Sobha Hartland Waves Dubai

Waves — Hartland Waves on the portals — is the first tower of Sobha Realty's Waves trilogy in the Waterfront District of Sobha Hartland, its 8 million sq ft community on the Dubai Water Canal in Mohammed Bin Rashid City. It rises 35 floors (propsearch counts 36) of one and two-bedroom apartments of 519 to 852 sq ft, some with a study, beside a 1.8 km promenade. Construction ran from January 2021 to February 2023 and handover followed from May 2023.

It launched from about AED 1.2 million. In September 2026 the cheapest live one-bedroom ask on Property Finder is AED 1.3 million (about Rs 3.35 crore), about AED 2,500 per sq ft, with asks to AED 1.7 million and Metropolitan quoting AED 1.95 million. Waves Grande next door and Waves comfort, still under construction, are separate buildings; where a figure is community-wide we say so.

At a glance

Price and unit pricing

The spread from AED 1.3 million to AED 1.95 million for a one-bedroom is about floor, view and plan: a low floor facing the podium and a high floor facing the sanctuary are different products. The DLD transaction record for the tower settles the rate — Bayut's Sobha Hartland transactions page lists actual transfers. Two-bedroom asks did not surface, so ask for them rather than extrapolating.

At about AED 2,500 per sq ft Waves sits a little above Waves Grande's AED 2,205 average, since smaller plans carry higher rates, and below the AED 2,400 to 2,800 Sobha asks for off-plan Hartland 2 towers handing over in 2029. Here that money buys a title deed at transfer rather than a 2029 promise.

Payment plan and total cost

There is no developer payment plan: a purchase is a resale paid in full at the DLD transfer, or part-funded by a UAE mortgage, on which banks lend non-residents roughly half the price of a completed apartment. Worked on the AED 1,300,000 cheapest live ask:

The service charge turns a gross yield into a net one: at the AED 17 to 18 per sq ft the community reviews quote, a one-bedroom pays roughly a tenth of a AED 90,000 rent. The Waves budget is filed through the DLD's Mollak system; ask for the statement and the last two invoices, because the DLD will not transfer a unit with arrears.

If a developer plan matters more than a deed now, Sobha's off-plan Hartland 2 towers carry 60/40 plans to a 2029 handover — Skyvue Spectra was the cheapest at launch. The payment-plan guide compares the two routes.

Location and connectivity

The Waterfront District is the tower belt of Sobha Hartland, an 8 million sq ft freehold community with about 2.4 million sq ft of green space, Hartland International School and North London Collegiate School inside it and the Ras Al Khor Wildlife Sanctuary to the north. Waves stands on the 1.8 km promenade beside Waves Grande and Waves comfort.

Agency pages put Burj Khalifa, Downtown and Dubai Mall at about 10 minutes; allow 12 in traffic. Business Bay and DIFC, on the same side of the Creek, supply the tenants, and Dubai International Airport is about 15 to 20 minutes away. There is no Dubai Metro station inside MBR City, so ask about parking on any unit.

Waves comfort (Q3 2026 on agency pages), Hartland's later phases and all of Sobha Hartland 2, handing over thousands of apartments from 2026, are the supply a Waves landlord competes with. Every Dubai project we track is on all Dubai projects, the wider list on the projects page, and Sobha's other schemes on Sobha Dubai projects.

Amenities and specifications

Quoted for the tower: a swimming pool, a gym, children's play areas, and floor-to-ceiling windows facing the canal, the park or the sanctuary. The promenade is at the door, and the Waterfront District's shops sit in the podiums of the three Waves towers.

Not published: the number of apartments, appliance brands, parking per unit and the exact floor count (35 or 36). On a completed resale, inspect the unit and ask building management about parking. Final specification as recorded in the title deed and the sale contract.

About the developer

Sobha Realty, the Dubai arm of PNC Menon's Sobha Group, is Sobha Hartland's master developer. It reported AED 30 billion of Dubai sales in 2025, up 30%, and set a record 2026 programme of 6,819 homes across five projects — Sobha Hartland, Sobha Hartland II, Sobha Reserve, Sobha One and Verde — worth about AED 21.6 billion, more than everything it had delivered before.

Waves is part of the checkable record: launched in 2021, built in about 25 months and handed over in 2023, with Waves Grande completing in August 2023, Hartland Greens from 2018 to 2020 and Quad Homes from 2018-19. Sobha keeps construction, interiors and facility management in-house, and the facility-management arm is what a Waves owner deals with each year — so read the Mollak statement and talk to a current owner.

For Indian buyers

Ownership. Sobha Hartland is freehold and open to every nationality, resident or not; the DLD issues the title deed in your own name at transfer. There is no annual property tax and no VAT on a residential resale, so the government cost is the 4% DLD transfer fee — AED 52,000 on AED 1.3 million — plus the fixed fees above.

Golden Visa and remittance. The entry one-bedroom is AED 700,000 short of the AED 2 million threshold; a two-bedroom above AED 2 million would clear it, and a sole owner below the line can still apply for the two-year investor visa (see the Golden Visa guide). AED 1.3 million is about USD 354,000, against a Liberalised Remittance Scheme allowance of USD 250,000 per person per financial year: one person needs two financial years, a couple one. A resale completes in weeks, so plan the second remittance with your bank before you offer.

Yield and exit. Hartland's one-bedrooms are quoted at about 6.5% gross, while one area guide's average rent of about AED 61,000 is only 4.7% gross on AED 1.3 million — different vintages of stock. With 118 units listed to rent in this tower, the unit's tenancy contract is the number, less AED 9,000 of service charge and a short void. On exit, 42 units for sale on Property Finder is a liquid enough market; rent and capital gains are taxable in India for an Indian tax resident, with treaty relief for anything taxed twice.

Pros

• A completed, tenanted tower — you see the finish, the view and the actual rent, and the title deed passes at transfer
• Entry at AED 1.3 M is about USD 354,000, workable inside two LRS allowances or one couple's
• 118 rental listings on Bayut mean the letting market for this tower is documented, not forecast
• Beside the 1.8 km promenade in the Waterfront District, about 10 minutes from Downtown
• About AED 2,500 per sq ft is below what Sobha asks for its off-plan Hartland 2 towers, which hand over in 2029

Cons

• AED 1.3 M is roughly 8% above the AED 1.2 M launch price and about 33% above an older AED 975,000 listing — the early gain is gone
• 519 sq ft for a one-bedroom is compact, and the rate per foot is above Waves Grande's average
• 118 units to rent in one tower means tenants have choice; assume rent stability, not growth
• The entry price is AED 700,000 short of the Golden Visa threshold
• Sources disagree on the floor count (35 or 36) and none prints the unit count or the DLD project number

Who this is for

• Yield investors who want a completed Hartland one-bedroom with a documented rental market
• Indian buyers with about USD 350,000 who want a title deed now, not in 2029
• Buyers who find Hartland 2's AED 2,400 to 2,800 per sq ft too dear for a 2029 handover

Who should look elsewhere

• Golden Visa buyers on the entry unit — it misses the threshold by AED 700,000
• Anyone who wants a developer payment plan
• Families needing space — the tower tops out at two bedrooms and 852 sq ft

Our verdict

Hartland Waves is the completed, documented way into Sobha Hartland's apartment market, and that is worth the AED 100,000 or so it costs over launch. At AED 1.3 million the cheapest one-bedroom is about AED 2,500 per sq ft — a touch above Waves Grande's AED 2,205 average, but below the AED 2,400 to 2,800 Sobha asks for Hartland 2 towers that hand over in 2029. You get a deed at transfer, a view you have seen and a rental market you can read: 118 units to rent says the tower lets and that tenants have choice, so trust the tenancy contract over the 6.5% headline. The compromises are the 519 sq ft size and a price AED 700,000 short of the Golden Visa line.

A reasonable buy for a yield investor or end user who wants a finished Hartland one-bedroom and can fund USD 354,000 through the LRS over one or two years. Buy off the tenancy contract and the Mollak statement, and expect stable rent. Not for Golden Visa buyers on the entry unit, families, or anyone needing a payment plan.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

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 an apartment in Hartland Waves?

Live one-bedroom asks on Property Finder in September 2026 run from AED 1.3 million (about Rs 3.35 crore or USD 354,000) to AED 1.7 million — roughly AED 2,500 per sq ft on the 519 sq ft entry plan. The tower launched from about AED 1.2 million in 2021, and Metropolitan quotes AED 1.95 million for its stock, so floor and view matter.

Is Hartland Waves completed?

Yes. Construction ran from January 2021 to February 2023 and handover followed from May 2023, as Sobha announced. A purchase today is a resale on the title deed, often with a tenant in place.

Is there a payment plan?

No. A completed apartment is paid in full at the DLD transfer or part-funded by a UAE mortgage, on which banks lend non-residents about half the price. The plans on Sobha's pages belong to its off-plan Hartland 2 towers.

What are the total costs on top of the price?

On AED 1,300,000: the 4% DLD fee of AED 52,000, a AED 580 admin fee, the trustee at about AED 4,200 plus VAT, the title deed at about AED 500 and 2% commission plus VAT — about AED 1.385 million all in, or roughly Rs 3.57 crore. There is no annual property tax.

Does it qualify for the Golden Visa?

Not at the entry price: AED 1.3 million is AED 700,000 short of the AED 2 million threshold. A two-bedroom above AED 2 million would clear it, and a sole owner below the line can still apply for the two-year investor visa.

What is the service charge?

Sobha Hartland's quoted rate is AED 17 to 18 per sq ft a year — about AED 8,800 to 9,350 on 519 sq ft and AED 14,500 to 15,300 on 852 sq ft. Ask for the unit's Mollak statement; the DLD will not transfer a unit with arrears.

What rent and yield can I expect?

Hartland's one-bedrooms are quoted at about 6.5% gross and its apartments at 6% to 7%, while one area guide's average one-bedroom rent near AED 61,000 is only 4.7% gross on AED 1.3 million. With 118 units to rent here, price off the unit's actual tenancy contract, less about AED 9,000 of service charge and a short void.

Can an Indian buyer own it, and how is it remitted?

Yes — Sobha Hartland is freehold, so the deed is in your own name with no residency requirement. AED 1.3 million is about USD 354,000 against an LRS allowance of USD 250,000 per person per financial year: one person needs two financial years, a couple one. Rent and resale gains are taxable in India for an Indian tax resident.

Compare with other Dubai projects

Also in Sobha Hartland: Hartland Heights (from AED 1.1 M, off-plan), Sobha Hartland Greens (from AED 890,000, ready), Waves Grande (from AED 1.73 M, ready) and Hartland Estates Villas (from AED 7.7 M, ready).

More by Sobha: Sobha City (from AED 1.31 M, handover 2029), Sobha Creek Vistas (from AED 1,316,623, ready) and Skyvue Solair (from AED 1.28 M, handover 2029).

A similar budget elsewhere in Dubai: Binghatti One Residences (from AED 1.3 M, handover 2026), Lacina Residences (from AED 1.3 M, handover 2028) and The Cube Residences (from AED 1.3 M, handover 2027).

Read next: Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · The Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.