−4% Shams 1
2 BR · Apartment
About the building
42-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 NP4-528436
How much is this 2-bedroom apartment in Shams 1?
Lot NP4-528436 is priced at AED 2 300 000, about $626 000. The size is 1 375 sq ft (128 m²), which works out at AED 1 673 per sq ft.
How much has the price of this lot been cut?
The price before the cut was AED 2 400 000; it is now AED 2 300 000 — AED 100 000 less, or 4%.
Is this expensive or cheap for JBR?
The database holds 44 lots in JBR, starting from AED 1 450 000. The area median is AED 2 786 per sq ft; this lot is at AED 1 673. A gap that wide usually means an error in the listing rather than a real price difference — I will check it when you ask. 9 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 460 000; a loan of AED 1 840 000 over 25 years at 3.75–4.99% a year comes to roughly AED 9 500–10 700 a month. A non-resident puts down from 40% (AED 920 000) and pays about AED 7 100–8 100 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 92 000 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 2 300 000. 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 1?
The building has 42 floors. Figures are from the project passport: Propsearch and the Dubai Land Department.
Shams 1 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 NP4-528436 on WhatsApp or Telegram — I will confirm the lot is still for sale, send the full details and arrange a viewing.
Video: Shams 1
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