29 residences in the whole development · the mansions are six of them

Oceanfront mansion on the La Mer peninsula, Dubai

My due diligence · project name withheld

A 41,904 sq ft plot on the La Mer peninsula. Six of them exist.

I ran my seven checks on an oceanfront mansion release open right now on the La Mer peninsula. Here is what they returned — the advantages, the disadvantages and the arithmetic — on a seven-bedroom mansion of 26,953 sq ft, from AED 350,000,000 on a 60/40 plan, handover Q1 2029. The name is not on this page; ask me for it.

Price from

AED 350M

Bedrooms

7, all en-suite

Plot

41,904 sq ft

Handover

Q1 2029

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Which project this is, who is building it and where — plus the floor plans at full size, the price grid across the mansion types and the payment schedule. Sent to your WhatsApp, no cost, no obligation.

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RERA BRN 66920Direct with me, not a call centreReply in 15 min

Why this page exists

At this level, the mansion is never the risk

The house is the easy part. Everything around buying one at this ticket is what costs people money — so here is the difference in plain terms.

How it usually goes

You are shown a render, not a returnUltra-prime brochures sell a lifestyle. Nobody hands you the arithmetic, because the arithmetic is where the argument either holds or does not.
One total area, quoted as if it were living spaceA single headline square footage that silently counts the garage, the balconies and the terrace. Price it that way and you are comparing two different things.
Nobody tells you which cycle you are buying intoAbove roughly AED 20M the money is made on a completely different timeline from a standard villa. Buy ultra-prime on a standard-villa plan and the plan fails.
The disadvantages are never in writingIf a broker gives you one column instead of two, you are reading marketing, not a recommendation.

So this page gives you the other side

The area, broken into its four partsSuite, balcony, garage and terrace are listed separately, exactly as the developer's own unit plan states them — then priced both ways so you can pick which one you underwrite on.
Every number shows its workingEach figure on this page is followed by the division that produced it. Check them.
Seven checks, run the same way every timeThe same method I apply to a AED 6M townhouse. It does not soften for a bigger ticket.
Both columns, in writingWhat this has going for it, and what I would want you to walk in knowing. Both are below.

Send me the full pack Ask me a question

My method

The seven checks I ran on it

This is the whole method, and it does not change for a project I like. Here is what each check returned on the mansions.

Track record for capital appreciation

I look up the same developer's earlier projects on the secondary market. Resale prices are delivered performance; a launch price is a promise on paper.

What it returnedPassed. The developer has a large delivered portfolio across Dubai — including on this stretch of coast — that still trades on the secondary market, so there is real resale history to read rather than a first-time builder's promise. I will show you those numbers against what the original buyers paid.

Build quality — and the service charge

Never judge quality from a brochure. Stand in a finished unit by the same developer. Then check the service charge per sq ft, because a high charge quietly erodes both the yield and the resale price.

What it returnedPartly answered. There is completed stock by the same developer nearby that you can walk through before committing, and I will arrange it. The service charge on a 26,953 sq ft mansion with a private pool, a lift and a separate gym pavilion will not be small — and it has not been published. Ask me before you model anything.

The land, not the building

A building depreciates. The plot underneath it is what holds and compounds. On a mansion I read the plot before I read the floor plan.

What it returnedPassed, and this is the strongest thing on the page. The the typical plan plot is 41,904 sq ft — 36.8 × 105.0 m — on the southernmost point of the La Mer peninsula. Built area uses 64% of it, so roughly a third stays open ground. Beachfront land on Jumeirah at this parcel size is not being created again.

Which cycle the ticket puts you in

Under roughly AED 20M a villa is resold before handover to an end-user queue. Above it, the buyer wants a finished community and pays a premium for it — usually three to four years after handover.

What it returnedAnswered, and it matters. At AED 350,000,000 this is firmly ultra-prime. Do not buy it on a flip-before-handover plan; that is not the cycle it trades in. See the cycle section below.

Where the money goes before handover

Under Law No. 8 of 2007 your payments belong in a project-specific escrow account controlled by the DLD, released against verified construction — never into a company account.

What it returnedPassed. A registered project of this developer pays into DLD-supervised escrow. I verify the account against the DLD record with you in writing before a dirham moves.

The payment structure

How much of your capital is at risk before you hold anything, and how long it sits there.

What it returnedPassed. A 60/40 plan to a Q1 2029 handover: 60% across the build, 40% on handover. Two-fifths of the money stays in your hands and keeps working until the mansion is yours.

Scarcity you can count

Scarcity is only real if it is a number. 'Limited release' is not a number.

What it returnedPassed. The developer publishes it: 29 residences in the entire development, and the mansions are six of them. That is a countable supply, not a sales line.

Run these checks on my configuration Ask me about a check

The verdict

What I like about it, and what I don’t

Both columns come out of the same seven checks. If a project only ever gets one column from a broker, you are reading marketing.

What it has going for it

The plot is the asset41,904 sq ft on the southernmost tip of the La Mer peninsula, with 64% built coverage. On the Jumeirah coastline, land at this parcel size is effectively finished — no one is making more of it.
Six existThe developer states 29 residences in total, of which six are these mansions. Countable scarcity, published by the developer rather than asserted by an agent.
Two-fifths of the money is paid after handoverA 60/40 structure. The 60% paid during construction sits in DLD-supervised escrow and is released against verified progress. The remaining 40% stays with you, working elsewhere, until Q1 2029.
You pay ultra-prime rates and the land comes with itThe rate per square foot here lands where Dubai's most expensive addresses already trade — but those are averages across apartments and villas on ordinary plots, and this one carries a 41,904 sq ft private plot at AED 8,352 for every square foot of land you own. I have the comparison figures and I will go through them with you. They are not going on a public page.
The house is planned like a house, not a footprintService and entertainment sit in the basement, reception on the ground floor, five en-suite bedrooms on the first, the master and one more above — with a lift through all of it and the gym in a separate pavilion. The wet kitchen is downstairs and the show kitchen is not.

What I would want you to know first

It produces nothing until 2029Handover is Q1 2029. Until then this is dead capital that you are betting will appreciate — no rent, no yield, no distribution.
This is not a pre-handover flipAt AED 350M you are in the ultra-prime cycle. The premium on this kind of asset has historically arrived three to four years AFTER handover, not before it. If your plan needs an exit in 2028, this is the wrong asset.
The running cost is unpublished and will be significant26,953 sq ft, a private pool, a lift, a gym pavilion and staff accommodation. The service charge has not been released. Do not model a return until it has.
The buyer pool is very smallScarcity cuts both ways. Six mansions means six owners — and when you sell, the number of people in the world shopping at this ticket in this location is small. Plan the exit at entry.
The plan is indicativeThe developer states that dimensions, orientation, layout and materials may change at its discretion. Everything on this page is a basis for a conversation, not a contract.

The question nobody answers

What if the region gets worse?

Nobody selling you Dubai property will raise this, so I will. At this ticket it is the question the buyer is actually asking, and it deserves numbers rather than reassurance.

Your money is not with the developer

Under Law No. 8 of 2007 payments during construction go into a project-specific escrow account controlled by the Dubai Land Department, released against verified construction milestones and not on the developer's say-so. If a project fails outright, the DLD has a formal cancellation and refund mechanism.

DLD escrow · Law No. 8 of 2007

You are buying in a hard currency

The dirham is pegged to the US dollar. Whatever happens regionally, this is not a regional-currency asset, and AED 350 million of equity is not exposed to a local devaluation.

AED pegged to USD

What the record actually shows

+206%

Villa values vs post-pandemic

ValuStrat, reported December 2025; corroborated by Knight Frank.

+86%

Villa values vs the 2014 peak

Same source. Today's market sits well above the last cycle's high.

25–35%

The one real correction, 2015–2019

Off the 2014 peak across residential — the only sustained fall in recent memory.

That correction is the honest part of this answer, and it is worth being precise about what caused it: oversupply and the oil price. Not a political event — too much stock arriving at once, and a commodity shock that drained liquidity across the Gulf. Both of those forces act hardest on volume product. Six mansions on a finished coastline is the opposite of oversupply, and that distinction is the specific reason I am comfortable with this one and not with every tower launched this year.

None of that makes it risk-free, and here is the part I would rather you heard from me than found out later: at AED 350 million against a 2029 handover, this is the wrong home for money you might need back in a hurry. It is illiquid for years by design, and the buyer pool at this ticket is small. If that is your situation, tell me and I will show you something liquid instead — I would rather place you correctly than place you at all.

Supply

Dubai 2040 — the land runs out before the people do

This is the strongest argument on the page, and it is built entirely from two government documents rather than from anything I think. One caps the land. The other counts the people arriving.

What the 2040 Urban Master Plan does to the land

The plan permanently allocates 60% of the emirate's total land to nature reserves and rural areas. Everything else is fitted into what is left:

Nature reserves and rural land	60% of total land
Green and recreational space	Doubled
Land for hotels and tourism	+134%
Public beaches	+400%
Land for education and health facilities	+25%

Source: Dubai 2040 Urban Master Plan, UAE government portal (u.ae).

And what the population is doing to the plan

5.8m

Residents the plan was drawn for

The 2040 target, set by the Urban Master Plan.

4.58m

Residents at the end of 2025

Already four-fifths of the way to a 2040 target.

+7.5%

Population growth during 2025

Around 332,000 people added in a single year — among the highest rates the emirate has recorded.

Sources: Dubai Data and Statistics Establishment (population figures, to end-2025); Dubai 2040 Urban Master Plan (the 2040 target).

Put the two together

Hold that 2025 rate and Dubai reaches its 2040 population target around 2029 to 2030 — roughly a decade early. More people than planned, arriving years ahead of schedule, into a land supply that is fixed by law rather than by the market.

The part that matters for what you are looking at: Dubai can build more towers, but it cannot build more coastline. Read that table again — public beaches rise 400%. Public. The category the plan does not expand is private shoreline, and a 41,904 sq ft plot on the Jumeirah coast is exactly that category. Land scarcity reaches it before it reaches anything else in the emirate.

The cycle

When the money is actually made on this one

Which band you are in is decided by the price of the unit, not by the project — and it changes the entire plan.

Under ~AED 20M

Standard villas — the pre-handover window

Resold before handover into a deep queue of end users who can obtain a mortgage. The investor exits on return on equity before the project is finished.

This is not the band this mansion is in.

Above ~AED 20M

Ultra-prime — the post-handover premium

A different cycle entirely. These buyers are not waiting and are not shopping for a discount on paper — they want a finished community with every amenity working, and they pay a premium for it. The money is usually made three to four years after handover. Fewer units and more variety of type is better here, not worse.

At AED 350,000,000 this sits here — and six mansions in a 29-residence development is exactly the scarcity this band rewards.

In my view this is the moment to take a position in this band. You enter at the rate the emirate's best addresses already trade at, the land that cannot be reproduced comes attached at that rate, and the supply is finite at six. That is an opinion about the future, not a promise about it — no one can guarantee a price, and you should not buy from anyone who does.

What you are buying

Six reasons this one is worth your afternoon

41,904 sq ft private plot

36.8 × 105.0 m on the southernmost point of the La Mer peninsula. Built area covers 64%, leaving roughly a third as open ground.

3,893 sq m

26,953 sq ft across five levels

Basement, ground, first and second floors, plus a detached gym pavilion in the grounds.

2,504 sq m

Seven bedrooms, every one en-suite

Five on the first floor with walk-in closets, the master and one more above with a private terrace.

9 bathrooms

Private pool and garden

A private pool and landscaped garden sit within the plot, alongside the gym pavilion with its own sauna.

Dimensions on request

Seven parking spaces

A 24.6 × 6.4 m basement garage, plus the plant and service rooms kept off the living floors.

4,149 sq ft garage

Oceanfront, terraced into the hill

The developer terraces the residences up two sculpted coastal hills so each home holds a clear view of the Gulf.

5 km to Downtown

The arithmetic

Four numbers worth knowing before you enquire

≈ AED 12,985

Per sq ft, on total area

AED 350,000,000 ÷ 26,953.3 sq ft. The figure a brochure quotes — it counts the garage, the balconies and the terrace as if they were living space.

≈ AED 18,648

Per sq ft, on suite area only

AED 350,000,000 ÷ 18,768.5 sq ft. The same money against enclosed living space alone. The gap between this and the number above is the one to understand before comparing it to anything.

AED 210,000,000

Payable before you hold the keys

60% of the price, staged across the build to Q1 2029 and held in DLD-supervised escrow. The remaining AED 140,000,000 falls due at handover.

64%

Built area to plot

26,953.3 sq ft of building on 41,903.6 sq ft of land — so about a third of what you own stays open ground before the pool and landscaping are placed on it.

Four numbers do not make an investment case on their own. What turns them into a decision is the figure they sit beside: what comparable ultra-prime product in Dubai is actually transacting at per square foot, and what the other mansion types in this development are priced at. I have both, and I will go through them with you. Neither is going on a public page.

Unit size, as the plan states it

What the 26,953 sq ft is actually made of

Developers quote one total. The plan breaks it into four, and they are not equivalent — a garage and a terrace are not living space. Both figures are given so you can price whichever one you underwrite on.

Component	Sq m	Sq ft
Suite area (A) The enclosed, air-conditioned living space	1,743.7	18,768.5
Balcony area (B)	190.3	2,048.5
Garage area (C) Seven parking spaces	385.5	4,149.3
Entrance / terrace (D)	184.6	1,987.0
Total area (A+B+C+D)	2,504.0	26,953.3
Total plot area Plot measures 36.8 × 105.0 m	3,893.0	41,903.6

Read off the unit plan

Five levels, and what is on each

Basement

Service and entertainment, kept off the living floors.

Garage, 24.6 × 6.4 m
Media room 1, 8.6 × 7.2 m
Media room 2, 5.6 × 5.6 m
Wet kitchen, 5.5 × 2.5 m
Laundry, 4.2 × 3.1 m
Two staff rooms with two bathrooms
Plant room and FAHU room
Lift and stair core

Ground floor

The reception level. One 12.3 m living room, and the kitchen split in two.

Living room, 12.3 × 7.6 m
Dining, 6.7 × 8.6 m
Lounge, 7.1 × 7.5 m
Show kitchen, 3.7 × 7.7 m — the wet kitchen is downstairs
Study, 8.0 × 5.2 m
Powder rooms, AV and electrical rooms
Lift

First floor

Five bedrooms, every one with its own bathroom and walk-in closet.

Bedroom, 5.8 × 6.8 m
Bedroom, 7.5 × 3.8 m
Bedroom, 6.0 × 4.1 m
Bedroom, 6.0 × 3.8 m
Bedroom, 5.8 × 3.8 m
Family living area, 5.6 × 7.3 m
Lift

Second floor

The master suite, a second bedroom, and the terrace beside them.

Master bedroom, 4.8 × 6.4 m
Two master walk-in closets, 3.8 × 3.0 m and 3.5 × 3.0 m
Master bathroom, 5.4 × 2.9 m
Bedroom, 4.4 × 6.9 m, with walk-in closet and bathroom
Living area, 5.6 × 7.3 m
Open terrace

Gym pavilion

A separate structure in the grounds, not part of the main house.

Gym, 5.3 × 4.3 m
Sauna, 1.9 × 2.8 m
WC, 1.7 × 1.8 m

Figures are taken from the developer's unit plan for this mansion type. The developer states that plans, orientation, dimensions, layout and materials are indicative and may change at its discretion — so treat them as the basis for a conversation, not a contract.

Specification

The facts, without the brochure language

Project	Shared on enquiry
Developer	Shared on enquiry
Community	La Mer peninsula, Jumeirah
Unit type	Oceanfront mansion — typical plan
Property type	Waterfront mansion
Bedrooms	7, all en-suite
Bathrooms	9
Suite area	18,768.5 sq ft (1,743.7 sq m)
Total area	26,953.3 sq ft (2,504 sq m)
Plot area	41,903.6 sq ft (3,893 sq m)
Plot dimensions	36.8 × 105.0 m
Parking	7 spaces
Levels	Basement, ground, first, second — plus gym pavilion
Price from	AED 350,000,000
Payment plan	60 / 40
Handover	Estimated Q1 2029
Sales status	Available — off-plan

The withheld rows are not missing — they are the reason to call me. You get both in the first message back, along with the service charge and the price grid for the other mansion types the moment they are issued.

Payment

How you pay for it

60%

During construction

Staged across the build, from booking to Q1 2029

AED 210,000,000

40%

On handover

Q1 2029, when the mansion is yours

AED 140,000,000

The milestone-by-milestone schedule sits inside the reservation pack — ask me for it. Construction payments are made into the project's DLD-supervised escrow account, never to a company account.

Send me the full payment schedule

The community

What comes with it

Wellness spa beneath the hill, with bespoke Jumeirah Spa treatments

Tranquil spa pools and serene outdoor spaces

Infinity pools cascading toward the horizon

Gym with natural light

State-of-the-art sports courts

Running track through the hills

Yoga decks overlooking the sea

All-day restaurants, hilltop venues and oceanfront dining

Landscaped gardens with winding paths and seating areas

Members' club and exclusive residents' lounge

Dedicated valet-serviced lobby

Private pool and garden within the mansion's own plot

Community amenities as published by the developer, shared across the 29 residences. The pool, the garden and the gym pavilion inside your own plot are private to the mansion.

You get something first

The name, and the checks run on your configuration

Not a brochure. Which project this is, who is building it and where — plus full-size floor plans, the price grid across the mansion types, the milestone payment schedule, and my answers on the two figures nobody has published yet: the service charge, and what comparable oceanfront product is actually transacting at.

Mohammed N. Hwayyiz

Property Wealth Engineer · RERA BRN 66920

I personally answer every message.

WhatsApp me instead Call +971 58 540 2222

Straight answers

What buyers actually ask me

Why won't you tell me which project it is?

Because the name is the only thing on this page you cannot get anywhere else, and the moment it is public my enquiries become eleven agents calling you. Send me your number and I will tell you what it is, who is building it and exactly where — usually within fifteen minutes. There is no cost and no obligation attached to knowing.

How much is one of these mansions?

The typical mansion plan starts from AED 350,000,000. That is approximately AED 12,985 per sq ft against the 26,953 sq ft total area, or approximately AED 18,648 per sq ft against the 18,768 sq ft of enclosed suite area. The other mansion types are priced separately — ask me for the grid.

How many of them are there?

The developer states the development contains 29 residences in total — 4 to 6-bedroom apartments, a 7-bedroom penthouse, and the mansions, of which there are six.

What is the payment plan?

60/40. Sixty per cent is staged across construction to a Q1 2029 handover and paid into the project's DLD-supervised escrow account; the remaining forty per cent falls due on handover. The milestone schedule is in the reservation pack.

When is handover?

Estimated Q1 2029. Until then the asset produces no income — it is capital placed on the expectation of appreciation, which is a different proposition from a yielding asset.

How big is the plot?

41,903.6 sq ft, or 3,893 sq m, measuring 36.8 × 105.0 m. The building occupies 64% of it, leaving roughly a third as open ground for the pool and landscaping.

Where exactly is it?

On the La Mer peninsula in Jumeirah, at its southernmost point, roughly 5 km from Downtown Dubai and adjacent to La Mer, J1 Beach and Port de la Mer.

Can a foreign buyer purchase it?

Yes. Jumeirah is a designated freehold area, and no residency visa is required to buy. Nationality has never been the constraint in Dubai — location eligibility is.

Is my money protected before handover?

Under Law No. 8 of 2007, payments on a registered project go into a project-specific escrow account controlled by the Dubai Land Department and are released to the developer only against verified construction progress. I confirm the account against the DLD record with you, in writing, before you transfer anything.

What is the service charge?

It has not been published. On 26,953 sq ft with a private pool, a lift and a gym pavilion it will not be small, and I would not model a return until the figure is issued. I will send it the moment it is.

Am I dealing with you or with a call centre?

With me. Mohammed N. Hwayyiz, RERA BRN 66920. Your number is not sold, not shared and not passed to a team of junior agents.

Is this a good investment?

At AED 350M this is ultra-prime, and ultra-prime does not trade like a standard villa. The premium on this class of asset has historically arrived three to four years after handover rather than before it, so it suits a buyer holding through completion — not one who needs an exit in 2028. My view is that the plot, at this size on the Jumeirah coastline, is the part that cannot be reproduced. That is an opinion about the future, not a guarantee about it.

Claim your position

Six of them exist. That is the whole supply.

Send me your number and you get the name of the project, who is building it, the full-size floor plans, the price grid across the mansion types and my own read on the deal — including what I would want changed before I put a client into it. No call centre, no obligation, no reselling your details.

WhatsApp me Call +971 58 540 2222

RERA BRN 66920 · Your details are never sold or shared.

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