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Starting from
AED 6,56,000
Project facts
What is being built, how it is specified, and how the developer takes payment.
Provenza Residences by IKR Development offers an exceptional collection of studio, one-bedroom, and two-bedroom apartments, including luxurious two-bedroom units with private plunge pools.
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.
Golden Bridge is the developer behind Provenza Residences. Dubai Land Department records show 3 delivered projects, 280 homes handed over and 2 more in development.
goldenbridgeuae.comOpens in a new tabTrusted by UAE's top real estate developers, we are the leading sales and marketing partner, delivering innovative strategies and driving exceptional results.
Counts come from the Dubai Land Department project register.
Projects delivered
3
Projects in development
2
Homes handed over
280
Homes under construction
115
Projects on the DLD register
5
Years on the DLD register
2.1
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.
Share of completed projects handed over on or before the registered target date.
Average days between the registered handover target and the actual handover, across delivered projects.
Share of launched projects cancelled or struck off the register before completion.
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 656K
1 BR
Starting from AED 656K
2 BR
Starting from AED 1.09M
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 6,56,000), 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 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 656,000 entry price at Provenza Residences and show every line you settle at transfer.
AED 131,200 · 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 3,065
Cash at transfer
AED 188,608
Loan amount
AED 524,800
80.0% LTV
Total cost to buy
AED 713,408
Every charge on top of the AED 656,000 entry price, and who takes it.
| Item | Charged by | How it is worked out | Amount |
|---|---|---|---|
| Entry price | Developer | Starting from, smallest unit | AED 656,000 |
| DLD transfer fee | Government | 4% of the price | AED 26,240 |
| 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 13,776 |
| Developer NOCIndicative | Developer | AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registration | Government | 0.25% of the loan plus AED 290 | AED 1,602 |
| Bank arrangement feeIndicative | Bank | 1% of the loan plus 5% VAT | AED 5,510 |
| Property valuationIndicative | Bank | AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges | 8.75% of the price | AED 57,408 | |
| Down payment | Developer | 20% of the price | AED 131,200 |
| Cash you need at transfer | Down payment plus all fees | AED 188,608 |
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 524,800 over 25 years at 4.99%, repaid monthly on a standard amortising loan.
Monthly instalment
AED 3,065
Loan amount
AED 524,800
80.0% LTV
Total interest
AED 394,662
AED 919,462 repaid in total
Cash at transfer
AED 188,608
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 656,000 is the right price to pay for Provenza 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.
Reply within 15 minutes
Javier Sanz
Licensed Dubai broker. BRN 1573501.
Buy, negotiate or avoid. On this exact unit.
From AED 6,56,000
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Provenza Residences is developed by Golden Bridge. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Provenza 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 Provenza Residences against the surrounding cluster.
The published payment plan for Provenza Residences is 20% On Booking, 40% Upon Handover, 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.
Provenza 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.
Provenza Residences offers studio, 1-bed, 2-bed and 3-bed layouts (bedroom range 0-3). 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.