Price, payment plan and homes
Price per propertyfinder.ae, 1 Oct 2026- Starting price
- AED 900K
- ≈ $245K
- Bedrooms
- 1 bed to 3 bed
- 700 – 1,700 sqft · 88 units
- Payment plan
- 20/33/17 + 30 post-handover
- AED 180K to book
- Handover
- Q4 2028
- 0% built per the DLD
Homes and floor plans
88 homes · FreeholdPick a home: the plan and the forecast follow it.
Payment plan · 1-bed apartment
On AED 900K- 20% at bookingAED 180K
- 33% during construction, until handover (Q4 2028)AED 297K
- 17% on handover (Q4 2028)AED 153K
- 30% after handover (Q4 2028)AED 270K
Before the keys: AED 477K, 53% of the price.
Part of the price is paid after the keys. How post-handover payment plans work.
Location · Dubai South · Dubai
Masterplan around Al Maktoum International Airport and the Expo site.
Forecast
What the 1-bed apartment could be worth
More in Dubai South
Compare side by sideAll projects in Dubai South
The in-depth review
Why it scores 66
Price per sqft vs registered sales
Dubai Land Department open dataAED 1,136/sqft (est.)
The DLD median for apartments in Dubai South is AED 1,379/sqft (as of 10 Nov 2026). This project's figure is our estimate from the listed prices and unit sizes, so no gap is shown here; the score's price factor reads it at half weight, capped at 70. The gap appears once the register shows ten of this project's own sales or the developer states a price per sqft.
How the 66 was scored
8 of 8 factors · 100% of the weight · 10 Nov 2026Launch scoreLaunch score: scored 16 days after its launch on 25 Oct 2026, last on 10 Nov 2026. DLD already lists it, so the construction figure and the escrow line are on file.
- 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
- Our estimate from its typical home, against the median of 548 off-plan sales in Dubai South · DLD
- Developer track record
- Our rating
- Payment plan
- 20% down · 33% during construction · 17% on handover · 30% after
- Location and infrastructure
- Our rating of Dubai South, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- 531 resales of finished apartments in Dubai South this year · DLD
- Construction on schedule
- 0% built on the DLD register, handover Q4 2028
- How much is still being built nearby
- 12,038 homes sold in Dubai South this year, 95% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence low: the price figure is our estimate from the price and size of the typical home, not a registered or stated price.
65 → 66 9 Oct 2026; construction now measuredScored since 24 Sep 2026 · 4 score changes
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 66
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 2 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
- Rent, a mortgage and fees in the forecast, year by year
See what buyers paid at X11 Residence, and everything behind the 66.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q4 2028
Under construction · 0% built, the DLD's project register, 9 Oct 2026
What this means
Listed as Q4 2027 on 25 Sep 2026. The DLD’s register now expects Q4 2028 (27 Oct 2026).
Also due in 2028 in Dubai South: 23 more projects we list
BAMX Development: nothing delivered in the last ten years, none cancelled.
X11 Residence is due to hand over in Q4 2028. Construction is 0% complete according to the DLD's project register (9 Oct 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 1 Oct 2026- Project registration4414
- Escrow account14446937920002
- 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, the DLD's project register, read 27 Oct 2026, last verified 1 Oct 2026. Construction figure from the DLD's project register, 9 Oct 2026. Launch date from the DLD's project register.
Before you pay: four things to check
1The escrow account
Pay only into escrow account 14446937920002, and check it on dubailand.gov.ae first.2The handover date
The listed date is Q4 2028. The DLD shows 0% built on 9 Oct 2026. Ask for the date in the sales agreement.3Today's price list
AED 900,000 is a starting price from propertyfinder.ae, 1 Oct 2026. Ask for the unit's own price.4The instalment dates
20% at booking, 33% during construction, 17% at handover, 30% after handover. Ask for each payment's date and amount.
About
X11 Residence is BAMX's apartment tower in Dubai South, Dubai, with one to three-bedroom apartments from about 700 to 1,700 sq ft.
- Developer
- BAMX Development
- Area
- Dubai South
- Status
- Under construction
- Sales launch
- 25 Oct 2026
- Total units
- 88
- Storeys
- 7
- Ownership
- Freehold
Amenities
- Indoor Swimming Pool
- Landscaped Gardens
- CCTV Security
- Gymnasium
- Restaurants
- Children's Play Area
What’s nearby
straight-line distance- Supermarket or mall250 m
- Hospital or clinic4.2 km
- School5.6 km
- Metro or tram stop7.5 km
- Beach17 km
The nearest of each on OpenStreetMap, Sep 2026.
Rental yield nearby
gross, apartments7.5% in Dubai South. A median rent of AED 81 per sqft a year on 2,107 new tenancy contracts, last 6 months, against AED 1,082 per sqft paid across 282 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
X11 Residence: questions buyers ask
How much does X11 Residence cost?
Prices at X11 Residence start from AED 900,000 (about $245K) for 1-bedroom, 2-bedroom and 3-bedroom homes, per propertyfinder.ae on 1 Oct 2026.
What is the price per sqft at X11 Residence?
The asking price is around AED 1,136 per sqft, our estimate from the listed prices and unit sizes.
When is the X11 Residence handover date?
X11 Residence is expected to hand over in Q4 2028. The project is under construction, 0% built according to the DLD's project register.
What is the X11 Residence payment plan?
X11 Residence is offered on a 20/33/17 + 30 post-handover plan: 20% on booking, 33% during construction and 17% at handover, with 30% spread after you get the keys.
What is the Rendr Score of X11 Residence?
X11 Residence scores 66 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 Dubai South make?
About 7.5% gross for apartments in Dubai South, 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 X11 Residence?
X11 Residence is being developed by BAMX Development. It sits in Dubai South, Dubai.
Is X11 Residence registered with DLD?
X11 Residence is registered with the Dubai Land Department (DLD) under number 4414. Buyer payments go to escrow account 14446937920002. Check it at dubailand.gov.ae before you pay.
Changes
Listed 25 Sep 2026 · 3 changes since, last 27 Oct 2026
Handover moved from Q4 2027 to Q4 2028
Source: the DLD's project register, 27 Oct 2026
Sales launch date set to 25 Oct 2026
Source: the DLD's project register
Construction 0% complete
Source: the DLD's project register, 9 Oct 2026
Listed on the site
Source: propertyfinder.ae, read 24 Sep 2026