Royal Amwaj
رويال أمواجSEVEN TIDES LIMITED · Home sales since 2014 · mostly resales in the 12 months to 28 Sep 2026
Dubai Land Department data shows the typical sale price (the median, ready and off-plan homes together) in Royal Amwaj was AED 2,249/sqft in Feb 2026, from 7 home sales recorded.
The Land Department’s record
completed per the Land Department · 100% complete · buildings · 543 units · 3 buildings · 18 villas · DLD target completion January 2013
Registered developer: SEVEN TIDES LIMITED (DLD no. 1072)
Zoned by Trakhees
From the Land Department’s projects file, file dated 15 June 2026.
Service charge budgets, by cluster
This project has 2 separate residential budgets on record for 2025. You pay the one your home sits in, not the average of them.
| Cluster or tower, as recorded | AED per sqft | Of which reserve fund |
|---|---|---|
| Royal Amwaj North Residences | 27.7 | 2.3 |
| Royal Amwaj South Residences | 26.8 | 2.3 |
Reserve fund: a separate line in 2 of the 2 cluster or tower budgets recorded for 2025; the middle of those is AED 2.3/sqft.
On record with the Land Department for 2025 · a budget is not a bill.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Rents recorded under Palm Jumeirah
Typical yearly rent of AED 200,000 across 4,267 tenancies recorded in the community over the last 12 months.
This is the community’s figure, not this project’s.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Street View imagery near Royal Amwaj, via Google — the nearest public-road vantage point, not necessarily the building's own frontage.
AED 2,249/sqft
Feb 2026 · 7 home sales
+6.6%
Dec 2022 to Feb 2026, scaled up to a year
133 months
Recorded home resales here fall in 133 months, Jan 2014 to Sep 2026. The growth beside this is drawn from the months with 5 or more of them; a figure for what they will do next is a scenario you set on the returns page.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually sold for in Royal Amwaj — not an asking price, and not this project’s overall typical price, which mixes every size together.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Price per sqft trend
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What it returns
A year of rent compared with what completed homes of that size actually sold for in Royal Amwaj over the same twelve months. Prices are this project’s own recorded ready-home sales. Off-plan sales are left out because rent is paid on built homes. Rents marked this building are new rent contracts recorded in Royal Amwaj itself. The rest are homes of the same size in Palm Jumeirah, used where Ejari did not name the building. A red (i) marks a figure that rests on few records, with how many.
| Size | Price now, ready homes | Rents for | Yield before costs | Ready sales, 12 months |
|---|---|---|---|---|
| Studio | AED 1.5M | AED 90,000/yrsame size in Palm Jumeirah · 116 new lets | 6.0% | 9 |
| 1 bed | AED 2.6M | AED 150,000/yrthis building · 40 new lets | 5.8% | 19 |
| 2 beds | AED 4.28M | AED 225,000/yrthis building · 22 new lets | 5.3% | 12 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price. In a market that has risen as far as Dubai’s, the average is a historical price. Worked out with the typical price across every sale on record (AED 3.95M), a 2 beds here reads 5.7% instead of 5.3%. The yield in the table above uses the AED 4.28M a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from this building’s own owners’ association budget for 2025 — AED 27/sqft, as recorded with the Land Department. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Yield before costs | Yield after service charge |
|---|---|---|---|---|
| 1 bed | AED 31,549 | AED 118,451 | 5.8% | 4.6% |
| 2 beds | AED 48,247 | AED 176,753 | 5.3% | 4.1% |
Only the service charge is taken off.
Reserve fund: a separate line in 2 of the 2 cluster or tower budgets recorded for 2025; the middle of those is AED 2.3/sqft.
Yield before costs: a year of rent as a share of the price.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Common questions about Royal Amwaj
How much does a home in Royal Amwaj cost?
Over the last twelve months, the typical price (the median: half sold for more than this, half for less) of a completed home in Royal Amwaj was AED 2.6M for a 1-bedroom (19 ready sales) and AED 4.28M for a 2-bedroom (12 ready sales). These come from sales recorded by the Dubai Land Department. They are what buyers paid, not asking prices. Only completed homes are counted: off-plan sales are left out, because they sell at a premium and are not the same purchase.
How much is rent in Royal Amwaj?
The typical rent (the median: half of the rent contracts were above this, half below) in Royal Amwaj is AED 150,000/yr for a 1-bedroom (40 new tenancies recorded in Royal Amwaj itself) and AED 225,000/yr for a 2-bedroom (22 new tenancies recorded in Royal Amwaj itself). These rents come from the new rent contracts recorded in Ejari (Dubai's rent registration system) over the last twelve months. They are what tenants agreed to pay, not advertised asking rents. Ejari names the building on these contracts, so every figure above is a tenancy recorded in Royal Amwaj itself.
What rental yield does Royal Amwaj give?
The yield before costs on completed homes in Royal Amwaj is about 5.8% on a 1-bedroom and 5.3% on a 2-bedroom. That is a year of rent divided by what completed homes of that size sold for over the same twelve months. Rent and price both come from the same period, which is why these read lower than yields quoted against an all-time average price. Service charges, agency commission and empty periods are not taken off, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Royal Amwaj selling off-plan or as resales?
0% of the 41 home sales recorded in Royal Amwaj in the 12 months to 28 Sep 2026 were off-plan, and the rest were recorded as existing property rather than off-plan. That period ends at this project's own newest recorded home sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Royal Amwaj start selling?
The Land Department's register holds 794 home sales in Royal Amwaj. The earliest was recorded in Jan 2014 and the newest in Sep 2026. That is when a home sale here was first recorded. It is not the same as when the project launched or completed: the register of sales carries no build date, so we do not publish one.
Due diligence
Price vs. Palm Jumeirah typical price
-39.9%
Priced at or below the area's typical price. Feb 2026: 7 sales here against 130 in the area.
Developer track record
6,562 recorded sales
Matched to SEVEN TIDES LIMITED, across the 4 companies Keyva groups under that name, Jan 2014 to 6 Oct 2026.
2 completed · 3 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free checks you can run yourself.
Verification guide →Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Handover competition
Low competitionWhen Royal Amwaj handed over in January 2013, 2 other projects in Palm Jumeirah had a handover date on record within six months either side — a reference point for how crowded that period was. The Land Department's projects file of 15 Jun 2026 lists 20 other projects in Palm Jumeirah as not yet finished. None of the 2 listed below is among them.
Grandeur Residences
ETA STAR PROPERTY DEVELOPERS L.L.C
Fairmont Palm Hotel & Resort
THE PALM HOTEL AND RESORT FZC
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
2.2 km
Palm Jumeirah Mall
2.6 km
Dubai College
2.2 km
Monoprix
Metro stations
- Palm Jumeirah Mall2.2 km
- Al-Ittihad Park2.3 km
- Palm Gateway3.0 km
Schools
- Dubai College2.6 km
- Coventry University UAE Regional Hub2.8 km
- Premier Genie2.8 km
- Choueifat School2.9 km
Supermarkets
- Monoprix2.2 km
- Waitrose2.3 km
- Spinneys2.6 km
- Emirates Cooperative2.6 km
Bus stops
- Dubai College 12.3 km
- Bus stop2.3 km
- Dubai College 22.3 km
- Bus stop2.4 km
Pharmacies
- Marina Pharmacy2.6 km
Malls
- Palm Jumeirah Mall2.2 km
Parks
- Al Sufouh Park2.5 km
Mosques
- Tecom Masjid2.9 km
- Abdulrahman Siddik Mosque2.9 km
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.
Buildings in this project
Priced from each tower’s own recorded sales, rather than the project’s typical price above.
Dubai Land Department · building register The Land Department's building register. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Other projects in Palm Jumeirah
Each price is the project’s newest month with 5 or more recorded home sales, from Oct 2025 to 7 Oct 2026. Priced projects first, then the most home sales from Nov 2025 to 7 Oct 2026, then A–Z. Where a project has no month with that many, its newest month with any sale is shown instead, with a red (i) and its count.
ESTATE GRAND REAL ESTATE DEVELOPMENT L.L.C
Sep 2026 · 7 home sales
THE PALM - JUMEIRAH CO. (L.L.C)
Aug 2026 · 5 home sales
SOUQ RESIDENCES FZCO
Jul 2026 · 5 home sales
SEVEN TIDES REAL ESTATE DEVELOPMENT L.L.C
Jun 2026 · 6 home sales
Palma Homes Real Estate Development L.L.C
Sep 2026 · 5 home sales
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Seen a listing for this?
Put the asking price beside what comparable homes actually sold for, and check the agent against the Land Department’s register of licensed brokers. Free, no sign-in.
Buying in Royal Amwaj?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the typical price here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to look things up in the Land Department's own systems on the day: the agent's licence, the project's escrow, and its registered status.