Binghatti Grove — JVC District 17

Grove has no studios. In a district where studios are the default product, that single decision defines the building.

388 apartments across 42 residential floors in JVC District 17: 360 one-bedrooms, 20 two-bedrooms and 8 three-bedrooms, plus 16 retail units at ground level, on a 1.58-acre plot. Sizes run from 792 to 2,303 sq ft.

The architecture is biophilic — a design approach that works planting, natural materials and daylight into the structure rather than adding them as landscaping afterwards.

The unit mix, and what it means

360 of the 388 apartments are one-bedrooms. That is 93% of the building in a single unit type, which is an unusually concentrated bet even by JVC standards.

It has a clear logic. One-bedroom apartments are the most liquid product in JVC — they let faster than two-beds and command higher rent than studios, and the tenant pool of professional couples and single earners is the district’s largest and most stable segment. Grove is built to serve exactly that market.

The trade-off is equally clear. At handover, 360 near-identical one-bedroom apartments enter the same rental market at the same moment, in the same building. If a meaningful share are investor-owned, you will be competing directly with your neighbours on price. The 20 two-bedrooms and 8 three-bedrooms face almost no internal competition by comparison, and those larger layouts — averaging 1,692 and 2,097 sq ft respectively — are genuinely scarce in JVC.

Reported averages: one-bedrooms average 840 sq ft with a 916 sq ft maximum; two-bedrooms average 1,692 sq ft up to 1,825; three-bedrooms average 2,097 sq ft up to 2,303. Those one-bed sizes sit comfortably above the JVC norm of 620–680 sq ft.

Amenities

Adult pool and separate kids’ pool. Pool deck. Outdoor yoga area. Outdoor fitness gym. Basketball court. Padel court. Volleyball court. Children’s play areas. Outdoor seating zones within landscaped surroundings. High-speed elevators, covered parking, 24-hour security, maintenance and cleaning.

Three separate sports courts is an unusually heavy provision for a JVC building and it fits the tenant profile — professionals in their late twenties and thirties who use facilities rather than just tour them at viewing. It also explains the service charge, which is published at AED 17 per sq ft.

Parking is one space for one and two-bedroom units, two for three-bedrooms.

Location — District 17

District 17 has direct access to Al Khail Road and Sheikh Mohammed Bin Zayed Road.

Pricing, payment and timing

Published entry pricing has been quoted from AED 1,099,000 to AED 1.2 million for one-bedrooms, around AED 2,049,000 for two-bedrooms and approximately AED 3,240,000 for three-bedrooms.

The standard structure is 20/50/30 — 20% on booking, 50% during construction, 30% at handover. One portal cites a 20/60/20 variation, so confirm the terms attached to your specific unit.

Service charge is published at AED 17 per sq ft. On an 840 sq ft one-bedroom that is roughly AED 14,300 per year. Model it in before you calculate returns — it is one of the higher figures in JVC, which is the direct consequence of the amenity provision.

Handover was scheduled for Q1 2026, with 31 March 2026 cited specifically. That date has passed, so confirm current completion status.

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

Grove sits at a higher entry price than most Binghatti JVC stock, and the reason is the absence of studios. You are buying into the one-bedroom band, which produces lower percentage yield than studios but higher absolute rent and a more stable tenant.

JVC one-bedrooms have historically returned 7–7.5% gross against studios at 8–8.5%. Net returns will land 1.5–2 points below that once the AED 17 per sq ft service charge, management, vacancy and maintenance are deducted. At that service charge level the gap between gross and net is wider here than at a lower-amenity building, so do the arithmetic rather than working from district averages.

The strongest positions in this building are the 20 two-bedrooms and 8 three-bedrooms. They face negligible internal competition, they serve a family tenant segment that JVC undersupplies, and at 1,692 to 2,303 sq ft they are larger than most alternatives in the district. They also cost considerably more, and the percentage yield will be lower — this is a capital and stability play rather than a cash-yield one.

For one-bedroom buyers, the practical advice is floor and orientation. In a 42-floor building with 360 units of the same type, position is the only variable you control.

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.

The biophilic direction at Grove is a notable departure from the developer’s geometric signature, and it sits alongside Hills and Aquarise as evidence that Binghatti is diversifying its architectural language rather than repeating one formula across every plot. For a buyer, architectural distinctiveness is not purely aesthetic — buildings with a recognisable identity carry resale recognition in a district where a great many towers look interchangeable.

Full vertical integration in design, engineering and construction drives 12 to 18 month delivery cycles. Binghatti accounted for over 20% of all new project completions in Dubai during 2025, with reported cancellation rates below 1%.

All payments sit in a RERA-regulated project escrow, released against verified construction milestones.

Buying through Xploon

Direct from Binghatti, no broker, no commission. Filter above for current availability, floor plans and payment terms.