Senses at the Fields MBR City Dubai

Senses at the Fields is a completed cluster of 3 and 4 bedroom townhouses by G & Co Real Estate Development, in District 11 of Mohammed Bin Rashid City, and the third and final phase of the wider Fields community. Homes run 2,775 to 3,562 sq ft. The developer's launch price was AED 3,397,777 (about Rs 8.75 crore); because the cluster is finished, what you pay now is a resale ask, and those run from about AED 3.2 M to AED 5.5 M.

propsearch records completion in Q2 2023; the portals carried an estimated handover of December 2023 while it was selling. So nothing here has to be taken on trust: the homes exist, the amenities are built, forty townhouses were listed for resale on Property Finder when we checked, and a 3 bedroom's return is on the record at about 4.42% gross. This page prints the price ladder, the transfer costs on a resale, and the two things that argue against buying.

At a glance

Price and unit pricing

On a finished cluster there is no single price, so the table sets the launch figure beside what the market asks now, with the rupee figure at AED 1 = Rs 25.75.

The spread is wide for two layouts, and it is a spread of asks rather than prices paid. What settles your number is the transacted record: the Land Department publishes it and a broker can pull the last sales in the cluster for your layout. Treat AED 3.2 M as the floor on record and Bayut's AED 3,608,800 as the working figure for a 3 bedroom.

Oliva's 2026 District 11 guide puts the district average at about AED 1,870 per sq ft, so at roughly AED 1,225 to 1,300 these townhouses sell a third below it. The discount is not a fault in the product: it reflects an inland cluster with no lagoon frontage, no brand licence and three years of age, in a district whose headline rate is set by villas.

What it costs to buy now

The developer's launch plan was 20/80 — 20% on booking, 10% across construction and 70% on handover, with nothing afterwards. It is of historical interest only. A purchase today is a resale from a private owner, so the cost stack looks like this.

Then the annual cost. No source prints this cluster's service charge; MBR City townhouses carry community fees of roughly AED 25,000 to 60,000 a year. On a finished home you need not guess — ask the seller for the last two service-charge invoices, which also show whether the community is well run. UAE banks normally lend up to 75% of value to a non-resident buyer on a completed home, subject to their own assessment. The UAE charges no annual property tax and a residential sale does not attract VAT.

Location and connectivity

The Fields sits in District 11 of MBR City, served by Al Ain Road and Sheikh Mohammed bin Zayed Road, with District One and its Crystal Lagoon as the neighbouring cluster and Meydan and Nad Al Sheba to the west. Bayut's MBR City guide puts Downtown Dubai at 10 to 15 minutes by car, DXB at about 20 minutes and DWC at about 40, with Jumeirah 12 to 15 minutes away.

The advantage of a finished phase is that daily infrastructure exists: The Fields Mall carries 42 retail units inside the community, and the clubhouse, central park and pools are running. There is no Dubai Metro station in MBR City, so this is a car-first address. District 11 still has new townhouse clusters in build, which matters for site traffic and for competition when you sell.

For the same district at a very different ticket, read District One West Phase 2, where Nakheel's 4 bedroom villa starts at AED 12 M, and Ellington Sanctuary in District 11, whose villas start near AED 12.9 M. For everything else see all Dubai projects we track and the projects list.

Amenities and specifications

Three and four bedroom townhouses of about 2,775 to 3,562 sq ft, quoted with fitted kitchens and covered parking. The community facilities named across the sources are The Fields Mall with 42 retail units, a clubhouse with a fully equipped gym and yoga room, a central park, swimming pools, children's play areas, a wellness centre, a children's party room and an outdoor gardening area.

No appliance schedule, smart-home specification or service-charge rate appears in the sources. On a three-year-old home inspection matters more: walk the unit, check the air-conditioning and the roof waterproofing, and ask neighbours about maintenance. Your own inspector's snag list is worth more here than any brochure.

About the developer

G & Co Real Estate Development is a boutique Dubai developer, listed by the Land Department as developer number 946 and registered in March 2013, with a construction history its own pages put at more than 20 years and more than 2,000 villas and townhouses delivered. Its main communities are Millennium Estates — 198 villas launched in March 2012 as an AED 1.5 billion project in the Meydan south extension — Grand Views, and The Fields, of which Senses is the third and final phase.

So the record is real and villa-specific, which is more than several MBR City sellers can claim. The reputation is mixed: propsearch scores the developer 70 out of 100, and one aggregator shows 2.6 out of 5 from 41 reviews. On an off-plan purchase that would be a reason for caution; on a completed home it is a reason to inspect, since the quality question is answerable by looking.

For Indian buyers

District 11 is freehold, so an Indian passport holder can own the townhouse outright in their own name, and on a completed home the Land Department issues the title deed at transfer rather than an off-plan registration. No residency requirement, no local partner. The UAE levies no annual property tax and a residential sale does not attract VAT, so the recurring costs are the community fee, utilities and, if you let it, management.

The funding maths is comfortable here. AED 3.4 M is about USD 925,000, and the Reserve Bank of India's Liberalised Remittance Scheme allows each resident USD 250,000 per financial year — so a couple can fund it across two financial years, or in one with a UAE mortgage for the balance. That is why this price point suits an Indian buyer better than a AED 12 M villa in the same district.

On the return: estatemagazine puts a 3 bedroom here at 4.42% gross, against District 11's 4.5 to 6% band on 2026 guides. That is thin, and net of the community fee and management it is thinner. The case is space and use, plus capital growth — the MBR City cluster appreciated 40 to 65% between 2020 and 2025 on the same guides. Rent earned in Dubai is taxable in India for a resident owner even though the UAE does not tax it, so keep the tenancy contracts and the remittance trail. At about AED 3.4 M the purchase clears the AED 2 M Golden Visa threshold, and this is the cheapest route to it we can source in this district.

Pros

• Finished and occupied — no construction risk, no instalments, rent from the month you complete
• About AED 1,225 per sq ft at launch and roughly AED 1,300 on Bayut's 3 bedroom average, against a district average near AED 1,870
• 2,775 to 3,562 sq ft for about AED 3.4 M is a lot of floor area for MBR City
• A live resale market — forty townhouses listed on Property Finder, so there is price discovery
• Amenities are built, not promised: The Fields Mall with 42 retail units, a clubhouse, a central park and pools
• Clears the AED 2 M Golden Visa threshold at the cheapest entry in the district we can source
• G&Co has delivered more than 2,000 villas and townhouses, including Millennium Estates and Grand Views

Cons

• Asks span AED 3.2 M to AED 5.5 M for two layouts, so the price depends on the unit and the seller
• A 3 bedroom returns about 4.42% gross — the bottom of District 11's band and below Dubai's mid-market
• The developer's public reputation is mixed: 70 out of 100 on propsearch, 2.6 out of 5 from 41 reviews elsewhere
• No source prints the service charge, so the running cost is unknown until you read an owner's invoice
• Completion dates on record differ — Q2 2023 on propsearch against a December 2023 estimate on portals
• No developer plan to spread payments: a resale is paid on transfer or financed
• District 11 has several new townhouse clusters in build, which will compete with you on resale

Who this is for

• End users who want a large ready townhouse in MBR City within 15 minutes of Downtown
• Buyers who want a Golden Visa from a single purchase at the district's lowest entry we can source
• Investors who prefer rent from day one over an off-plan discount
• Buyers who will inspect the unit, read the service-charge invoices and talk to neighbours first

Who should look elsewhere

• Yield hunters — 4.42% gross on a 3 bedroom is below what mid-market Dubai apartments return
• Buyers who need a payment plan: a resale is paid on transfer or on a UAE mortgage
• Anyone who wants a new-build warranty and a developer snag process
• Buyers who want a branded or lagoon-front address; this is a family townhouse cluster

Our verdict

This is the unglamorous, checkable end of MBR City. A finished 2,775 to 3,562 sq ft townhouse in District 11 at roughly AED 1,225 to 1,300 per sq ft, against a district average near AED 1,870, is a genuine discount — earned by being inland, unbranded and three years old rather than by any defect you cannot inspect.

Two things argue against it. The yield is thin at about 4.42% gross on a 3 bedroom, so this is a home or a hold, not an income asset. And the developer's public scores are middling, which on a completed building you can settle for yourself by walking the unit and reading two service-charge invoices. If space in MBR City at the lowest price in the district is what you want, and the Golden Visa matters, this is the straightest way to both.

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 Senses at the Fields?

The developer's launch price was AED 3,397,777 (about Rs 8.75 crore). The cluster is complete, so what you pay now is a resale ask: those run from about AED 3.2 M to AED 5.5 M, with Property Finder's median near AED 3.9 M and Bayut's 3 bedroom average at AED 3,608,800. Get two or three current listings for the same layout before you make an offer.

Is it ready to move in?

Yes. propsearch records the project as completed in Q2 2023, while portals carried an estimated handover of December 2023 during the sales period. Residents live there and forty townhouses were listed for resale on Property Finder when we checked.

What was the payment plan, and what applies now?

The launch plan was 20/80 — 20% on booking, 10% across construction and 70% on handover, with nothing afterwards. It no longer applies: a purchase today is a resale, paid on transfer or financed with a UAE mortgage, with the 4% DLD transfer fee, the registration trustee's fee and any agency commission on top.

How big are the townhouses?

About 2,775 to 3,562 sq ft of living area across 3 and 4 bedroom layouts. At the AED 3,397,777 launch price the smallest layout worked out at about AED 1,225 per sq ft, and Bayut's 3 bedroom average of AED 3,608,800 is about AED 1,300 per sq ft.

What rental yield does it return?

estatemagazine puts a 3 bedroom here at 4.42% gross, which sits at the bottom of District 11's 4.5 to 6% band and below Dubai's mid-market apartment yields. Some units are already tenanted, which gives you a rent figure to check rather than an estimate.

Who is G&Co, and what have they delivered?

G & Co Real Estate Development is a boutique Dubai developer, listed by the Land Department as developer number 946 and registered in March 2013, with more than 2,000 villas and townhouses delivered. Millennium Estates — 198 villas launched in 2012 as an AED 1.5 billion project — Grand Views and The Fields are its main communities. Reviews are mixed: 70 out of 100 on propsearch and 2.6 out of 5 from 41 reviews on one aggregator.

What are the service charges?

No source prints a rate for this cluster. MBR City townhouses and villas carry annual community fees of roughly AED 25,000 to 60,000 depending on plot and facilities. On a completed home you can get the exact figure: ask the seller for the last two service-charge invoices.

Can a foreign national buy here, and does it qualify for a Golden Visa?

Yes. District 11 is freehold and open to every nationality, with no residency requirement and no local partner, and the Land Department issues the title deed in your own name. At about AED 3.4 M the purchase is well above the AED 2 M Golden Visa threshold, and because the home is complete the title deed is issued immediately on transfer.

How does an Indian buyer pay for it?

AED 3.4 M is about USD 925,000, so under the Reserve Bank of India's Liberalised Remittance Scheme — USD 250,000 per person per financial year — a couple can fund it across two financial years, or one year plus a UAE mortgage. The UAE charges no annual property tax and a residential sale does not attract VAT, but rent is taxable in India for a resident owner.

For current listings, the transacted record for your layout and a viewing, talk to Realty Hunting.

Compare with other Dubai projects

Also in Mohammed Bin Rashid City: Lua Residences (from AED 7.3 M, off-plan), 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).

A similar budget elsewhere in Dubai: Fairway Villas 2 (from AED 3,210,000, handover 2026), Jasmine Lane (from AED 3.68 M, ready) and DAMAC Hills - Trump Estates (from AED 3,800,000, ready).

Read next: Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.