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Starting from
AED 15,20,000
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
Studio
793 sqft avg
Starting from
AED 1.52M
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.
Entry price and average size per unit type.
What you pay when, and the slice a bank will finance.
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 17,68,000), 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 buying costs on top of the price.
AED 304,000 · 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 live
| ItemCharged by · How it is worked out | Amount |
|---|---|
| Entry priceCharged by Developer · Starting from, smallest unit | AED 1,520,000 |
| DLD transfer feeCharged by Government · 4% of the price | AED 60,800 |
| 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 3,330 |
| Bank arrangement feeIndicativeCharged by Bank · 1% of the loan plus 5% VAT | AED 12,768 |
| Property valuationIndicativeCharged by Bank · AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges5.74% of the price | AED 87,178 |
| Down paymentCharged by Developer · 20% of the price | AED 304,000 |
| Total cost to buyEntry price plus all fees, however you pay | AED 1,607,178 |
| Cash you need at transferDown payment plus all fees | AED 391,178 |
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 1,520,000 entry price at Amber by Enso and show every line you settle at transfer.
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 1,216,000 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.
This is arithmetic on the asking price: what buying costs, not whether AED 1,520,000 is the right price for Amber by Enso. That answer needs comparable transactions, real rents and incoming supply, and it is what the underwriting report answers.
Amber by ENSO is a modern residential development that expertly combines luxury with functionality. The project features contemporary architecture, high-quality materials, and meticulously designed living spaces. The development also offers an array of amenities designed for a comfortable lifestyle, including a state-of-the-art fitness center, a relaxing pool area, and beautifully landscaped outdoor spaces. The thoughtful design of Amber by ENSO strikes a balance between comfort and elegance, making it an ideal choice for those seeking a modern and refined living environment. This project presents an unparalleled opportunity to own a piece of luxury in one of the most sought-after locations in the city. These residences are designed to meet the highest modern living standards, whether for investment or personal use.
Confirm accepted methods with your advisor before booking. Crypto and credit card availability varies by developer.
The building, its specification, and how you can pay.
Enso Delevopment is the developer behind Amber by Enso. Dubai Land Department records show 2 more in development.
enso.incOpens in a new tabEnso brings the Zen-inspired ethos of completeness, fluidity, and boundless potential to the heart of Dubai's dazzling skyline. Our luxury developments harmonize the tranquility and minimalist elegance encapsulated within the ENSO circle along with the vibrancy and opulence synonymous with Dubai's cosmopolitan allure.
We measure every registered handover date against the date the project was actually completed. Those three figures are the ones that decide whether a payment plan is a schedule or a hope, and they are in the underwriting report.
The last project 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.
Counts come from the Dubai Land Department project register.
The developer and their Dubai delivery record.
Walking and driving distances from Jumeirah Garden City, sourced from Google Places and refreshed by our area survey. Nearest six per category, three shown.
The address, what surrounds it, and commute times.
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.
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.
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
Amber by Enso is developed by Enso Delevopment. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Amber by Enso is located in Jumeirah Garden City, 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 Amber by Enso against the surrounding cluster.
The published payment plan for Amber by Enso 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.
Amber by Enso 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.
Amber by Enso offers studio and 1-bed layouts (bedroom range 0-1). 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.
Compare investment fundamentals across similar off-plan projects in the same area.
