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Starting from
AED 5.279.184
Buy, negotiate, or walk away?
Get the verdict on this exact unit, at this exact price.
See sample reportProject facts
Entry price and average size per unit type.
Per-unit scoring coming nightly
Our scoring engine refreshes overnight. Once unit-type rows publish for this project, each unit will appear here with its own breakdown.
What you pay when, and the slice a bank will finance.
Amounts shown for the 4 Bedrooms tier at the project's starting price (AED 5.279.184), in your selected currency.
What buying costs on top of the price.
AED 1,583,755 · minimum 30% for your status
Indicative. Fixed-period offers and EIBOR-linked variable rates differ by bank.
25 years is the UAE maximum. Age limits at maturity can shorten it.
LTV caps. UAE Central Bank rules let a resident expatriate borrow up to 80% on a first property at or below AED 5m, and up to 70% above that. A second property drops to 65%. Financing taken before completion is capped at 50% whatever your status. These figures assume you mortgage at or after handover, once the unit is a completed registered property.
Updates live
| ItemCharged by · How it is worked out | Amount |
|---|---|
| Entry priceCharged by Developer · Starting from, smallest unit | AED 5,279,184 |
| DLD transfer feeCharged by Government · 4% of the price | AED 211,167 |
| DLD admin feeCharged by Government · Fixed, apartments and offices | AED 580 |
| Title deed issuanceCharged by Government · Fixed | AED 250 |
| Registration trustee office feeCharged by Government · AED 4,000 plus 5% VAT | AED 4,200 |
| Agency feeCharged by Oliva · Off-plan, the developer pays our commission and you pay Oliva no agency fee | AED 0 |
| Developer NOCIndicativeCharged by Developer · AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registrationCharged by Government · 0.25% of the loan plus AED 290 | AED 9,529 |
| Bank arrangement feeIndicativeCharged by Bank · 1% of the loan plus 5% VAT | AED 38,802 |
| Property valuationIndicativeCharged by Bank · AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges5.11% of the price | AED 269,778 |
| Down paymentCharged by Developer · 30% of the price | AED 1,583,755 |
| Total cost to buyEntry price plus all fees, however you pay | AED 5,548,962 |
| Cash you need at transferDown payment plus all fees | AED 1,853,533 |
On off-plan purchases the developer pays Oliva a commission and you pay Oliva no agency fee. On ready and secondary-market purchases where Oliva acts for the buyer, the client pays Oliva 2% of the purchase price plus 5% UAE VAT at transfer, less any buyer-representation retainer already paid, which is credited in full. The Underwriting Report is free.
Since February 2025 you cannot borrow the fees. UAE banks no longer roll the 4% DLD transfer fee into the mortgage. It is settled in cash at transfer, which is why the number above is larger than the down payment alone.
VAT at 5% applies to the services in this table, meaning agency, trustee, bank and NOC. It does not apply to the residential price itself.
Lines marked indicative vary by bank, developer and deal. The NOC is set by the developer and on a resale it is often paid by the seller. Government lines are published tariffs. Buying off-plan directly from a developer registers as an Oqood rather than a title deed, and some developers absorb or defer the DLD fee as an incentive.
The building, its specification, and how you can pay.
Iluka Residences by MS Homes sets a new standard for luxury living, combining serene tranquility with the convenience of urban life. This extraordinary development features eight residential floors with a selection of one to four-bedroom apartments, each thoughtfully designed to include private pools, elevating the bespoke living experience. The interiors at Iluka are a showcase of elegance and comfort, with sleek, stylish bedrooms and spacious, meticulously crafted living rooms and bathrooms that are designed for ultimate relaxation and aesthetic pleasure. The design smoothly integrates with the surrounding natural landscapes, making Iluka more than just a residence - it's a sanctuary of sophisticated living, where every detail reflects a commitment to quality and luxury. Distinguished by its modern architectural curves, the development boasts 14 unique amenities, ensuring that every aspect of residential luxury is catered to. Located just steps away from the vibrant marina, Iluka Residences provides a peaceful urban retreat with all the essentials within easy reach, offering a perfect blend of accessibility and escape.
Confirm accepted methods with your advisor before booking. Crypto and credit card availability varies by developer.
The developer and their Dubai delivery record.
Ms Homes is the developer behind Iluka Residences. Dubai Land Department records show 1 delivered project, 57 homes handed over and 1 more in development.
mshomesdevelopers.comOpens in a new tabMS Homes Developers is a leading estate agency for exclusive residences in Dubai. As one of the region's most influential luxury real estate firms, we boast a robust sales engine and a vast global reach. Our commitment to innovative technology and unmatched service ensures that our clients consistently discover the home of their dreams. Our latest project Iluka, a stunning development in the heart of Dubai Islands, offers modern elegance inspired by ocean waves and serene living. Discover your dream home with MS Homes, where innovative technology and exceptional service meet exclusive residences.
The address, what surrounds it, and commute times.
Walking and driving distances from Dubai Islands, sourced from Google Places and refreshed by our area survey. Nearest six per category, three shown.
Five things decide it. None of them are on this page.
These figures are part of the Oliva Underwriting Report, which is free on request, and are not shown on this page.
Five questions decide whether this is worth buying. None can be answered from a project page:
The report also carries the comparable DLD transaction analysis, the Ejari rental history for this project, the developer delivery track record, and the numeric Oliva Score with its six-dimension breakdown.
24 pages, from DLD transactions and Ejari rents, signed by a RERA-licensed broker. On screen instantly and emailed to you.
Free. The verdict can say do not buy. No calls unless you ask.
Compare investment fundamentals across similar off-plan projects in the same area.
About this project
Iluka Residences is developed by MS Homes. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Iluka Residences is located in Dubai Islands, Dubai. The investor page tracks the area's rental yields, transaction volume and 5-year price growth pulled from Dubai Land Department records so you can benchmark Iluka Residences against the surrounding cluster.
The published payment plan for Iluka Residences is 40% Upon Handover, 20% On Booking, 40% After Booking. Developers occasionally file revised plans with RERA during the build, so confirm the live milestones directly on the Sale and Purchase Agreement before transferring any deposit.
Iluka Residences is scheduled for handover in 2026 based on the developer's filing with the Real Estate Regulatory Agency. Off-plan handover dates in Dubai can move; the figure above updates whenever the developer revises the delivery date with RERA.
Iluka Residences offers 4-bed layouts (bedroom range 4). Aggregate floor-plan and starting-price information appears in the unit-types section above; the registered DLD transaction and Ejari rent analysis for the building is part of the Oliva Underwriting Report.
Buying off-plan in Dubai
Off-plan projects in Dubai must be registered with the Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA). Verify the project number on the DLD website before signing a Sale and Purchase Agreement, and confirm the developer holds an active escrow account for buyer payments.
Standard Dubai off-plan fees include the 4% DLD transfer fee, an Oqood (off-plan registration) fee of around AED 3,000, NOC fees from the developer (typically AED 500 to 5,000), and any agent commission agreed in the listing contract. Service charges and Mollak fees apply post-handover.
Dubai allows freehold ownership for non-resident foreign buyers in designated freehold zones, which include the majority of new off-plan launches. Title is registered in the buyer's own name at the Dubai Land Department, with no nationality restriction on resale.
Most Dubai off-plan payment plans split the price between a 10% to 20% down payment, instalments tied to construction milestones during the build (commonly 50% to 60%), and the balance on handover. Some developers offer post-handover plans that extend payments 1 to 5 years after completion.
Oliva scores every Dubai off-plan project on six dimensions: Financial Value, Market Dynamics, Location, Developer Trust, Risk, Macro Context, and Liquidity. Each dimension blends DLD transaction data, developer track record, area-level rental yields, and the project's payment plan into a single comparable score.
