Oak Yard

23 storeys in JVC District 10 and 190 apartments: 17 studios, 131 one-bedrooms, 40 two-bedrooms and two duplex penthouses. The first building by developer One Yard; handover has slipped from Q2 2026 to Q4 2026.

What the building is

Oak Yard (listed as Oakyard Residences in the Land Department record and on propsearch) is being built by One Yard Real Estate Development in the tenth district of Jumeirah Village Circle. It's the developer's first building, and the whole line is conceived as a series: "yard" in the name plays on both a courtyard and a unit of measurement, and the oak was chosen as the symbol of the first project.

By the factsheet: 23 storeys plus an underground parking level, 190 apartments. The architectural consultant is CVTEC Consulting Engineers; piling work was carried out by Gulf Piling. The project cost the developer filed with the Land Department before construction began was AED 60 million.

The plot was previously registered for a different development: the project Untitled Plot JVC10BMRH009 was cancelled, and the site went to this building instead. That's a neutral detail for a buyer, but it explains why the building has no sales history before 2024.

The handover date in the documents was originally set for Q2 2026, then revised to Q4. A shift within the same year is small by Dubai standards, but what to ask about isn't the quarter — it's what the contract says about late delivery.

What the building is selling

The concept is called "recharge": air, water, light and materials as part of the product rather than as finishing touches. Photocatalytic air purification and humidification in the apartments, a smart-home system, scent diffusion and neuro-music in the common areas, oak in the finishes, natural materials and plants, vertical gardens on the facade, a fountain and a live tree in the lobby.

The common areas follow the same script: a large pool, a gym, yoga and meditation zones, a Pilates studio, a biophilic-design kids' room, a barbecue area, a café serving eco-food, 24-hour security and concierge. Separately, a co-working space with soundproofed "Zoom rooms", meeting rooms and a lecture hall — actual work spaces rather than a shared table in the lobby.

Terraces come with every apartment, including studios. That's rare at this price point: a studio in JVC most often has no balcony at all. Apartments are handed over furnished by Italian and German manufacturers, with appliances included.

The way to read this: the building is trying to make an affordable version of something Dubai already sells for very different money — Keturah and Eywa, with their gardens, air purification and wellness features. It can pull this off precisely because land in JVC is cheap: what's saved on the plot goes into the fit-out.

Why JVC, and what's off about the district

JVC has the lowest entry threshold in the city and the densest flow of supply. Our own stock as of 22 August 2026 carries 278 lots in the district, median AED 1,449,999 (about $395,000), entry from AED 490,000, median price AED 2,229/ft². Half the supply is completed, 184 lots are listed at a discount, the largest at minus 40%. By median price it ranks 77th out of 84 districts.

The district's downsides are straightforward. Land here was sold off in small plots to dozens of developers, so building quality varies, and a vacant plot next door means construction and a wall in front of your windows within a couple of years. There's no metro in JVC and none planned in the near future — a car is essential. At the time our video was filmed, in April 2024, the district was expecting around 18,000 new apartments over the next two years: that's the competition your lot will meet on the rental market.

Why people still buy: the same money gets more square footage and a better-built building here than in districts with expensive land. Plus the schools — JSS International three minutes away, Nord Anglia and GEMS World Academy ten minutes away, nurseries nearby; Circle Mall is a kilometre's walk. Plus an established Russian-speaking community, which is why families choose the district.

There's one rule of thumb for choosing within the district: buy closer to the exit road, and favour the upper part of the ring, where the mall, the school, the park and the petrol stations are. This building isn't among the ones with an ideal exit, and that's worth knowing upfront.

What the presale looked like

The figures below are from April 2024, at the presale stage, before the showroom had even opened. They no longer apply today, but they show what the entry price was built from.

A studio was AED 620,000 (about $170,000), one-bedrooms from AED 860,000. On some units the price per square foot worked out to AED 1,259–1,335, against a district average of about AED 1,440 at the same date; buying an entire floor knocked off another 10%. For comparison, our own JVC stock median today is AED 2,229/ft², but that's the median of asking prices across the whole district, not the same measure — the two figures can't be added up into a "gain".

The payment plan was 60/40, with forty percent on handover — no aggressive post-handover instalments. Italian furniture was thrown in as a gift for bookings made before 20 January.

Sizes: studios 43–44 m², two-bedrooms up to 96 m² with two balconies. A two-bedroom that size in JVC costs about what a one-bedroom does in a waterfront district — that trade-off is what the district's appeal rests on.

Rental through the management company

The building lets apartments itself, without a broker, keeping 10% of income; that fee covers check-in, cleaning and day-to-day management. It works better than a standard agency arrangement for a mundane reason: a guest who likes the building asks about renting at the front desk and reaches a manager immediately.

Owners are promised a Yard Comfort app: ordering cleaning, groceries, car washing, a courier, and — more importantly — visibility into who stayed in the apartment and when. For an owner based in another country, that's the only way to check the management company's own reporting.

The service charge is stated to cover breakfast delivery, dry cleaning, water delivery, wi-fi across the property and on-site personal training. The developer's projected yield is around 8% on a long-term contract and up to 10% on short-term rental; that's the developer's own forecast, not a registry figure.

propsearch factsheet for Oakyard Residences: storey count, number of apartments, developer, architect, unit mix, project timeline and cost per Land Department data. Apartment mix, payment plan, prices and presale terms — the developer's brochure, covered in our video from 4 April 2024. District summary — our own stock as of 22 August 2026.