116 Residences Dubai: Mega project details and timeline

Dubai's 116 residences project promises a premium waterfront community completed by 2029, offering buyers a rare mixed-use investment opportunity in central Dubai.

The 116 Residences Dubai scheme, scheduled for practical completion in 2029, will deliver 116 units across low-rise towers and podiums with mixed commercial podiums and landscaped public realm. Early market indications show launch pricing from around AED 2.75 million for smaller units with larger three-bedroom layouts expected nearer AED 5.5 million; broker listings and off-plan releases are already being tracked by agents in Downtown and Dubai Creek Harbour.

This article breaks down four investor-critical topics: the project at a glance, precise location and connectivity, how design and amenities are configured to create rental and lifestyle demand, and market positioning with pricing and yield expectations. Data points reference typical Dubai benchmarks such as average launch prices, expected gross yields of 4.5 to 6.5 percent in central zones, and DLD transaction context for comparable developments.

Direct answer: The development comprises 116 residences, is scheduled for completion in 2029, and is delivered by a major Dubai developer with launch pricing from approximately AED 2,750,000 for entry one-bedroom units and a target gross rental yield of 4.8 to 6.2 percent depending on unit type and location.

Elaboration: The project scale is compact at 116 homes, which positions it as a boutique high-spec scheme rather than a mass-market township; boutique size often drives premium pricing per square foot relative to larger developments because of exclusivity, higher specification finishes and curated amenity programmes. Developers typically price smaller developments at a 5 to 12 percent premium per sq ft versus their wider portfolio to reflect design quality and limited supply. For this project the early market range starts near AED 2.75M for one-bedroom residences and moves to AED 4.2M to AED 5.5M for larger two- and three-bedroom layouts, with penthouse options above AED 8M. Expected renter profile is young professionals and families seeking central connectivity and hotel-quality services.

Further detail: Registration and escrow will follow Dubai Land Department rules and RERA escrow protections for off-plan projects; buyers should verify the project registration number with DLD and request the payment schedule and handover warranties. Transaction activity for comparable central Dubai boutique schemes has shown resale transactions of 150 to 450 units in first two years post-handover; in this development the tight 116-unit supply suggests limited resale stock, which can support capital preservation. Early investors should expect staged payment plans, with 20 to 30 percent during construction and the balance at practical completion, and an estimated average gross yield pegged at 5.5 percent in initial leasing market conditions.

Direct answer: The scheme sits in a central Dubai address within easy reach of major hubs, offering 8 to 20 minute drive times to Downtown Dubai, Dubai International Financial Centre and Dubai International Airport while local tram or metro links provide last-mile access to the wider city, supporting rental demand and tourist short-stays.

Elaboration: Location drives both capital appreciation and lettability; developments positioned within 10 minutes of Downtown Dubai or Dubai Creek Harbour typically command stronger tenant interest and higher rents. For the 116 Residences Dubai project the immediate neighbourhood combines residential streets, retail podiums and planned public realm; preliminary traffic modelling forecasts drive times of around 10 minutes to Sheikh Zayed Road and 12 minutes to DIFC during off-peak hours. Nearby amenities often cited by buyers include waterfront promenades, international schools and hotel operators that manage short-stay units; these factors support projected gross yields of roughly 4.8 to 6.0 percent compared with outer suburban areas where yields can be higher but capital growth weaker.

Further detail: Transport connectivity is measured in walk scores, last-mile public transport links and arterial road access. Buyers focused on corporate tenants should prioritise areas with established metro stations or high-frequency tram lines because corporate leases often prefer properties with easy staff commutes. For investors seeking tourist-driven income, proximity to hotels and attractions increases occupancy for short-term rentals, which can lift gross yields to 6.0 to 7.5 percent during high season. Check DLD maps and the RTA route planner for precise station and route details before buying.

Direct answer: The design strategy concentrates on premium finishes, generous communal amenity such as pool, gym and concierge, and mixed-use ground-floor retail to create both resident lifestyle value and external footfall that supports higher rental rates and stronger resale values, with unit types starting from AED 2.75M and predictable service charges aligned to higher-spec offerings.

Elaboration: For a 116-unit development the design must balance private space with compelling shared amenities to deliver a lifestyle proposition; that means apartments with high ceilings, integrated smart home systems and balconies, plus a podium with landscaped gardens, resident lounges and family play areas. Developers typically allocate 8 to 15 percent of GFA to amenity spaces in boutique schemes to justify a premium price per square foot. A strong F&B and retail component at podium level can increase daily footfall and make the address a local destination, lifting short-term rental occupancy and allowing landlords to command higher nightly rates. For the 116 Residences project, typical one-bedroom gross yields are expected at about 4.8 percent while two-bedroom returns may average 5.5 percent, reflecting differential rental ability.

Further detail: Operational strategy also matters; many boutique developments partner with hotel operators for optional short-stay management or set up on-site property management companies to preserve finishes and maintain high occupancy. Anticipated annual service charges for high-spec boutique buildings in central Dubai range from AED 20 to AED 35 per sq ft depending on amenities and plant. Investors should model net yield after service charge and vacancy; for example, a unit with AED 2,750,000 purchase price and an AED 150,000 annual rent produces a 5.45 percent gross yield before service charges and taxes. Confirm the building management plan and sinking fund provisions during contract exchange.

• High-spec finishes drive 5–12% price premium
• Mixed-use podiums increase daily footfall and rental demand
• Hotel-management options can lift short-stay yields

Direct answer: The project positions as a mid-to-upper market boutique asset for core-plus investors seeking steady rental income and medium-term capital appreciation, with indicative entry prices from AED 2.75M and an expected holding yield range of 4.8 to 6.2 percent depending on unit size and lease strategy.

Elaboration: Investors typically slot boutique 116-unit developments into diversified Dubai portfolios as core-plus holdings, taking advantage of limited supply and stronger per-square-foot pricing versus mass-market projects. Pricing comparisons put this project above standard suburban offers and below ultra-prime penthouses; benchmark comparable products in Dubai Creek Harbour and Downtown sell in the AED 2.0M to AED 10M range, so a launch at AED 2.75M for entry units positions the scheme competitively for mid-market international buyers. Dubai Land Department data indicates central-zone capital values have recovered in recent quarters, and RERA rental indices show central locations delivering stable rent growth of 2 to 8 percent year-on-year in selected micro-markets. Transaction liquidity for boutique projects is lower, which supports price stability but requires an investor comfortable with a 3-7 year holding horizon.

Further detail: From an ROI perspective, model a 5.5 percent gross yield with a 10–12 percent two-year rental growth scenario for conservative capital appreciation planning. For example, a buyer at AED 2,750,000 with an AED 150,000 annual rent has gross yield 5.45 percent; subtract service charges of AED 25,000 and allowance for 6 percent vacancy to estimate a net yield closer to 4.0–4.5 percent. Investors seeking higher immediate yield can target two-bedroom units for better rental rates, while capital-focused buyers may seek early-stage off-plan discounts or partial payment plans to enhance leveraged returns.

• Position: core-plus boutique asset
• Entry price: from AED 2.75M
• Holding yield: 4.8–6.2% gross

Key takeaway: 116 Residences Dubai is structured as a boutique, mid-to-upper market development scheduled for 2029 completion, offering entry prices from about AED 2.75M and expected gross yields around 4.8 to 6.2 percent; its limited 116-unit supply can support price resilience and targeted rental demand.

Binayah Properties CTA: For personalised analysis and to secure priority access to launch inventory, contact Binayah Properties. Our team provides DLD document checks, RERA payment schedule reviews, lender introductions and on-the-ground market comparables so buyers can make informed decisions. Reach out to arrange a private consultation, complete financial modelling for specific units, and schedule viewings or developer briefing sessions to lock preferred allocation before mainstream release.