Q Gardens Aliya Jumeirah Village Circle Dubai

Q Gardens Aliya is a 278-unit tower of studios and 1 bedroom apartments in Jumeirah Village Circle (JVC), Dubai, by AYS Developers. The source listing shows it from AED 1.27 M, about Rs 3.27 crore at Rs 25.75 per dirham, with handover in March 2027. The building is a basement, ground floor, five podium levels and a 27-storey residential tower with a rooftop deck.

The starting price is the least settled fact about this project. Four figures are in print: AED 472,000 for a studio, AED 540,000 and AED 750,000 as project starting prices, and the source listing's AED 1.27 million. The developer's own 1 bedroom price of AED 951,500 for 811 sq ft sits between them. We list the listed figure per the rule for this section and set the others out below; the AED 1.27 million most likely buys a large 1 bedroom, not the entry studio.

At a glance

Price and unit pricing

Against the JVC median of AED 1,347 per sq ft (July 2026, DLD data via RE/MAX Hub), the developer's 1 bedroom at about AED 1,170 per sq ft is roughly 13 per cent below the community median, and the launch-era studio figure is lower still. Prices rise as a building progresses, so the AED 472,000 studio is probably no longer available; the AED 750,000 "from" figure is the most recent portal number and the one we would plan around for a studio today. The source listing's AED 1.27 million only makes sense as a top-floor or largest 1 bedroom. Ask AYS for the current list with unit numbers.

Payment plan and total cost

AYS advertises 10 per cent on booking and instalments spread over five years, with the balance at handover in Q2 2027; brokers describe it as 60/40 or 65/35, and one offers a 70-month post-handover variant. A five-year plan on a 2027 handover means part of the price is paid after you have the keys, which is the useful part. Worked on the listed price of AED 1,270,000 as a 60/40 plan:

On a studio at AED 750,000 the same plan totals about AED 780,000 with the DLD fee. JVC service charges run AED 13 to 22 per sq ft a year; a 27-storey tower with a rooftop pool, squash court and cinema will be near the top of that band, so budget AED 8,000 to 9,000 a year for a 410 sq ft studio and AED 15,000 to 18,000 for an 811 sq ft 1 bedroom. The actual rate follows the DLD-approved budget after handover. Final plan and fees as per the SPA.

Location and connectivity

JVC sits between Al Khail Road and Sheikh Mohammed Bin Zayed Road. Normal-traffic drive times are about 15 to 20 minutes to Dubai Marina and JBR, 15 minutes to Mall of the Emirates, 20 to 25 minutes to Downtown and Business Bay, and 25 to 30 minutes to Dubai International Airport. There is no metro inside JVC; Mall of the Emirates and Dubai Internet City are the nearest Red Line stations. AYS's earlier Q Gardens Lofts buildings are in the same community, so there is a walkable reference for the finish standard.

Circle Mall, JSS International School and dozens of clinics and supermarkets are open. JVC is still building out, so expect construction on nearby plots for several more years and check what is planned for the plots that face your unit.

Amenities and specifications

Quoted: rooftop swimming pool, fitness centre, steam and sauna, squash court, cinema room, game room, yoga area, business lounge, landscaped gardens, indoor and outdoor children's play zones and barbecue spaces. That is a fuller list than most JVC mid-rises, and it is why the service charge will be at the upper end. Fit-out grade, appliance brands and parking ratio are not published in the sources we saw. Final specification as per the SPA.

About the developer

AYS Developers was founded in 2014 and describes projects in Russia and Finland as well as Dubai. In Dubai its portfolio covers JVC, Arjan and Dubai Islands: Q Gardens Lofts 1 in JVC with a completion date of 2025, Q Gardens Lofts 2, and the branded Breva and Tivanno projects. In June 2025 it set a Guinness World Record for the largest real estate training session, which says more about its sales machine than its construction record.

The company publishes construction updates for Aliya on its own site, which is a good sign. What we could not find is a third-party record of on-time handovers in Dubai, so treat AYS as a mid-sized developer with a short local record, and check Q Gardens Lofts 1 in person before you commit.

For overseas buyers

Buying from abroad. On the AED 1.27 million entry price the 4% Dubai Land Department transfer fee is about AED 50,800 (USD 13,800), 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. JVC is freehold; a foreign buyer holds the title deed outright.

Remittance. LRS allows USD 250,000 per person per financial year, about AED 918,000. A studio or the developer's AED 951,500 1 bedroom fits in one year with the DLD fee, or nearly so; the AED 1.27 million listed unit needs two financial years, which the five-year plan makes easy, or a spouse as co-buyer. TCS applies above the annual threshold and is claimable in your Indian return.

Golden Visa. No unit here reaches the AED 2 million threshold on its own. Two units in one name would.

Yield and tax. No property or rental income tax in Dubai. JVC studios are quoted at 8 to 10 per cent gross and 1 bedrooms at 7 to 9 per cent in 2026; net of a full-amenity service charge, expect 5 to 6 per cent. Rent is taxable in India as income from house property, with the 30 per cent standard deduction, and the India-UAE treaty prevents double taxation.

Exit. 278 studios and 1 bedrooms in one tower, in the district with the most studios in Dubai, means your resale buyer has many choices. A below-median entry rate is the protection: at AED 1,170 per sq ft you have room before you are competing with the median.

Pros

• The developer's 1 BHK price works out about 13 per cent below the JVC median of AED 1,347 per sq ft
• A five-year plan with a 10 per cent booking and post-handover instalments
• Amenity list is fuller than most JVC mid-rises: rooftop pool, squash, cinema, business lounge
• The developer posts construction updates and has a completed sister building in JVC
• Freehold; a studio fits inside one person's annual LRS limit

Cons

• Four starting prices in print, from AED 472,000 to AED 1.27 million
• Handover printed as March, Q2, June and Q4 2027
• 278 studios and 1 BHK in one tower, in the most studio-heavy district in Dubai
• No DLD project number or escrow bank found in any source
• No third-party record of on-time handovers in Dubai for the developer

Who this is for

• Yield investors who want a studio or 1 BHK below the JVC median rate
• Buyers who want a long payment runway that continues after keys
• First-time Dubai buyers from India with a budget of Rs 2 to 3.5 crore

Who should look elsewhere

• Anyone who needs the Golden Visa from one unit
• Families needing 2 or more bedrooms; there are none here
• Buyers who will not accept a price list that has shifted this much since launch

Our verdict

At the developer's own numbers, Q Gardens Aliya is one of the cheaper new 1 bedroom buys in JVC per sq ft with a plan that runs past handover, and that is a fair proposition for a yield buyer. The problems are the spread of published prices, the handover that moves by two quarters and the absence of a printed project number. Pin the price and the SPA date in writing, check the Dubai REST record, and walk through Q Gardens Lofts 1 first. Compare it with Exotica and Midora Residences in the same community on our Dubai section, or browse all projects.

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 Q Gardens Aliya?

The source listing shows it from AED 1.27 M, about Rs 3.27 crore. The developer quotes a 1 bedroom of 811 sq ft at AED 951,500; portals print starting prices of AED 472,000, 540,000 and 750,000.

What is the payment plan?

10 per cent on booking and instalments over five years with the balance around handover, per the developer. Brokers describe it as 60/40 or 65/35. Add the 4 per cent DLD fee. Final as per the SPA.

When is handover?

Q2 2027 per the developer; the source listing says March 2027 and one portal Q4 2027. Get the SPA date in writing.

Is Q Gardens Aliya registered with the DLD?

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

Does it qualify for the Golden Visa?

No single unit reaches AED 2 million. Two units in one name would.

What are the service charges?

Not yet published. Expect the upper end of JVC's AED 13 to 22 per sq ft band, so about AED 8,000 to 9,000 a year on a studio.

What rental yield can I expect?

JVC studios are quoted at 8 to 10 per cent gross and 1 bedrooms at 7 to 9 per cent in 2026. Expect 5 to 6 per cent net.

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

Yes, JVC is freehold. LRS allows USD 250,000 per person per year, about AED 918,000, so a studio or the developer's 1 bedroom fits in one year and the AED 1.27 million unit needs two years or two buyers.

What has AYS Developers delivered?

Q Gardens Lofts 1 in JVC, with a 2025 completion date, is the nearest reference. AYS also has Q Gardens Lofts 2, Breva and Tivanno in Dubai and says it has built in Russia and Finland.

Talk to Realty Hunting for AYS's current price list, the DLD progress reading and a site visit to Aliya and Q Gardens Lofts 1.

Compare with other Dubai projects

Also in Jumeirah Village Circle: Eleganz by Danube (from AED 1.23 M, ready), Midora Residences (from AED 1.2 M, handover 2027), Aria Heights (from AED 1.19 M, handover 2027) and Riviera Lodge (from AED 1,142,000, off-plan). See every Jumeirah Village Circle project with prices and handover dates.

A similar budget elsewhere in Dubai: Danube Bayz 102 (from AED 1.27 M, handover 2029), Vista Ridge (from AED 1.27M, handover 2029) and Skyvue Spectra (from AED 1,266,625, handover 2029).

Read next: Apartments for Sale in JVC, Dubai: Prices and Yields · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · The Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.