−3% VYB
Apartment
About the building
21-storey residential building in Business Bay. Developer — Ginco Properties. Architect — Datum Engineering Consultants.
Where it is
Business Bay
The canal district next to Downtown: conceived as offices, built mostly as apartments, now one of the most tenanted parts of the city.
- central location at a discount
- short-let on the canal
- deep tenant demand
What to check: Quality varies enormously between towers here. Walk the building on a normal weekday and get three years of service charge history before you offer — in Business Bay the building matters far more than the district average.
Full district guide →Questions and answers about lot NP15-528926
How much is this apartment in VYB?
Lot NP15-528926 is priced at AED 1 300 000, about $354 000. The size is 657 sq ft (61 m²), which works out at AED 1 979 per sq ft.
How much has the price of this lot been cut?
The price before the cut was AED 1 341 437; it is now AED 1 300 000 — AED 41 437 less, or 3%.
How does this price compare with other lots in VYB?
The database holds 4 lots in VYB right now, from AED 1 150 000 to AED 1 370 000.
Is this expensive or cheap for Business Bay?
The database holds 321 lots in Business Bay. The area median is AED 3 030 per sq ft; this lot, at AED 1 979, is 35% below it. 116 lots in the area have a reduced price. The median is taken from listings in our database, not from registered sales.
Business Bay area guide →Can this lot be bought with a mortgage, and what would the payment be?
UAE banks lend on ready homes, and the listing does not confirm that this property is ready. If it has been handed over, the numbers are: a resident puts down from 20%, here AED 260 000; a loan of AED 1 040 000 over 25 years at 3.75–4.99% a year comes to roughly AED 5 300–6 100 a month. A non-resident puts down from 40% (AED 520 000) and pays about AED 4 000–4 600 a month. The bank approves the rate and the amount.
Run your own numbers in the mortgage calculator →What costs come on top of the price?
The main one is the Dubai Land Department registration fee: 4% of the price, AED 52 000 for this lot. With a mortgage the bank charges for processing and valuation, and the mortgage is registered for a separate fee. I will send the full calculation for this lot on request.
Does buying this lot qualify for a UAE residence visa?
On price the lot clears the classic threshold for the two-year residence visa, AED 750 000. It is AED 700 000 short of the 10-year Golden Visa, granted from AED 2 000 000. The threshold is measured by the Dubai Land Department valuation, not the contract, and only freehold qualifies.
Golden Visa and residence visas →What is known about VYB?
The building has 21 floors and 166 units. Figures are from the project passport: Propsearch and the Dubai Land Department.
VYB project page →How do I view the property and get the exact address?
Lots in the database are anonymised: the unit number, exact address and owner's details are not published. Send the lot code NP15-528926 on WhatsApp or Telegram — I will confirm the lot is still for sale, send the full details and arrange a viewing.
Video: VYB
Reviews from the English YouTube channel — each one with a written breakdown on this site.
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