Eleve in Jabal Ali Industrial Second

Eleve is structured across two buying tiers with near-equal unit counts. The smaller configuration spans 99.59 to 122.45 sqm across 112 units, priced from AED 1.51M to AED 1.66M — a per-sqm entry that starts at AED 11,212 and represents the accessible floor for the project. The larger tier covers 151.71 to 273.69 sqm across 113 units, priced between AED 2.24M and AED 3.07M, with the upper end of that range reaching AED 15,245 per sqm as unit size and floor position climb.

The near-even split between tiers gives the project balanced secondary market liquidity across two buyer profiles: the investor targeting a smaller, lower-entry unit for rental income, and the larger-unit buyer seeking more usable space at a mid-market price. Both tiers carry the standard 5% buyer-side fee as a fixed acquisition cost. On the AED 1.51M entry unit, that adds AED 75,500 to the effective purchase price before DLD registration fees. Buyers modelling net yield need to run achievable Jabal Ali Industrial Second rents against the all-in acquisition cost, not the headline price alone.

With 720 tracked transactions attached to Eleve, there is a real secondary signal available. Buyers should isolate completed resale trades from primary developer transactions to read actual liquidity and price movement. For broader context on how this pricing sits relative to live off-plan projects in comparable emerging corridors, Azizi Gabriel and Dwtn Residences are the most direct benchmarks to pull into a side-by-side comparison.

Construction on Eleve is 31.16% behind its original programme. That is not a rounding variance — it is a structural delivery risk that materially changes how buyers should treat the Q2 2027 handover date. Investors who have modelled rental income starting Q3 2027, or who need handover to trigger a payment obligation or mortgage drawdown, are carrying undisclosed schedule risk if they book that date without applying a delay buffer.

A realistic stress case puts handover somewhere between Q4 2027 and Q1 2028. Buyers negotiating reservation or payment terms should seek contractual clarity on what constitutes a delay trigger, what developer obligations activate at that point, and whether milestone payments are tied to construction progress or calendar dates. A payment structure indexed to calendar dates on a behind-schedule project can pull cash earlier than construction justifies.

Deyaar has completed projects across Dubai and brings institutional scale to construction oversight, but developer track record does not neutralise a project-specific programme deficit of this size. The off-plan versus ready comparison is directly relevant here: the discount embedded in the AED 1.51M entry price needs to absorb not just standard completion risk but a project already running significantly behind plan. That is a meaningfully different risk profile from buying off-plan at groundbreak.

Jabal Ali Industrial Second sits within Dubai's western expansion corridor, positioned between the Jebel Ali Free Zone industrial economy to the south and the developing residential density of Al Furjan and Dubai South to the north and east. The area carries a formal industrial zoning designation, and residential development here is a direct bet on that zoning evolving alongside Dubai's population growth and infrastructure investment in the corridor.

For investors, the lower land cost in this zone is what drives Eleve's AED 11,212 per sqm floor — it is a genuine structural advantage over more central addresses, not a developer concession. The trade-off is a thinner rental market where tenant demand is more tightly correlated with industrial and logistics employment than with the professional renter pool that sustains yield in JVC or Business Bay. Vacancy risk is higher, and achievable rents per sqm are lower in absolute terms.

Road connectivity to Sheikh Zayed Road is the primary access route, and proximity to the Jebel Ali metro station on the Red Line improves the commute case for tenants working in the free zone or further into central Dubai. The capital growth argument rests on continued infrastructure investment and zone maturation — a thesis that has played out across other Dubai western corridors but carries a longer timeline than centrally located assets. Buyers should assess the buying process requirements for off-plan acquisitions in this zone, particularly DLD registration and payment plan structures that apply to Jabal Ali Industrial Second transactions.

Deyaar is active across several Dubai submarkets, and its current portfolio gives buyers a direct internal benchmark before committing to Eleve. The Atria 2 represents Deyaar's positioning in a more established residential corridor at a different price point — the comparison between that location premium and Eleve's Jabal Ali Industrial Second entry pricing is a genuine strategic question for any buyer allocating between location quality and entry cost. Park Five offers a different unit specification tier within the Deyaar portfolio and is worth reviewing for buyers in the AED 2M to AED 3M bracket before finalising unit size preferences.

The most important variable to isolate when comparing Deyaar projects is construction progress relative to handover targets. Eleve's 31.16% schedule deficit becomes a meaningful data point when set against the programme status of other active Deyaar launches. Buyers who prioritise developer consistency — same contractual terms, same payment structure, same oversight model — should not assume that Deyaar's track record on other projects automatically transfers to Eleve's delivery timeline. Each project carries its own construction risk, and the schedule position is the cleanest signal available at any given point.

For buyers requiring a large-format unit above 150 sqm, the Eleve AED 2.24M to AED 3.07M tier sits in a range where Deyaar's other mid-market launches provide a direct floor-by-floor, sqm-by-sqm comparison on specification and pricing.

Buyers evaluating Eleve should compare at least three competing launches before narrowing a selection. Azizi Gabriel is the most direct geographic and price-tier competitor; its construction progress and per-sqm pricing offer a concrete benchmark against which Eleve's schedule deficit and entry cost can be weighed side by side. Peace Avenue and Metropoint represent different unit configurations and developer profiles within the same corridor, covering buyers who need alternative product specifications or payment structures at a comparable price level.

Dwtn Residences sits outside the immediate Jabal Ali Industrial Second geography but competes for the same buyer type — an investor willing to accept an emerging address for a below-average entry price. At this bracket, the choice between Jabal Ali Industrial Second exposure and a closer-to-centre address at similar pricing is a substantive portfolio decision, not a marginal preference. The rental yield differential between the two locations can be significant enough to change the investment case even when entry prices appear similar.

The strongest next step before committing budget to Eleve or any of these alternatives is a granular review of Jabal Ali Industrial Second as an investment geography: current rental vacancy, the tenant profile the area can sustain at scale, and the infrastructure timelines that underpin the long-term growth case. That area context determines whether Eleve's entry price is genuinely compressed value or simply reflects the demand constraints of an industrial zone mid-transition.