Gardenia is finished. Construction started in May 2023 and completed in July 2024, which makes this one of the few projects on this list where you can walk the building, inspect the finish and meet the tenants before you buy.
It is a 40-storey structure in JVC District 11 — UG + G + 5 podiums + 29 residential floors + 4 office floors + a rooftop level. 274 residential apartments alongside offices and retail. Studios through to three-bedroom layouts, spanning 269 to 3,012 sq ft.
That is the widest unit range of any Binghatti JVC project, and it changes who the building serves.
The building
The signature here is the interwoven balconies — separate balconies visually connected across the elevation so the façade reads as a single continuous pattern rather than a stack of repeated floors. It creates the impression of movement against a static skyline, and Binghatti has been explicit that it is not purely decorative: the overlapping geometry provides shade to the units beneath, reducing cooling load and building energy consumption.
That is a rare case of an architectural gesture doing real work. In Dubai, where cooling drives the majority of a building’s energy use, passive shading translates directly into lower DEWA bills for the occupant and a slightly more defensible service charge for the owner.
Interiors carry Middle Eastern art and architectural motifs worked into the detailing, with a grounded colour palette in the bedrooms. Ceiling heights run to 3 metres. Units come with equipped kitchens, built-in wardrobes and large windows, and every apartment has a balcony plus underground parking.
The rooftop level is open to residents and gives full skyline views — a genuine amenity in a district where most buildings do not have one.
The unit mix
274 apartments across studios, one, two and three bedrooms. Studios run approximately 25 to 40 sqm, one-bedrooms 47 to 65 sqm, and two-bedrooms 105 to 115 sqm, with the largest layouts reaching 3,012 sq ft.
Four floors are given to offices — 23 office units — plus retail at ground level. The mixed-use profile means the building generates its own daytime activity, which supports the ground-floor retail and gives the address a working identity rather than a purely residential one.
For an investor, the significant number is 274. That is a small unit count for a 40-storey building, and it means the internal competition at re-letting time is a fraction of what it would be in a 600-unit tower. Fewer near-identical apartments hitting the rental listings in the same month is worth real money.
Amenities
Fully equipped gym. Swimming pool. Kids’ play area. Landscaped gardens and walking paths. Rooftop social zone with panoramic skyline views. Ample parking, 24/7 security, high-speed elevators, dedicated retail.
Location — District 11
District 11 sits with easy reach of Sheikh Mohammed Bin Zayed Road (E311).
From Gardenia
Approx.
Al Khail Avenue Mall
3 min
Mediclinic Park View Hospital
5 min
City Centre Al Barsha
5 min
Mall of the Emirates
7 min
Dubai Marina
10 min
Downtown Dubai
12 min
Those are unusually short times for JVC, and the hospital at five minutes is a genuine tenant consideration that rarely appears in listings.
Pricing and payment
Published entry pricing has been quoted from around AED 640,584. The original off-plan plan was 20/50/30 — 20% on booking, 50% across construction in four instalments, 30% on completion.
Since the building completed in July 2024, current transactions are ready-stock purchases rather than off-plan. That means full payment or mortgage rather than a staged plan, immediate rental income, and the ability to inspect the actual unit — including its view, its neighbours and the state of the common areas — before committing.
Add DLD 4% plus registration and trustee fees for all-in acquisition costs of roughly 7–8%.
Indicative pricing. Check xploon.com for current prices and availability.
The investment read
Ready stock in JVC has been quoted at yields above 7%, and Gardenia has three things working for it beyond the district average.
The unit count is low relative to the building height, which limits internal rental competition. The unit range is wide, reaching three-bedroom layouts that most JVC towers do not offer at all — and larger units in JVC face a thinner competitive set than the heavily supplied studio band. And the passive shading design should moderate cooling costs, which tenants notice in their DEWA bills even if they never attribute it to the architecture.
Against that: the building is now two years old, so you are buying into an established service charge and an established management standard rather than a projection. Ask for the actual service charge history and the reserve fund position, not an estimate. On a completed building that information exists, and its absence would be a warning sign.
The wider JVC picture applies — rising sale prices alongside softening new-let rents through 2026 — so model on current achieved rents in the building, which for a completed project you can actually verify.
About Binghatti
Founded 2008 by Hussain Binghatti; architectural division established 2013 by Muhammad Binghatti, now CEO and Chairman. Over 25,000 units delivered across 60-plus completed developments, portfolio above AED 80 billion.
Gardenia is itself a data point on that record: construction began May 2023 and completed July 2024 — approximately fourteen months for a 40-storey tower. That pace comes from full vertical integration, with design, engineering and construction handled in-house and no external main contractor.
Because the building is delivered, the relevant question is no longer whether Binghatti completes on time. It is how the building has held up and how the management is performing, both of which you can assess directly by visiting.
Direct from the developer, no broker, no commission. Filter above for current availability, floor plans and pricing on ready units.
Frequently asked questions
Yes. Construction began in May 2023 and the building was completed in July 2024. Units available now are ready stock, which means you can inspect the actual apartment, the common areas and the building's condition before purchasing, and rental income can begin immediately rather than after a construction period.
The structure is UG + ground + 5 podium levels + 29 residential floors + 4 office floors + a rooftop, described as a 40-storey building overall. It contains 274 residential apartments, 23 office units and retail space at ground level. Some sources cite a total unit count of 298 including non-residential.
Units span approximately 269 to 3,012 sq ft. Studios run roughly 25 to 40 sqm, one-bedrooms 47 to 65 sqm, and two-bedrooms 105 to 115 sqm, with three-bedroom layouts at the top of the range. Ceiling heights are 3 metres throughout.
No published figure is consistently available. Because the building is complete, an actual service charge history exists — request it directly rather than accepting an estimate, and ask for the reserve fund position at the same time. JVC service charges generally run AED 8–10 per sq ft for older low-amenity buildings and AED 18–20 for new full-amenity towers.
Ready stock removes construction and delivery risk entirely, lets you inspect the specific unit including its view and orientation, starts rental income immediately, and gives you verifiable data on actual achieved rents in the building rather than projections. The trade-off is that you pay in full or arrange a mortgage rather than spreading payments across a construction period.
