Lua Residences Mohammed Bin Rashid City Dubai

Lua Residences is a gated cluster of 42 villas in District 11 of Mohammed Bin Rashid Al Maktoum City (MBR City), Dubai, by Swank Development, with 4, 5 and 6 bedroom homes around a crystal lagoon. The source listing shows it from AED 7.3 M, about Rs 18.80 crore at Rs 25.75 per dirham, with handover in January 2026. The developer's own starting figure is AED 7,327,896, which rounds to the same number.

The handover date is behind us on paper. Sources gave Q2 2026, with some saying January to March 2026, and the source listing January 2026. The most recent report we found, from June 2026, says Lua is "advancing to its final stage before handover", which means it was not handed over by mid-2026. As of September 2026 no source confirms delivery, so this page treats it as under construction in its final phase, and the first question for the developer is the completion certificate.

At a glance

Price and unit pricing

The size ranges disagree: one source starts the 4 bedroom at 3,330 sq ft and another at 4,424 sq ft, and a 1,100 sq ft difference moves the rate from about AED 2,190 to 1,650 per sq ft. Ask for the floor plan with the built-up and plot areas on it before you accept either. For context, District One a few minutes west trades at AED 2,500 to 4,500 per sq ft and Nineteen Riviera Lagoon next door is about AED 1,350 on much larger villas. Lua sits between them, which is where a 42-villa cluster from a young developer should sit.

Because the project is at or near completion, ask whether the AED 7.3 million is a developer price for a remaining unit or a resale from an early buyer; early buyers at Lua will have bought at 2023 to 2024 prices and may undercut the developer.

Payment plan and total cost

The plan is 50/50 with 15 per cent down: 15 per cent on booking, 35 per cent during construction and 50 per cent on handover. Worked on the listed price:

If the villa is complete when you buy, the construction instalments collapse into a single payment and the deal is effectively 50 per cent now, 50 per cent at transfer, unless the developer offers post-handover terms on remaining stock. Service charges for a gated lagoon cluster are set by the DLD-approved budget and are not published; on a 4,500 sq ft villa with a shared lagoon, gym and security, expect a five-figure dirham sum a year. Final plan and fees as per the SPA.

Location and connectivity

District 11 is on the eastern side of MBR City towards Nad Al Sheba, off Al Ain Road and Sheikh Mohammed Bin Zayed Road. Downtown Dubai is about 15 minutes' drive, DIFC 15 to 20 minutes, Dubai International Airport 15 to 20 minutes and Dubai Marina 30 to 35 minutes. No metro serves the district. Meydan Racecourse, the Nad Al Sheba cycling track and Nad Al Sheba Gardens are close.

District 11 is a cluster of villa projects under construction at once: Lua, Swank Villas, Selora and Nineteen Riviera Lagoon among them. Roads and landscaping between them are still being finished, so expect construction traffic into 2027.

Amenities and specifications

Quoted: a swimmable crystal lagoon, gym, green areas, jogging and cycling tracks, children's play areas and 24-hour security inside a gated cluster. Swank's background is in construction, design and furniture, and it markets its villas on interior finish; ask whether kitchens and wardrobes are included and to what specification. Garage capacity is not published. Final specification as per the SPA.

About the developer

Swank Development is a Dubai-based developer with Portuguese roots and a background in construction, design and furniture. Its projects are all in MBR City: Lua Residences (42 villas), Swank Villas (4 and 5 bedroom, delivery quoted January 2027) and Selora Residences (30 villas from AED 9.1 million, ground broken in 2026). We found no completed Swank project in the sources checked; Lua will be its first handover. That makes the DLD escrow record and the completion certificate the two documents that matter.

For overseas buyers

Buying from abroad. On the AED 7.30 million entry price the 4% Dubai Land Department transfer fee is about AED 292,000 (USD 79,500), and registration, trustee and agency charges take the all-in cost to roughly 6% to 7% over the price. Most overseas buyers pay through the developer's plan rather than a UAE mortgage. The ownership rules, fees and non-resident lending for every passport are in our Dubai buying guide; the notes below work the numbers for an Indian buyer.

Ownership. MBR City is freehold; a foreign national holds the title deed outright.

Remittance. At about AED 7.6 million all-in, this is roughly eight years of one person's USD 250,000 per financial year LRS limit (about AED 918,000), or four years for a couple. It is not a realistic LRS purchase on a 50/50 plan that is nearly complete. Buyers are non-resident Indians with overseas income or families with funds already abroad. Take Indian tax advice on source of funds and Schedule FA disclosure.

Golden Visa. Every villa is more than three times the AED 2 million threshold; the 10-year visa follows the deed.

Yield and tax. No property or rental income tax in Dubai. Four and five bedroom villas near Meydan let to families and executives; plan on 3 to 4 per cent gross, less after service charges. Town-side villa communities like Town Square return more on smaller tickets; MBR City villas are bought for location and capital value. Rent is taxable in India for a tax resident after the 30 per cent standard deduction.

Exit. A 42-villa cluster is small enough to avoid a flood of sellers at handover. The buyer pool for AED 7 to 9 million villas near Downtown is reasonable, and a completed villa with a lagoon view will resell better than a plan.

Pros

• 42 villas in a gated lagoon cluster 15 minutes from Downtown
• Priced between Nineteen Riviera Lagoon and District One on rate per sq ft
• 50 per cent of the price due at handover, and handover is near
• Golden Visa automatic at this price
• Developer with a construction and interiors background

Cons

• Handover was due Q2 2026 and is not confirmed as of September 2026
• Lua will be the developer's first completed project
• Size ranges disagree by over 1,000 sq ft on the 4 BHK
• 5 and 6 BHK prices not published; no DLD project number found
• Not a realistic LRS purchase; yield of 3 to 4 per cent at best

Who this is for

• Non-resident Indian families who want a 4 or 5 BHK villa near Downtown under AED 10 million
• Buyers who prefer a small gated cluster to a master-planned community
• Golden Visa seekers who want a home rather than a rental

Who should look elsewhere

• Buyers funding from India under LRS
• Anyone who wants a developer with a completed project to walk through
• Yield investors

Our verdict

Lua is a sensible mid-point in District 11: smaller and cheaper than Nineteen Riviera Lagoon, far cheaper per sq ft than District One, and close enough to handover that you should be able to see the finished villa before paying the second half. Insist on that. Confirm the completion status, the built-up area on the floor plan and the DLD escrow record, then compare with Nineteen Riviera Lagoon next door and District One Mansions on our Dubai section. All projects are listed here.

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 of Lua Residences?

The source listing shows it from AED 7.3 M, about Rs 18.80 crore; the developer's figure is AED 7,327,896 for a 4 bedroom. 5 and 6 bedroom prices are not published.

What is the payment plan?

50/50 with 15 per cent down: 15 per cent on booking, 35 per cent during construction, 50 per cent on handover. Add the 4 per cent DLD fee of about AED 292,000. Final as per the SPA.

When is handover?

Q2 2026 on most sources and January 2026 on the source listing. A June 2026 report described the project as in its final stage before handover; no source confirms delivery as of September 2026. Ask for the completion certificate.

Is Lua registered with the DLD?

It is sold off-plan in Dubai and must be DLD-registered with an escrow account. No source prints the project number; verify on the Dubai REST app.

Does it qualify for the Golden Visa?

Yes. Every villa is well above the AED 2 million threshold.

What are the sizes?

About 3,330 to 7,130 sq ft overall; 4 bedrooms about 4,424 to 4,660 sq ft and 5 bedrooms about 5,650 to 8,094 sq ft on one source. The sources disagree, so get the floor plan.

What rental yield can I expect?

About 3 to 4 per cent gross for a 4 or 5 bedroom villa near Meydan, less after service charges.

Can a foreign national buy, and how do Indian buyers fund it?

Not realistically. LRS (the Reserve Bank of India's Liberalised Remittance Scheme) allows USD 250,000 per person per year, about AED 918,000, against a total near AED 7.6 million. Buyers of any other nationality can own on the same terms: Dubai's designated freehold areas are open to all nationalities, there is no residency requirement and no local partner, and the Land Department issues the title deed in your own name.

What has Swank Development delivered?

No completed project was found in the sources checked. Lua will be its first handover; Swank Villas (January 2027) and Selora Residences are its other MBR City projects.

Talk to Realty Hunting for the completion status, the floor plans with areas and a site visit to Lua Residences.

Compare with other Dubai projects

Also in Mohammed Bin Rashid City: Senses At The Fields (from AED 3,397,777, ready), Ellington Sanctuary (from AED 12.9 M, off-plan), Nineteen Riviera Lagoon (from AED 24.5 M, handover 2027) and District One Mansions (from AED 34.5 M, ready). See every Dubai South project with prices and handover dates.

A similar budget elsewhere in Dubai: Gems Estates (from AED 7,250,000, handover 2026), Terra Golf Collection (from AED 7.2 M, handover 2027) and Montura 3 (from AED 7,070,000, handover 2029).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.