New homes in X11 start at AED 1,066,927; keys are due Mar 2028; you pay 10% to book, 40% while it is built and 50% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 841 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Dubai South Residential District. Their median price is AED 1,483 per sq ft (about AED 926,000 at 624 sq ft). This project's from price is AED 1,710 per sq ft (AED 1,066,927 for its smallest home, 624 sq ft), 15% more.
Keys
Mar 2028
The developer's handover date
Payment plan
10 / 40 / 50
10% to book, 40% while it is built, 50% at the keys
Bedrooms
1 to 3 beds
Sizes
624 to 1,700 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 1,710 per sq ft
Similar off-plan homes: AED 1,483 per sq ft
RERA project
4414
Check it in Dubai REST, the Dubai Land Department's official app.
Built
0%
Not started. DLD register, Nov 11, 2026
Completion on the register
Dec 2028
DLD shows only the current date. We have recorded it since Nov 11, 2026 and it hasn't moved.
Escrow account
بنك ابوظبى التجارى
The bank that holds your payments
Registered homes
88
In 1 buildings
Dubai Land Department project register, as of Nov 11, 2026.
Paying for it
You pay 10% when you book, 40% as the building goes up, and 50% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
NowBooking · 10%
Booking
10%
AED 106,693+ AED 42,677 DLD fee
AED 149,370
Feb 2027While it is built · 8%
While it is built
8%
AED 85,354
AED 234,724
Apr 2027While it is built · 8%
While it is built
8%
AED 85,354
AED 320,078
Jul 2027While it is built · 8%
While it is built
8%
AED 85,354
AED 405,432
Oct 2027While it is built · 8%
While it is built
8%
AED 85,354
AED 490,786
Dec 2027While it is built · 8%
While it is built
8%
AED 85,355
AED 576,141
Mar 2028Keys · 50%
Keys
50%
AED 533,463
AED 1,109,604
Booking payment, 10%
AED 106,693
Dubai Land Department fee (Oqood), 4%
AED 42,677
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 149,370
Total costPrice plus the DLD fee
AED 1,109,604
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
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 841 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Dubai South Residential District, 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 X11 sold in 24 months, so we compare with off-plan sales across Dubai South Residential District.
Dubai Land Department recorded 841 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Dubai South Residential District, 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 1,483 per sq ft
AED 1,000 to AED 1,107 per sq ft
24 sales
AED 1,107 to AED 1,214 per sq ft
47 sales
AED 1,214 to AED 1,321 per sq ft
94 sales
AED 1,321 to AED 1,428 per sq ft
157 sales
AED 1,428 to AED 1,535 per sq ft
186 sales
AED 1,535 to AED 1,642 per sq ft
226 sales
AED 1,642 to AED 1,749 per sq ft
86 sales
This project's from price is in this band.
AED 1,749 to AED 1,856 per sq ft
21 sales
AED 1,000 per sq ftAED 1,856 per sq ft
This project AED 1,710 per sq ft
Half of the sales sold for AED 1,381 to AED 1,597 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 1,000 to AED 1,107 per sq ft
24
AED 1,107 to AED 1,214 per sq ft
47
AED 1,214 to AED 1,321 per sq ft
94
AED 1,321 to AED 1,428 per sq ft
157
AED 1,428 to AED 1,535 per sq ft
186
AED 1,535 to AED 1,642 per sq ft
226
AED 1,642 to AED 1,749 per sq ft
86
AED 1,749 to AED 1,856 per sq ft
21
The 3 closest sales
Picked from the 841 similar sales above, closest in size to this project's smallest home.
Mar 2026AED 877,000AED 1,402 per sq ftAVENEW888-LOOM C, 625 sq ft
Mar 2026AED 877,000AED 1,402 per sq ftAVENEW888-LOOM C, 625 sq ft
Apr 2026AED 879,000AED 1,405 per sq ftAVENEW888-LOOM C, 625 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 Dubai South 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 1,066,927 here
Off-plan medianAED 1,186,000AED 1,599 per sq ft
Sales4,465
15% above 841 similar sales
2-bed apartment
Off-plan medianAED 1,865,000AED 1,555 per sq ft
Sales2,463
3-bed apartment
Off-plan medianAED 2,500,000AED 1,553 per sq ft
Sales351
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%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
4.5%
Typical gross yield of similar ready homes
8.2%
Median rent of 1-bed apartments in Dubai South
AED 58,500 a year
Service charge a year, from the keysThe area median, AED 14 per sq ft from 9 buildings, as of 2023, for the smallest home (624 sq ft)
AED 8,736
Rent contracts counted
1,380
Rented between
Apr 1, 2025 and Mar 31, 2026
1-bed apartment
AED 58,500 a year
2-bed apartment
AED 85,000 a year
3-bed apartment
AED 125,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 58,500 ÷ AED 1,066,927 = 5.5%. 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
Expo 2020 Metro Station7.5 km, 23 min driveMetro station
Greenfield International School5.6 km, 19 min driveSchool
South View School7.7 km, 16 min driveBritish school
X11 is a BamX Development apartment project in Dubai South with one to three-bedroom homes from AED 1,066,927 and a listed handover of March 2028. Its from price per square foot is 15.3% above 841 one-bedroom off-plan sales across Dubai World Central over the 12 months to November 2026.
The Dubai Land Department lists 841 one-bedroom off-plan sales across Dubai World Central in the 12 months to November 2026. The from price per square foot is 15.3% above their median. These are sales across the area, not in X11, so ask for the price per square foot of your unit and what its finish includes.
The plan is 10% on booking, 40% during construction and 50% at handover, listed for March 2028. At the from price that is about AED 106,700, AED 426,800 and AED 533,500, so about AED 533,500 is paid before handover. The listing also mentions a four-step 10 / 40 / 20 / 30 plan, so confirm which one applies. Separately, the 4% DLD fee comes to about AED 42,680; ask when it is due.
Apartments have one to three bedrooms, from 624 to 1,700 sq ft. The interiors were developed in collaboration with Belmore. Facilities listed include an infinity pool, a rooftop café and bar, an outdoor cinema, sauna and steam rooms and a fitness centre described as fully equipped.
Alnoor South Polyclinic is about 680 m away, around 3 minutes by car by our estimate. Greenfield International School is about 5.6 km away, around 19 minutes by car, and South View School about 7.7 km, around 16 minutes. Expo 2020 Metro Station is about 7.5 km away, around 23 minutes by car. Jumeirah Golf Estates is about 27 minutes by car and JBR beach about 33 minutes.
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
How prices moved
Median price of 1-bed apartments in Dubai South, over the 12 months to each dateUp 5% from Dec 2024 to Sep 2026.
Dec 2024AED 1,525 per sq ft
Sep 2026AED 1,599 per sq ft
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12 months to
Median price
Sales
Sep 2026
AED 1,599 per sq ft
4,465 sales
Jun 2026
AED 1,579 per sq ft
3,823 sales
Mar 2026
AED 1,573 per sq ft
2,639 sales
Dec 2025
AED 1,637 per sq ft
2,647 sales
Sep 2025
AED 1,567 per sq ft
2,542 sales
Jun 2025
AED 1,582 per sq ft
2,436 sales
Mar 2025
AED 1,598 per sq ft
2,053 sales
Dec 2024
AED 1,525 per sq ft
1,257 sales
Off-plan sales only.
Questions about this project
Who is building X11?
BamX Development, with interiors developed in collaboration with Belmore. The project is in Dubai South.
Can foreigners buy here?
Yes. It's in a freehold area, so foreign buyers can own outright.
How does the price compare with other sales?
The from price per square foot is 15.3% above the median of 841 one-bedroom off-plan sales across Dubai World Central over the 12 months to November 2026.
How much is due at handover?
Half the price, about AED 533,500 at the from price. The listing also mentions a 10 / 40 / 20 / 30 plan, so ask which one applies.
When is handover?
The listed handover is March 2028. Ask BamX Development for a construction update before you book.
What is the nearest metro?
Expo 2020 Metro Station is about 7.5 km away, around 23 minutes by car by our estimate.
