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Off-planKeys Aug 2027

Riwa at MJL

New homes in Riwa at MJL start at AED 2,350,000; keys are due Aug 2027; you pay 20% to book, 55% while it is built and 25% at the keys.

In the 12 months to Nov 9, 2026, Dubai Land Department recorded 92 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Um Suqaim Third. Their median price is AED 2,872 per sq ft (about AED 2,079,000 at 724 sq ft). This project's from price is AED 3,246 per sq ft (AED 2,350,000 for its smallest home, 724 sq ft), 13% more.

Keys: Aug 2027; The developer's handover date
Payment plan: 20 / 55 / 25; 20% to book, 55% while it is built, 25% at the keys
Bedrooms: 1 to 4 beds
Sizes: 724 to 4,390 sq ft
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.⁠

From price per sq ft: AED 3,246 per sq ft; Similar off-plan homes: AED 2,872 per sq ft

We couldn't match this project to the Dubai Land Department project register yet. The developer can give you its RERA project number.⁠

Paying for it

⁠

You pay 20% when you book, 55% as the building goes up, and 25% when you get the keys.

Show the amounts for a price of

When	Stage	Share	Amount	Paid by then
NowBooking · 20%	Booking	20%	AED 470,000+ AED 94,000 DLD fee	AED 564,000
Feb 2027While it is built · 27.5%	While it is built	27.5%	AED 646,250	AED 1,210,250
May 2027While it is built · 27.5%	While it is built	27.5%	AED 646,250	AED 1,856,500
Aug 2027Keys · 25%	Keys	25%	AED 587,500	AED 2,444,000

Booking payment, 20%: AED 470,000
Dubai Land Department fee (Oqood), 4%: AED 94,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.: AED 564,000
Total costPrice plus the DLD fee: AED 2,444,000

The dates are our estimate: we spread the construction share evenly between now and the keys. The developer's real dates follow the building work, so they can move.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.

A mortgage at the keys

Add a mortgage for the balance due at the keysUp to 80% of the price.

Before you buy

Pay into the project's escrow account only.: Every off-plan project in Dubai must have an escrow account at a bank, watched by RERA. Pay into that account, never to a person. Ask for the account number.
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. Ask Meraas for the estimate.
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?

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Dubai Land Department recorded 92 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Um Suqaim Third, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.

We compare with off-plan sales across Um Suqaim Third, as this project isn't on the Dubai Land Department register yet or has too few sales.

Median price AED 2,872 per sq ft

AED 2,440 per sq ftAED 5,143 per sq ft

This project AED 3,246 per sq ft

Half of the sales sold for AED 2,692 to AED 3,461 per sq ft

The median is the middle sale: half sold for less, half for more.

Show as table

Price per sq ft	Sales
AED 2,440 to AED 2,778 per sq ft	35
AED 2,778 to AED 3,116 per sq ft	18
AED 3,116 to AED 3,454 per sq ft	16
AED 3,454 to AED 3,792 per sq ft	12
AED 3,792 to AED 4,129 per sq ft	0
AED 4,129 to AED 4,467 per sq ft	1
AED 4,467 to AED 4,805 per sq ft	4
AED 4,805 to AED 5,143 per sq ft	6

The 3 closest sales

Picked from the 92 similar sales above, closest in size to this project's smallest home.

Jan 2026AED 2,533,000AED 3,512 per sq ftElara 3, 721 sq ft
Nov 2025AED 2,681,000AED 3,718 per sq ftElara 3, 721 sq ft
Apr 2026AED 1,870,000AED 2,569 per sq ftLamaa 4, 728 sq ft

Off-plan sales only, of the same home type, bedrooms and size band.

What similar homes sold for

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The median price of off-plan homes with the same number of bedrooms that sold in Umm Suqeim 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 2,350,000 here	Off-plan medianAED 2,420,000AED 2,869 per sq ft	Sales113	13% above 92 similar sales
2-bed apartment	Off-plan medianAED 3,733,000AED 2,724 per sq ft	Sales132
3-bed apartment	Off-plan medianAED 6,411,000AED 2,925 per sq ft	Sales60
4-bed apartment	Off-plan medianToo few sales for a median	Sales3

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: 5.5%
Typical gross yield of similar ready homes: 5.8%
Median rent of 1-bed apartments in Umm Suqeim⁠: AED 130,000 a year
Rent contracts counted: 236
Rented between: Apr 1, 2025 and Mar 31, 2026

1-bed apartment: AED 130,000 a year
2-bed apartment: AED 215,125 a year

There is no DLD service charge for this project or its area, so we leave out the service charge and the net yield.

Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 130,000 ÷ AED 2,350,000 = 5.5%. The home earns nothing until the keys, and new buildings often rent for more than older ones.

We don't take off empty months, management or furnishing. How we work out yields

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

Mall of the Emirates Metro Station2.1 km, 4 min driveMetro station
Umm Suqeim beach, by the Burj Al Arab300 m, 9 min walkBeach
The Emirates Academy Of Hospitality Management200 m, 6 min walkSchool
Kings' Dubai750 m, 15 min walkBritish school
Al Ittihad Private School7.2 km, 12 min driveAmerican school
Raffles World Academy900 m, 18 min walkIB school
GEMS New Millenium School7 km, 16 min driveIndian school
Souk Madinat Jumeirah500 m, 8 min walkMall
Getchecked Clinic500 m, 8 min walkHospital
Dubai Internet City5.5 km, 11 min driveOffices
Sinbad's Kids Club650 m, 10 min walkPark

Straight-line distance; minutes by road or on foot from OpenStreetMap routing, or estimated where the route is unknown. Places © OpenStreetMap contributors. Stations from the Roads and Transport Authority. School curricula from KHDA.

About Riwa at MJL

Riwa at MJL is a Meraas project in Umm Suqeim with apartments of one to three bedrooms plus four-bedroom penthouses from AED 2,350,000, and handover listed for August 2027. The beach by the Burj Al Arab is about 280 m away on the map, and the from price per square foot is about 13% above 92 similar one-bedroom off-plan sales in Um Suqaim Third.

Riwa belongs to Madinat Jumeirah Living and lies between Jumeirah Beach Road and Al Wasl. Umm Suqeim beach, by the Burj Al Arab, is about 280 m away and a clinic about 390 m. Kings' Dubai is about 740 m away and Raffles World Academy about 890 m. Mall of the Emirates Metro Station is about 2.1 km away, around 4 minutes by car by our estimate, and Dubai Internet City about 11 minutes.

The price check uses sales across Um Suqaim Third, not in this project. It puts the from price per square foot about 13% above the median of 92 similar one-bedroom off-plan sales registered with the Dubai Land Department there in the 12 months to November 2026. Ask for the price per square foot of the exact unit you are offered.

The plan is 20% on booking, 55% during construction and 25% at handover, listed for August 2027, about nine months away. At the from price that is AED 470,000 on booking, AED 1,292,500 during construction and AED 587,500 at handover. Ask when the 55% construction payment falls due. Separately, the 4% DLD fee comes to AED 94,000; ask when it is due.

The listing gives one-bedroom apartments of 877 sq ft, two-bedroom of 1,447 sq ft, three-bedroom of 2,402 sq ft and four-bedroom penthouses of 4,390 sq ft. The overall range starts at 724 sq ft, so check the floor plans. It mentions a pool and landscaped gardens but gives no full list of facilities, so ask for one. The listing doesn't give the ownership type, so confirm the ownership terms with the developer.

The developer

Meraas

See every project by Meraas

Other projects by Meraas

Floor plans

The developer's plans. Sizes and layouts can change; ask the developer for the plan of the exact unit you're looking at.

1 BR
2 BR
3 BR
4 BR

How prices moved

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Median price of 1-bed apartments in Umm Suqeim, over the 12 months to each dateDown 12% from Dec 2024 to Sep 2026.

Dec 2024AED 3,243 per sq ft

Sep 2026AED 2,869 per sq ft

Show as table

12 months to	Median price	Sales
Sep 2026	AED 2,869 per sq ft	113 sales
Jun 2026	AED 2,831 per sq ft	122 sales
Mar 2026	AED 2,769 per sq ft	131 sales
Dec 2025	AED 2,625 per sq ft	69 sales
Sep 2025	AED 2,675 per sq ft	85 sales
Jun 2025	AED 2,849 per sq ft	141 sales
Mar 2025	AED 3,174 per sq ft	187 sales
Dec 2024	AED 3,243 per sq ft	265 sales

Off-plan sales only.

Questions about this project

Which company builds Riwa at MJL?

Meraas. It belongs to Madinat Jumeirah Living, in Umm Suqeim.

Can foreigners buy here?

The listing doesn't give the ownership type, so confirm the ownership terms with the developer.

How close is the beach?

Umm Suqeim beach, by the Burj Al Arab, is about 280 m away on the map.

How does the price compare with recent sales?

The price check puts the from price per square foot about 13% above the median of 92 similar one-bedroom off-plan sales in Um Suqaim Third over the 12 months to November 2026.

When is handover?

The listed handover is August 2027, about nine months away. Ask for a construction update before you book.

How far is the metro?

Mall of the Emirates Metro Station is about 2.1 km away on the map, around 4 minutes by car.

More projects in Umm Suqeim

See every project in Umm Suqeim

Keys were due Jun 2026May be out of date
Umm Suqeim
Madinat Jumeirah Living - Jomana
by Meraas
1 to 4 beds · ⁦20 / 50 / 30⁩ plan
FromAED 1,910,000
16% below 92 similar sales
Sales across the Um Suqaim Third area, Nov 2025 to Nov 2026

Dubai Land Department register