−7% Shams 2
3 BR · Apartment · 4 bathrooms
Price history
Listed since 7 April 2026. The price has been cut once — dates and figures from the listing itself.
- 6 October 2026 AED 3 000 000
- 19 October 2026 AED 2 800 000 -7%
About the building
40-storey residential building in Jumeirah Beach Residence.
Where it is
JBR
Jumeirah Beach Residence: a wall of towers directly on the beach, with The Walk and The Beach at their base.
- short-let income
- beachfront living
- walkable everyday life
What to check: Parking allocation is tight and visitor spaces fill with beach traffic. Confirm exactly how many bays come with the unit before you buy — in JBR this materially affects both what you can charge and who will rent it.
Full district guide →Questions and answers about lot NP4-522424
How much is this 3-bedroom apartment in Shams 2?
Lot NP4-522424 is priced at AED 2 800 000, about $762 000. The size is 1 990 sq ft (185 m²), which works out at AED 1 407 per sq ft.
Has the price of this lot been cut?
Yes. The listing history shows the price going from AED 3 000 000 to AED 2 800 000: AED 200 000 less, or 7%. It was cut once. On the market since 7 April 2026.
How does this price compare with other lots in Shams 2?
The database holds 2 lots in Shams 2 right now, from AED 2 800 000 to AED 3 100 000. 2 of them share this type and bedroom count: this lot is the cheapest.
Is this expensive or cheap for JBR?
The database holds 45 lots in JBR, starting from AED 1 450 000. The area median is AED 2 924 per sq ft; this lot is at AED 1 407. A gap that wide usually means an error in the listing rather than a real price difference — I will check it when you ask. 10 lots in the area have a reduced price. The median is taken from listings in our database, not from registered sales.
JBR area guide →Is the property ready or still under construction?
According to the listing, the property is ready.
Can this lot be bought with a mortgage, and what would the payment be?
UAE banks lend on ready homes to both residents and non-residents. For this lot: a resident puts down from 20%, here AED 560 000; a loan of AED 2 240 000 over 25 years at 3.75–4.99% a year comes to roughly AED 11 500–13 100 a month. A non-resident puts down from 40% (AED 1 120 000) and pays about AED 8 600–9 800 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 112 000 for this lot. On a ready property the registration trustee fee of AED 4 200 is added. 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, yes: the 10-year Golden Visa is granted for property from AED 2 000 000, and this lot is priced at AED 2 800 000. 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 Shams 2?
The building has 40 floors. Figures are from the project passport: Propsearch and the Dubai Land Department.
Shams 2 project page →What does the seller say about the property itself?
From the listing: bathrooms — 4.
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 NP4-522424 on WhatsApp or Telegram — I will confirm the lot is still for sale, send the full details and arrange a viewing.
Video: Shams 2
Reviews from the English YouTube channel — each one with a written breakdown on this site.
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