Shams 4
Apartment
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 NP9-108420
How much is this apartment in Shams 4?
Lot NP9-108420 is priced at AED 3 999 999, about $1 089 000. The size is 1 862 sq ft (173 m²), which works out at AED 2 148 per sq ft.
Is there a discount on this lot?
There is no recorded price cut: the lot is in the database at the seller's asking price. The comparisons below show how that price sits against the market.
How does this price compare with other lots in Shams 4?
The database holds 2 lots in Shams 4 right now, from AED 3 999 999 to AED 7 100 000.
Is this expensive or cheap for JBR?
The database holds 62 lots in JBR, starting from AED 1 450 000. The area median is AED 2 918 per sq ft; this lot, at AED 2 148, is 26% below it. 13 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 800 000; a loan of AED 3 200 000 over 25 years at 3.75–4.99% a year comes to roughly AED 16 500–18 700 a month. A non-resident puts down from 40% (AED 1 600 000) and pays about AED 12 300–14 000 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 160 000 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 3 999 999. 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 4?
The building has 40 floors. Figures are from the project passport: Propsearch and the Dubai Land Department.
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 NP9-108420 on WhatsApp or Telegram — I will confirm the lot is still for sale, send the full details and arrange a viewing.
More in this building
Nearby in JBR
Ask a question
Telegram is the fastest way — I answer personally.
Message on Telegram