Loading...
Loading...
Starting from
AED 6,06,829
Every report is signed by Javier Sanz for Oliva DB Properties CO. L.L.C. S.O.C., RERA BRN 1573501.
Underwriting Report: free. Built from DLD and Ejari records, ending in a verdict that can say do not buy. Delivered instantly, on screen and by email.
Project facts
One card per unit type, with the entry price and average size recorded for this project. The verdict and the fair-value gap are in the underwriting report.
1 BR
1,146 sqft avg
Starting from
AED 607K
The verdict, the fair-value gap and the net yield for each unit type above are in the underwriting report. They are listed in full further down this page.
How the developer takes the money, and which slice of it a UAE bank will lend against.
Three phases. Phases 1 and 2 are paid directly to the developer; only the final phase (Upon Handover) is what a UAE bank will mortgage.
Amounts shown for the 1 Bedroom tier at the project's starting price (AED 6,06,829), in your selected currency.
Pay the developer in stages as construction progresses. No interest. Milestones are set by the developer.
Absolute amounts computed from the starting price for this bedroom tier, converted to your selected currency at live FX rates.
What the purchase costs on top of the price, and what the monthly payment looks like if you finance it.
The price is not what you pay. Dubai adds statutory transfer and registration fees on top, and the bank adds its own if you finance. The figures below start from the AED 606,829 entry price at Al Ameera Village 5 and show every line you settle at transfer.
AED 121,366 · minimum 20% 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 as you change the numbers above
| Item | Charged by | How it is worked out | Amount |
|---|---|---|---|
| Entry priceCharged by Developer · Starting from, smallest unit | Developer | Starting from, smallest unit | AED 606,829 |
| DLD transfer feeCharged by Government · 4% of the price | Government | 4% of the price | AED 24,273 |
| DLD admin feeCharged by Government · Fixed, apartments and offices | Government | Fixed, apartments and offices | AED 580 |
| Title deed issuanceCharged by Government · Fixed | Government | Fixed | AED 250 |
| Registration trustee office feeCharged by Government · AED 4,000 plus 5% VAT | 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 | 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 | Developer | AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registrationCharged by Government · 0.25% of the loan plus AED 290 | Government | 0.25% of the loan plus AED 290 | AED 1,504 |
| Bank arrangement feeIndicativeCharged by Bank · 1% of the loan plus 5% VAT | Bank | 1% of the loan plus 5% VAT | AED 5,097 |
| Property valuationIndicativeCharged by Bank · AED 3,000 plus 5% VAT | Bank | AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges6.78% of the price | 6.78% of the price | AED 41,154 | |
| Down paymentCharged by Developer · 20% of the price | Developer | 20% of the price | AED 121,366 |
| Total cost to buyEntry price plus all fees, however you pay | Entry price plus all fees, however you pay | AED 647,983 | |
| Cash you need at transferDown payment plus all fees | Down payment plus all fees | AED 162,520 |
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.
AED 485,463 over 25 years at 4.99%, repaid monthly on a standard amortising loan.
This is the instalment on the loan only. It does not include the annual service charge, building insurance, life cover or DEWA. Banks size your borrowing so that total monthly debt stays inside 50% of your income, and they require the property to value at or above the price you agreed.
All of this is arithmetic on the asking price. It tells you what the purchase costs, not whether AED 606,829 is the right price to pay for Al Ameera Village 5. That question needs comparable transactions, the rents comparable units achieve and the supply landing around it, and it is what the underwriting report answers.
What is being built, how it is specified, and how the developer takes payment.
Al Ameera Village 5 is a contemporary residential development in Ajman, created by GJ Properties, known for delivering high-quality projects across the Northern Emirates. Designed to offer comfort, practicality, and value, the project features a selection of studios, 1- and 2-bedroom apartments with well-planned layouts and generous living spaces. The architecture reflects a modern urban style, complemented by retail areas on the ground floor that enhance everyday convenience for residents.
Confirm accepted methods with your advisor before booking. Crypto and credit card availability varies by developer.
Who is building this, and what they have delivered in Dubai so far.
Gj Properties is the developer behind Al Ameera Village 5. Dubai Land Department records show 1 delivered project and 7 more in development.
gjproperties.aeOpens in a new tabOver the last 10 years, GJ Properties Investments L.L.C. has delivered 15 high-quality real estate projects in Ajman and the Northern Emirates. Our priority is to create living spaces that offer an exceptional quality of life to our customers. It’s made us one of the premier luxury real estate developers in the UAE. Our projects are designed and built to industry-leading standards. We work with the best of partners, from architects and interior designers to all the specialist contractors that are involved in the construction of large projects.
Counts come from the Dubai Land Department project register.
The last 6 projects this developer brought to market.
Project and unit counts come from the Dubai Land Department register. Delivery performance is analysed in the Oliva Underwriting Report.
Where this project sits, what surrounds it, and how long it takes to reach the places your tenant cares about.
Walking and driving distances from Al Yasmeen, sourced from Google Places and refreshed by our area survey. Nearest six per category, three shown.
No Dubai Metro station is mapped within our survey radius for this community.
Everything above is a fact about this project. None of it tells you whether it is worth buying. Five questions decide that, and none of them can be answered from a project page:
The verdict on this specific project at this specific entry price.
What actually reaches your account once the service charge, agency and voids are paid.
What comparable stock is transacting at, and how far this entry price sits from it.
What you get out at three, five and ten years, and what has to be true for that.
How many competing units hand over into the same rental market in the same window.
These figures are part of the Oliva Underwriting Report, which is free on request, and are not shown on this page.
The verdict on this project is ready
Every report is signed by Javier Sanz for Oliva DB Properties CO. L.L.C. S.O.C., RERA BRN 1573501.
Free. Built from DLD and Ejari records, ending in a verdict that can say do not buy. Delivered instantly, on screen and by email. No calls unless you ask.
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.
Free. Built from DLD and Ejari records, and the verdict can say do not buy. Delivered instantly, on screen and by email. No calls unless you ask.
About this project
Al Ameera Village 5 is developed by GJ Properties. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Al Ameera Village 5 is located in Al Yasmeen, 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 Al Ameera Village 5 against the surrounding cluster.
The published payment plan for Al Ameera Village 5 is 5% On Booking, 36% After Booking, 10% Upon Handover, 49% Post Handover. 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.
Al Ameera Village 5 is scheduled for handover in 2027 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.
Al Ameera Village 5 offers 1-bed and 2-bed layouts (bedroom range 1-2). 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.