Riviera Lodge Jumeirah Village Circle Dubai

Riviera Lodge is a small low-rise in JVC District 11 from Riviera Group, and it is the odd one out in Jumeirah Village Circle: no studios, no micro-units, just large one-bedroom homes with a study. Sizes run from 932 sq ft to 1,462 sq ft, and the study in the 1 BHK measures about 4.23 by 2.4 metres, which is a room rather than an alcove. The listed entry price is AED 1,142,000 (about Rs 2.94 crore).

At about AED 1,225 per sq ft the entry unit is roughly 9% below JVC's median transacted rate of AED 1,347, which makes this one of the few buildings in the community selling new floor space below the district's going rate. The problem is the date. The handover on record is Q1 2026, in one source March 2026, and that quarter has passed with no source reporting completion; the last published build figure put the project at 3% done. This page sets out both halves of that.

At a glance

Price and unit pricing

Only one starting figure circulates for this building, and every source that prints a price prints the same one. That is unusual in JVC and it makes the arithmetic below cleaner than most.

A new-build one-bedroom at AED 1,225 per sq ft in a district whose median is AED 1,347 is genuinely cheap floor space. The trade-off is that you are buying floor space, not a low ticket: AED 1,142,000 buys a studio and most of a second one elsewhere in JVC, and the rent a 932 sq ft one-bedroom commands does not scale with its size the way the price does.

No source prints a price list by unit type, so the AED 1,142,000 is an entry figure only. The document that settles what the 1,462 sq ft units cost is the developer's price list, and after that the sale and purchase agreement.

Payment plan and total cost

The plan is 50/50: half paid across the construction stages, half on handover. It is a plainer structure than the eight-year plans some JVC developers now offer, and it means half the money stays with you until the keys. Worked on the AED 1,142,000 entry unit:

Service charges in JVC commonly run AED 10 to AED 18 per sq ft a year. On a 932 sq ft unit that is AED 9,320 to AED 16,776 annually, which is the real cost of buying big in this community: the charge follows the floor area, not the rent. A seven-storey building with a pool, gym, spa and yoga studio should sit in the middle of that band rather than the bottom.

Location and connectivity

District 11 is on the eastern side of Jumeirah Village Circle, closer to Al Khail Road than the western districts. Circle Mall is inside the community. Dubai Marina and JLT are roughly 15 minutes by road, Mall of the Emirates 10 to 15, and Downtown Dubai about 20 in ordinary traffic. Dubai Sports City and Motor City are the immediate neighbours.

There is no Dubai Metro station in JVC; the Red Line runs along Sheikh Zayed Road and you reach it by feeder bus or taxi. Riviera Group already has Nineteen Riviera Lagoon in this same district, so the developer knows the plot conditions and the internal road network here better than a first-time entrant would.

Amenities and specifications

The published amenity list is a swimming pool, a fitness centre, a spa, a yoga studio and a children's play area. For a building of this size that is a reasonable set rather than a padded one, and the running cost stays proportionate.

The distinguishing feature is inside the units: every home has a study, and in the one-bedrooms that study runs to about 4.23 by 2.4 metres. In a community where 500 sq ft one-bedrooms are the norm, a 932 sq ft one-bedroom with a separate work room is a different product. No fit-out or appliance schedule is published; the specification is final as per the sale and purchase agreement.

About the developer

Riviera Group was founded in 1981 by Abdul Rauf Razzak Machiyara and entered the UAE market in 2002. In Dubai it has developed about 1.75 million sq ft and delivered more than 1,200 homes, and the record cited across the developer profiles is a 100% handover rate, on time and on budget.

Its delivered projects include La Riviera Tower in Dubai Marina, La Riviera Estates in Jumeirah Village Circle and Nineteen Riviera Lagoon in District 11 - the same district as this building. That is a long, quiet record for a mid-rise developer, and it is the main reason to take the 3% build figure as a delay rather than a warning. It is also why the missed Q1 2026 date deserves a direct question rather than an assumption.

For Indian buyers

JVC is a designated freehold community, so an Indian national can buy in their own name with no residency requirement and no local partner, and the Dubai Land Department issues the title deed. The UAE charges no annual property tax and a residential sale does not attract VAT, so the 4% DLD transfer fee plus the Oqood and admin charges are the whole government cost - AED 45,680 on this unit, about Rs 11.76 lakh.

Funds move under the Reserve Bank of India's Liberalised Remittance Scheme, USD 250,000 per person per financial year. The entry unit is about USD 311,000, so one person's annual allowance does not cover it in a single year: either split the purchase across two financial years in line with the 50/50 stages, or remit jointly with a spouse whose own USD 250,000 allowance covers the balance.

At AED 1,142,000 the unit is well below the AED 2 million Golden Visa threshold, so this is not a visa purchase. On yield, JVC returned about 6.6% gross on transacted values in 2026, with the best numbers on studios rather than large one-bedrooms. To reach 7% gross here the unit would need about AED 79,900 a year, roughly AED 6,660 a month, which is a strong ask for a one-bedroom in JVC however large it is - large layouts in this community rent closer to compact two-bedroom rates than to their own floor area. Rent earned here is taxable in India on your worldwide income if you are an Indian resident, with foreign tax credit where any is paid; the UAE taxes none of it.

Pros

• About AED 1,225 per sq ft against JVC's median of AED 1,347 - roughly 9% below the district rate for new build
• 932 to 1,462 sq ft one-bedrooms with a separate study of about 4.23 by 2.4 metres, in a community where 500 sq ft one-bedrooms are normal
• Riviera Group has been in the UAE since 2002 with about 1.75 million sq ft developed, 1,200-plus homes delivered and a 100% handover record on its profiles
• A 50/50 plan keeps half the money with you until the keys - cleaner than the long deferred plans now common in JVC
• The developer already built Nineteen Riviera Lagoon in the same district, so it knows this plot and this road network
• A modest amenity set - pool, gym, spa, yoga studio, kids' play area - keeps the service charge proportionate

Cons

• The Q1 2026 handover on record has passed and no source reports completion, so the current date is unknown
• The last published construction figure was 3%, which cannot be reconciled with a Q1 2026 handover
• Sources disagree on the building itself: seven storeys on one, five over a basement and podium on another
• No price list by unit type, so the AED 1,142,000 covers only the entry unit and the 1,462 sq ft homes are unpriced
• Service charge follows floor area: AED 9,320 to AED 16,776 a year at JVC's usual AED 10 to 18 per sq ft
• A 932 sq ft one-bedroom is a poor yield shape - rent does not scale with floor area the way price does
• No source prints the DLD project number or names the escrow bank

Who this is for

• End users who want a genuinely large one-bedroom with a work room and will live in it
• Buyers who value cheap floor space over a low ticket price
• People comfortable with an unconfirmed handover date backed by a developer with a clean delivery history
• Couples remitting jointly under the LRS who can cover about USD 311,000 across two allowances

Who should look elsewhere

• Yield-first investors - a large one-bedroom is the wrong unit shape for JVC's rental market
• Anyone who needs a committed handover date in writing before booking
• Buyers targeting the AED 2 million Golden Visa threshold
• Anyone who cannot absorb a service charge of up to about AED 16,800 a year

Our verdict

Riviera Lodge is the best-value floor space of the JVC projects we researched this week and the one with the weakest date. AED 1,225 per sq ft is below the district median, the units are large, the study is real, and the developer has twenty-four years in the UAE with a clean handover record and an existing building in the same district. Against that sits a Q1 2026 handover that has come and gone and a 3% construction figure that never squared with it.

Ask three questions before you book: what completion date is in the current sale and purchase agreement, what the construction percentage reads on the Dubai REST app today, and what the price is per unit type rather than per project. A developer with this record should answer all three in one meeting. Compare it with Vitality Residence, which has the same missed-quarter problem at a higher rate per sq ft, or with Marriott Residences if a serviced address matters more than floor area. Every Dubai project we track sits on the Dubai properties hub, alongside all our projects.

Talk to Realty Hunting for a current price list by unit type and a site visit.

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 Riviera Lodge?

The starting price is AED 1,142,000, about Rs 2.94 crore or USD 311,000, for the 932 sq ft one-bedroom with study. That works out at roughly AED 1,225 per sq ft. Every source that prints a price prints the same figure, but none publishes a price list by unit type, so the larger 1,462 sq ft homes are unpriced.

What is the payment plan?

50/50 - AED 571,000 across the construction stages and AED 571,000 on handover, plus the 4% DLD transfer fee of AED 45,680. That comes to about AED 1,187,680, or roughly Rs 3.06 crore, before service charges. The Oqood and admin fees are not published; ask for them in writing.

When is the handover?

The date on record is Q1 2026, given as March 2026 by one source, and that quarter has passed with no source reporting completion. The last published build figure was 3%. Because no current date can be verified, this page carries no handover date - ask for the completion date in the current sale and purchase agreement and check the construction percentage on the Dubai REST app.

Who is Riviera Group?

A family developer founded in 1981 by Abdul Rauf Razzak Machiyara, in the UAE since 2002, with about 1.75 million sq ft developed in Dubai and more than 1,200 homes delivered. Its profiles cite a 100% handover record. Delivered projects include La Riviera Tower in Dubai Marina, La Riviera Estates in JVC and Nineteen Riviera Lagoon in District 11.

How big are the apartments?

From 932 sq ft to 1,462 sq ft, which is 87 to 136 sq m. Every home has a study; in the one-bedrooms it measures about 4.23 by 2.4 metres. Portal listings also show a two-bedroom line. These are large layouts by JVC standards, where 500 sq ft one-bedrooms are common.

Is it registered with the Dubai Land Department?

Yes - the Land Department record carries a project value of AED 32,637,000, about USD 8.9 million, with Nakheel as master developer and SKR Building & Contracting as main contractor. The project number itself is not published by the sources checked, so verify it on the Dubai REST app and ask for the escrow account number before paying.

What service charge should I expect?

No source publishes this building's rate. JVC commonly runs AED 10 to AED 18 per sq ft a year, so a 932 sq ft unit would cost AED 9,320 to AED 16,776 annually. The amenity set here - pool, gym, spa, yoga studio, kids' play area - suggests the middle of that band rather than the bottom.

What rental yield can I expect?

JVC returned about 6.6% gross on transacted values in 2026, with studios at 7 to 8.5% on the secondary market. Reaching 7% here would need about AED 79,900 a year, roughly AED 6,660 a month, which is demanding for a one-bedroom in JVC however large. Large layouts in this community rent nearer compact two-bedroom rates than their own floor area suggests.

Can an Indian national buy, and does it qualify for a Golden Visa?

JVC is freehold and open to all nationalities, with no residency requirement and no local partner; the DLD issues the title deed in your name. At AED 1,142,000 the unit is below the AED 2 million Golden Visa threshold, so it does not qualify. The purchase is about USD 311,000, above one person's USD 250,000 LRS allowance for a financial year, so plan to split it across two years or remit jointly.

Compare with other Dubai projects

Also in Jumeirah Village Circle: Aria Heights (from AED 1.19 M, handover 2027), Midora Residences (from AED 1.2 M, handover 2027), Eleganz by Danube (from AED 1.23 M, ready) and Q Gardens Aliya (from AED 1.27 M, handover 2027). See every Jumeirah Village Circle project with prices and handover dates.

More by Riviera: Nineteen Riviera Lagoon (from AED 24.5 M, handover 2027).

A similar budget elsewhere in Dubai: Binghatti Aquarise (from AED 1.15 M, handover 2027), Milos Residences (from AED 1.13 M, handover 2027) and Binghatti Ghost (from AED 1,162,500, ready).

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.