale of AED 648,529, against JVC's 7.43%
• A 14% gap between average ask and average achieved price, so there is real room to negotiate
• About AED 916 per sq ft on a studio, roughly a third below the community's AED 1,337 average
• Lootah has delivered more than 90 buildings and 1,500 homes across the UAE since 2002
• You can inspect the unit, the service charge and the rent before buying

Cons

• Prices in the building are reported down 13% over six months, and rents down 13% over twelve
• Sources disagree on basic facts — 135 units or 67, five storeys or two four-storey blocks
• The AED 385,000 entry figure looks stale; a studio currently asks nearer AED 481,000
• A 2018 specification: pool, gym, sauna and parking, none of the amenity decks new towers sell on
• Nothing here reaches the AED 2 million Golden Visa threshold

Who this is for

• Yield investors who want rent immediately rather than in 2027
• Indian buyers who want the whole purchase inside one LRS year with no instalment tail

Who should look elsewhere

• Buyers who want a new-build specification or an amenity deck
• Golden Visa buyers — nothing in this building comes close to AED 2 million

Our verdict

Shamal Waves is the unglamorous option in JVC and, on the numbers, the most defensible one for pure yield. A completed building bought near the Land Department's recorded average returns about 9% gross against a community average of 7.43%, and you can verify every input — the unit, the rent, the service charge, the neighbours — before you pay. That is the opposite of every off-plan page in this district.

What you give up is growth and specification. Prices and rents have both moved down 13% in the last reporting period, and a 2018 mid-market block is second choice for a tenant who can afford a new tower. Buy it for the cash flow, price it off the achieved average rather than the ask, and get the service charge and the tenancy contract in front of you before you make an 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 in Shamal Waves cost?

The lowest quoted entry is AED 385,000 (about Rs 0.99 crore), with a second page quoting from AED 620,000 and a studio currently asked near AED 481,000. The average ask across the building is AED 740,120 and the DLD-recorded average sale is AED 648,529 — that last figure is the one to negotiate from.

Is it ready to move in?

Yes. Construction started in Q2 2016 and the building was completed in 2018. Units come to market as resale, not off-plan.

Is there a payment plan?

No — a finished building is bought as a resale. You pay the agreed price, the 4% DLD transfer fee, the DLD registration trustee fee and the agency commission, and complete at the trustee office. Financing is a UAE mortgage, not a developer instalment plan.

What rent and yield does it produce?

Apartments average AED 58,637 a year and studios AED 51,226, with 1 BHK between AED 55,000 and AED 90,000. At the AED 648,529 achieved average that is about 9.0% gross, or 7% to 8% after a JVC service charge. Rents are down 13% over twelve months.

Who is Lootah?

Lootah Real Estate Development, the property arm of Lootah Holding, developing since 2002 within a group with over 50 years in the UAE. It reports more than 90 buildings and 1,500 homes delivered, including Ewan Residences in Dubai Investment Park.

Does it qualify for a Golden Visa, and can an Indian buyer purchase here?

JVC is freehold and any nationality can buy, with the title deed in your own name. Nothing in this building approaches the AED 2 million Golden Visa threshold. At about USD 177,000 the achieved average sits inside one LRS allowance of USD 250,000 per person per financial year.

What service charge applies?

Not published. JVC guides put service charges at AED 10 to AED 22 per sq ft a year, so a studio should budget AED 5,000 to AED 11,000. Ask the owners' association for the actual figure before you buy.

Talk to Realty Hunting for current resale availability and the recent transaction record.

Compare with other Dubai projects

Also in Jumeirah Village Circle: Aura by Grovy (from AED 415,000, ready), Pearl House 2 By Imtiaz (from AED 556,500, ready), Azizi Ruby (from AED 618,000, handover 2028) and Elitz 3 By Danube (from AED 649,000, handover 2026). See every Jumeirah Village Circle project with prices and handover dates.

A similar budget elsewhere in Dubai: DAMAC Fiora (from AED 393,000, ready), Azizi Plaza (from AED 400,000, ready) and Celestia by Damac (from AED 435,000, ready).

Read next: Apartments for Sale in JVC, Dubai: Prices and Yields · Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.