- Sold from33 sales, 12 months · DLD; cheapest: all studios
- AED 472K≈ $129K
- Buyers paid vs DLD median
- −32%
Price, payment plan and homes
Price per DLD- Sold from
- AED 472K
- 33 sales, 12 months · DLD; cheapest: all studios
- Bedrooms
- Studio to 1 bed
- 422 – 948 sqft · 278 units
- Payment plan
- 20/40/1 + 39 post-handover
- Handover
- Q4 2027
- 7% built per the DLD
Homes and floor plans
278 homes · Freehold- StudioApartment422 – 455 sqftPaid AED 473K – 563KNot listed
- 1 bedApartment806 – 948 sqftPaid AED 798K – 881KNot listed
Paid: middle half of each type's off-plan sales, Nov 2025–Nov 2026 · DLD
Payment plan
- 20% down payment
- 40% during construction
- 1% on handover
- 39% after handover
Part of the price is paid after the keys. How post-handover payment plans work.
AYS Developers’ own file on propertyfinder.ae, checked 30 Sep 2026
Location · Jumeirah Village Circle · Dubai
Mid-market apartment and townhouse community; the busiest off-plan market in Dubai by volume.
More in Jumeirah Village Circle
Compare side by sideAll projects in Jumeirah Village Circle
The in-depth review
Why it scores 70
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026−32% below what buyers paid nearby
12 off-plan sales, last 6 months · middle half AED 1,045 – AED 1,161
Off-plan sales, last 6 months, 2,252 registered sales in the area · middle half AED 1,394 – AED 1,899
Off-plan sales pace
2 a month
12 off-plan sales, last 6 months
How this is measured
Buyers paid a median of AED 1,077/sqft in this project (off-plan sales, last 6 months, 12 registered sales, as of 10 Nov 2026) against the DLD median of AED 1,589/sqft for apartments in Jumeirah Village Circle, as of 10 Nov 2026. DLD registers every sale in Dubai, and names the project on each. Both figures are sales of homes that were not built yet: this project's against its area's. Source: Dubai Land Department open data.
How the 70 was scored
8 of 8 factors · 100% of the weight · 10 Nov 2026- 01Price against what buyers actually paidAssessed · weight 25
- 02Developer track recordAssessed · weight 20
- 03Payment planAssessed · weight 10
- 04Location and infrastructureAssessed · weight 15
- 05How big the resale market isAssessed · weight 10
- 06Construction on scheduleAssessed · weight 15
- 07How much is still being built nearbyAssessed · weight 5
- 08The basics on fileAssessed · weight 0
How each factor was measured
Each factor with what it was measured on. Its score and the reasoning are in the full breakdown.
- Price against what buyers actually paid
- 12 registered off-plan sales here, against the median of 2,252 off-plan sales in Jumeirah Village Circle · DLD
- Developer track record
- Our rating, 1 delivered projects, how its finished building resells and who stands behind it
- Payment plan
- 20% down · 40% during construction · 1% on handover · 39% after
- Location and infrastructure
- Our rating of Jumeirah Village Circle, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- 3,320 resales of finished apartments in Jumeirah Village Circle this year · DLD
- Construction on schedule
- 7% built on the DLD register, handover Q4 2027
- How much is still being built nearby
- 8,206 homes sold in Jumeirah Village Circle this year, 58% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence medium: what buyers paid here is a median of 12 registered sales, against 2,252 in the area; 12 is a small sample for one project.
68 → 70 26 Sep 2026, developer record factorScored since 24 Sep 2026 · 3 score changes
Capped at 70: a project's weighted average sits at most 15 above its developer's track record of 48, so at 63, which is 70 on the Rendr scale. The factors alone give 79.
The formula is public: how the Rendr Score works. Our opinion, not investment advice. A figure you believe is wrong: alexk.dxb02@gmail.com.
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The full breakdown behind the 70
Free for 90 days. One sign-up opens everything on the site: the breakdown behind all 1,673 scored projects, the figures and reasons behind the developers' ranking, and rent, a mortgage and fees in every forecast. Nothing to pay.
- The 33 registered sales here: date, size and price paid
- All 8 factor scores, with the figure and source behind each
- Score history since 24 Sep 2026 and why each move happened
See what buyers paid at Q Gardens Aliya, and everything behind the 70.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q4 2027
Under construction · 6.59% built, the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026
What this means
Also due in 2027 in Jumeirah Village Circle: 35 more projects we list
AYS Developers: 1 project delivered in the last ten years, typically 7 months late, none cancelled.
Q Gardens Aliya is due to hand over in Q4 2027. Construction is 6.59% complete according to the DLD's projects file (data.dubai, loaded 2026-06-15) (15 Jun 2026). Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
DLD registration status
Verified 22 Oct 2026- Project registration3290
- Escrow accountNot published yet
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from propertyfinder.ae, bayut.com, read 30 Sep 2026, last verified 22 Oct 2026. Construction figure from the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026. Launch date from Property Finder's sales start date.
Before you pay: four things to check
1The escrow account
We hold no escrow account number. Ask the developer for it, and check it on dubailand.gov.ae before paying.2The handover date
The listed date is Q4 2027. Ask for the date in the sales agreement.3Today's price list
No price is published. Ask for the current price list.4The instalment dates
20% at booking, 40% during construction, 1% at handover, 39% after handover. Ask for each payment's date and amount.
About
Q Gardens Aliya is AYS Developers' apartment tower in Jumeirah Village Circle, Dubai, with studios and one-bedroom apartments from about 422 to 948 sq ft.
- Developer
- AYS Developers
- Status
- Under construction
- Sales launch
- 1 Oct 2024
- Total units
- 278
- Ownership
- Freehold
Amenities
- Landscaped Gardens
- Gymnasium
- Restaurants
- Indoor Swimming Pool
- CCTV Security
- Barbecue Area
- Children's Play Area
What’s nearby
straight-line distance- Hospital or clinic170 m
- Supermarket or mall200 m
- School1.6 km
- Metro or tram stop6.5 km
- Beach8.4 km
The nearest of each on OpenStreetMap, Sep 2026.
Rental yield nearby
gross, apartments7.3% in Jumeirah Village Circle. A median rent of AED 91 per sqft a year on 13,104 new tenancy contracts, last 6 months, against AED 1,241 per sqft paid across 1,986 finished sales, last 6 months.
Before service charges, fees and empty periods; our arithmetic on Dubai Land Department open data figures, Nov 2026. The working
Q Gardens Aliya: questions buyers ask
How much does Q Gardens Aliya cost?
Registered sales at Q Gardens Aliya start from AED 472,000 (about $129K): the cheapest tenth of 33 off-plan sales (all studios), Nov 2025–Nov 2026, per DLD.
What is the price per sqft at Q Gardens Aliya?
Buyers paid a median of AED 1,077 per sqft at Q Gardens Aliya (off-plan sales, last 6 months, 12 registered sales).
When is the Q Gardens Aliya handover date?
Q Gardens Aliya is expected to hand over in Q4 2027. The project is under construction, 6.59% built according to the DLD's projects file (data.dubai, loaded 2026-06-15).
What is the Q Gardens Aliya payment plan?
Q Gardens Aliya is offered on a 20/40/1 + 39 post-handover plan: 20% on booking, 40% during construction and 1% at handover, with 39% spread after you get the keys.
Is Q Gardens Aliya priced above or below what buyers paid nearby?
Buyers paid a median of AED 1,077 per sqft in Q Gardens Aliya (off-plan sales, last 6 months, 12 registered sales), which is 32% below the median of AED 1,589 per sqft that buyers actually paid for apartments in Jumeirah Village Circle, across 2,252 sales registered with DLD.
What is the Rendr Score of Q Gardens Aliya?
Q Gardens Aliya scores 70 of 100 on the Rendr Score, good, as of 10 Nov 2026; 8 of its 8 factors are assessed, 100% of the weight.
What rental yield do apartments in Jumeirah Village Circle make?
About 7.3% gross for apartments in Jumeirah Village Circle, worked out from DLD's own figures: new tenancy contracts, last 6 months, against finished sales, last 6 months, before service charges and fees.
Who is the developer of Q Gardens Aliya?
Q Gardens Aliya is being developed by AYS Developers. It sits in Jumeirah Village Circle, Dubai.
Is Q Gardens Aliya registered with DLD?
Q Gardens Aliya is registered with the Dubai Land Department (DLD) under number 3290. Check it at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 3 changes, 2 corrections since, last 22 Oct 2026
Starting price corrected to Price on request (was listed as AED 750K)
Source: propertyfinder.ae, bayut.com, read 30 Sep 2026
Construction 6.59% complete
Source: the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026
Starting price corrected to AED 750K (was listed as AED 1.83M)
Source: bayut.com
Payment plan stated: 20/40/1 + 39 post-handover
Source: propertyfinder.ae, read 24 Sep 2026
Sales launch date set to 1 Oct 2024
Source: Property Finder's sales start date
Listed on the site
Source: propertyfinder.ae, read 24 Sep 2026