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Starting from
AED 7,57,777
Project facts
What is being built, how it is specified, and how the developer takes payment.
Where simplicity meets satisfaction, and energy ignites excitement. LUME is a space designed to reflect the vibrancy of community-future-forward, bright, and bold. It is illuminated living at its finest, bringing more life in with every detail. Designed t
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Who is building this, and what they have delivered in Dubai so far.
Evolutions is the developer behind Lume Residences. Dubai Land Department records show 6 more in development.
evolutions.aeOpens in a new tabEvolutions is the first-of-its-kind real estate intelligence hub headquartered in Dubai, which combines a concept store of a curated collection of exquisite projects, comprehensive 360-degree consultancy, and a global network of industry experts, all converging to spark a transformative wave in the real estate development sector.
Counts come from the Dubai Land Department project register.
Projects in development
6
Years on the DLD register
2.1
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.
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.
Studio
Starting from AED 758K
1 BR
Starting from AED 1.03M
2 BR
Starting from AED 1.64M
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.
Reservation + signing. Paid to the developer at signing.
Paid in 1 interest-free milestones during construction (typically every 3–6 months tied to build progress).
This is the slice you can finance with a UAE mortgage. Banks typically lend up to this amount only. The prior phases are paid cash to the developer.
Amounts shown for the 1 Bedroom tier at the project's starting price (AED 10,33,777), 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 757,777 entry price at Lume Residences and show every line you settle at transfer.
AED 151,555 · 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
Monthly instalment
AED 3,540
Cash at transfer
AED 216,230
Loan amount
AED 606,222
80.0% LTV
Total cost to buy
AED 822,452
Every charge on top of the AED 757,777 entry price, and who takes it.
| Item | Charged by | How it is worked out | Amount |
|---|---|---|---|
| Entry price | Developer | Starting from, smallest unit | AED 757,777 |
| DLD transfer fee | Government | 4% of the price | AED 30,311 |
| DLD admin fee | Government | Fixed, apartments and offices | AED 580 |
| Title deed issuance | Government | Fixed | AED 250 |
| Registration trustee office fee | Government | AED 4,000 plus 5% VAT | AED 4,200 |
| Agency fee | Brokerage | 2% of the price plus 5% VAT | AED 15,913 |
| Developer NOCIndicative | Developer | AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registration | Government | 0.25% of the loan plus AED 290 | AED 1,806 |
| Bank arrangement feeIndicative | Bank | 1% of the loan plus 5% VAT | AED 6,365 |
| Property valuationIndicative | Bank | AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges | 8.53% of the price | AED 64,675 | |
| Down payment | Developer | 20% of the price | AED 151,555 |
| Cash you need at transfer | Down payment plus all fees | AED 216,230 |
Since February 2025 you cannot borrow the fees. UAE banks no longer roll the 4% DLD transfer fee or the 2% agency fee into the mortgage. Both are 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 606,222 over 25 years at 4.99%, repaid monthly on a standard amortising loan.
Monthly instalment
AED 3,540
Loan amount
AED 606,222
80.0% LTV
Total interest
AED 455,893
AED 1,062,115 repaid in total
Cash at transfer
AED 216,230
From the table above
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 757,777 is the right price to pay for Lume Residences. That question needs comparable transactions, the rent the unit actually achieves and the supply landing around it, and it is what the underwriting report answers.
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 JVC (Jumeirah Village Circle), sourced from Google Places and refreshed by our area survey. Nearest six shown per category.
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:
Locked: in the Oliva Underwriting Report
These figures are part of the paid Oliva Underwriting Report and are not shown on this page.
Get the Underwriting Report · AED 1,500Generated and sent to your inbox automatically, or refunded in full at 48 hours.
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.
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Javier Sanz
Licensed Dubai broker. BRN 1573501.
Buy, negotiate or avoid. On this exact unit.
From AED 7,57,777
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Lume Residences is developed by Evolutions. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Lume Residences is located in JVC (Jumeirah Village Circle), 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 Lume Residences against the surrounding cluster.
The published payment plan for Lume Residences is 20% On Booking, 40% After Booking, 40% Upon 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.
Lume Residences 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.
Lume Residences offers studio, 1-bed and 2-bed layouts (bedroom range 0-2). 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.
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.