Property Overview
A G+4 residential development plot in Jebel Ali Hills by Meraas at AED 545 per sqft, totalling approximately AED 6,101,275 for 11,195 sqft of land. Gross floor area (GFA) of 24,629 sqft, giving a floor area ratio (FAR) of 2.2. Agent states market rate is approximately AED 700 per sqft, implying a 22.1% discount. Freehold. Infrastructure 91.6% complete.
Property Highlights
- Type: G+4 residential development plot
- Plot area: 11,195 sqft
- GFA: 24,629 sqft
- FAR: 2.2
- Asking price: AED 545 per sqft (AED 6,101,275 total)
- Agent market rate: AED 700 per sqft (AED 7,836,500 total)
- Implied saving: AED 1,735,225 (22.1%)
- Zoning: G+4 (5 storeys)
- Jurisdiction: DDA (Dubai Development Authority)
- Infrastructure: 91.6% complete
Pricing Analysis
Active G+4 Plot Listings in Jebel Ali Hills
- AED 470 per sqft for 10,001 sqft, G+4 end plot along main road (FAM Properties)
- AED 575 per sqft for 10,000 sqft, G+4 (Property Finder, expired)
- AED 775 per sqft for 9,999 sqft, G+4 (Property Finder, expired)
- AED 850 per sqft for 10,001 sqft, G+4 mixed-use (FAM Properties)
- AED 400 per sqft for bulk lots, Phase 8 (FAM Properties)
The market for G+4 plots in Jebel Ali Hills shows a wide range from AED 470 to AED 850 per sqft. The variation reflects plot position (corner, end, internal), road frontage, phase location and whether the zoning is purely residential or mixed-use (retail, clinic, office permitted). At AED 545 per sqft, this listing sits in the lower-middle of the range. It is 15.9% above the cheapest G+4 listing (AED 470 per sqft) and 35.9% below the most expensive (AED 850 per sqft).
Agent's AED 700 per sqft Benchmark
The agent claims the market rate is approximately AED 700 per sqft. This is within the observed range and may be appropriate for a well-positioned plot (corner, main road frontage, phase with completed infrastructure). However, with an active listing at AED 470 per sqft, the 700 psf figure is not universally applicable. The implied 22.1% discount should be evaluated against the specific plot position, not just the headline benchmark. Buyers should compare this specific plot's location, road access and surrounding infrastructure against the AED 470 and AED 575 per sqft alternatives.
G+1 Villa Plot Comparison
G+1 villa plots in Jebel Ali Hills trade at AED 308 to AED 400 per sqft, significantly below G+4 building plots. This is logical: G+4 plots carry higher development potential (5 floors of apartments vs 1 villa). The pricing differential confirms that G+4 plots command a premium.
Development Potential
A G+4 building on this plot could accommodate approximately 30 to 50 apartments depending on unit mix and floor plate efficiency. Estimated construction cost: AED 300 to AED 500 per sqft of GFA (AED 7.4M to AED 12.3M). Total development cost (land plus construction): AED 13.5M to AED 18.4M. If completed apartments sell at AED 800 to AED 1,200 per sqft of sellable area (estimated at 75% of GFA, or 18,472 sqft), gross development revenue would be AED 14.8M to AED 22.2M. These are rough estimates and depend on market conditions at completion, unit mix, finishing quality and actual construction costs.
About Jebel Ali Hills
A freehold land development by Meraas, launched July 2014 in Saih Shuaib 1. Two zoning types: G+1 (residential villas only) and G+4 (residential apartments, offices, retail or mixed-use). Infrastructure is 91.6% complete per the Meraas website. Falls under DDA jurisdiction (not Dubai Municipality). Located near Dubai Parks and Resorts and Dubai South. Accessible via Sheikh Zayed Road (E-11). This is a plot subdivision offering freehold land for development, not a completed residential community.
Verification Notes
The plot size (11,195 sqft), GFA (24,629 sqft), asking price (AED 545 per sqft) and agent market benchmark (AED 700 per sqft) are from the agent brief. Jebel Ali Hills is confirmed as a Meraas freehold land development. G+4 zoning is available in the mixed-use zone. The FAR of 2.2 is consistent with G+4 in Jebel Ali Hills. Active listings range from AED 470 to AED 850 per sqft for G+4 plots, making the 700 psf benchmark plausible for well-positioned plots but not universally applicable. The AED 470 per sqft alternative should be considered. DDA jurisdiction applies.
