New homes in Alba Residences start at AED 855,888; the keys were due Dec 2025; you pay 20% to book, 30% while it is built and 50% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 397 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Liwan. Their median price is AED 1,433 per sq ft (about AED 913,000 at 637 sq ft). This project's from price is AED 1,344 per sq ft (AED 855,888 for its smallest home, 637 sq ft), 6% less.
Keys
Dec 2025
The developer's handover date. It has passed and may be out of date, so check the current one with the developer.
Payment plan
20 / 30 / 50
20% to book, 30% while it is built, 50% at the keys
Bedrooms
1 to 2 beds
Sizes
637 to 1,195 sq ft
Ownership
Freehold
Property types
Apartment
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 1, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 1,344 per sq ft
Similar off-plan homes: AED 1,433 per sq ft
RERA project
2753
Check it in Dubai REST, the Dubai Land Department's official app.
Built
100%
Finished. DLD register, Nov 11, 2026
Escrow account
بنك دبي الاسلامي (شركة مساهمة عامة)
The bank that holds your payments
Registered homes
22
In 1 buildings
Dubai Land Department project register, as of Nov 11, 2026.
Paying for it
You pay 20% when you book, 30% as the building goes up, and 50% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
When you bookBooking · 20%
Booking
20%
AED 171,178+ AED 34,236 DLD fee
AED 205,414
As it is builtWhile it is built · 30%
While it is built
30%
AED 256,766
AED 462,180
At the keys (Dec 2025)Keys · 50%
Keys
50%
AED 427,944
AED 890,124
Booking payment, 20%
AED 171,178
Dubai Land Department fee (Oqood), 4%
AED 34,236
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 205,414
Total costPrice plus the DLD fee
AED 890,124
The handover date (Dec 2025) is too close or already past to estimate the dates. Ask the developer for its current schedule.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
A mortgage at the keys
Before you buy
Pay into the project's escrow account only.
This project's escrow account is at the bank named on the register above, watched by RERA. Pay into that account, never to a person.
Budget for the service charge.
Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. "Rent and yield" below gives the figure for this project.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 397 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Liwan, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Too few similar homes in ALBA sold in 24 months, so we compare with off-plan sales across Liwan.
Dubai Land Department recorded 397 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Liwan, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,433 per sq ft
AED 996 to AED 1,107 per sq ft
24 sales
AED 1,107 to AED 1,219 per sq ft
32 sales
AED 1,219 to AED 1,331 per sq ft
37 sales
AED 1,331 to AED 1,442 per sq ft
116 sales
This project's from price is in this band.
AED 1,442 to AED 1,554 per sq ft
70 sales
AED 1,554 to AED 1,666 per sq ft
75 sales
AED 1,666 to AED 1,778 per sq ft
34 sales
AED 1,778 to AED 1,889 per sq ft
9 sales
AED 996 per sq ftAED 1,889 per sq ft
This project AED 1,344 per sq ft
Half of the sales sold for AED 1,352 to AED 1,599 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 996 to AED 1,107 per sq ft
24
AED 1,107 to AED 1,219 per sq ft
32
AED 1,219 to AED 1,331 per sq ft
37
AED 1,331 to AED 1,442 per sq ft
116
AED 1,442 to AED 1,554 per sq ft
70
AED 1,554 to AED 1,666 per sq ft
75
AED 1,666 to AED 1,778 per sq ft
34
AED 1,778 to AED 1,889 per sq ft
9
The 3 closest sales
Picked from the 397 similar sales above, closest in size to this project's smallest home.
Nov 2025AED 888,000AED 1,404 per sq ftALBERO BY ORO24, 632 sq ft
Sep 2026AED 827,009AED 1,260 per sq ftParkgreen Residences by Alishaan, 656 sq ft
Jul 2026AED 830,000AED 1,265 per sq ftParkgreen Residences by Alishaan, 656 sq ft
Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Liwan in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
1-bed apartmentFrom AED 855,888 here
Off-plan medianAED 1,200,000AED 1,436 per sq ft
Sales442
6% below 397 similar sales
2-bed apartment
Off-plan medianAED 1,772,000AED 1,507 per sq ft
Sales225
Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from priceRent ÷ price
6.4%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
5.4%
Typical gross yield of similar ready homes
9.2%
Median rent of 1-bed apartments in Liwan
AED 55,000 a year
Service charge a year, from the keysThe area median, AED 11 per sq ft from 38 buildings, as of 2023, for the smallest home (637 sq ft)
AED 7,007
Rent contracts counted
1,357
Rented between
Apr 1, 2025 and Mar 31, 2026
1-bed apartment
AED 55,000 a year
2-bed apartment
AED 78,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 55,000 ÷ AED 855,888 = 6.4%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
Indian International School950 m, 15 min walkSchool
Kent College1.8 km, 4 min driveBritish school
GEMS Wellington Academy2.1 km, 9 min driveIB school
Alba Residences is a four-storey Amaya Properties building in Liwan with one- and two-bedroom apartments from AED 855,888. Its from price per square foot is 6.3% below 397 one-bedroom off-plan sales in Liwan, and the listed handover of December 2025 has passed.
The Dubai Land Department lists 397 one-bedroom off-plan sales in Liwan in the 12 months to November 2026. The from price per square foot is 6.3% below their median. Those sales cover the whole area, so ask what recent buyers in this building have paid.
The listed handover is December 2025, almost a year ago, so it may be out of date. Ask the developer for the current status and whether the building has its completion certificate. Visit the unit if you can before you pay.
You pay 20% on booking, 30% during construction and 50% at handover. At the from price that is about AED 171,178, AED 256,766 and AED 427,944. Separately, the 4% DLD fee comes to about AED 34,236; ask when it is due. Ask which of these payments are already due if construction has finished.
The listing gives one-bedroom homes of 637 sq ft and two-bedroom homes of 973 sq ft, with sizes up to 1,195 sq ft, and the developer also mentions executive units. There are shops on the ground floor, landscaped gardens, a gym, a children's play area, covered parking and a lobby. The building is where Sheikh Mohammed Bin Zayed Road crosses Al Ain Road. Burjeel Medical Center is about 650 m away, Indian International School about 950 m and Kent College about 1.8 km, and Creek Metro Station is about 12 km away, around 19 minutes by car.
