ELAR1S Rise

Service charges quoted at 15 AED per square foot, three years before handover

Few developers publish their projected service charges this early in the sales process. Object One Real Estate Development has done so for ELAR1S Rise, with an estimate of 15 AED per square foot per year ahead of a handover date set for the third quarter of 2028. The tower rises in District 3 of Jumeirah Village Triangle and brings together 198 units (studios, 1 and 2 bedrooms), 12 offices and 4 retail units. Its technical breakdown reads as follows: B+G+5P+2(O)+21+MF+R. That translates into a basement, a ground floor, five parking levels, two office floors, twenty-one residential floors, a mechanical floor and a rooftop. The project is sold freehold, as is the case with nearly every new development in JVT.

Twenty-one floors split in two by the 12th

The vertical layout drives most of the project's design choices. The ground floor houses the retail units, while the basement serves as parking for both the shops and the offices. Floors 1 and 2 are set aside for offices, floors 3 to 11 form a first residential block, and the 12th floor is given over entirely to amenities. Floors 13 to 24 make up the second residential block. For a buyer, this means units sitting just above the 12th floor get a slightly higher vantage point than those in the lower block. The five parking levels of the podium also set the lowest units apart from street level.

Pool, clubhouse and games room on the same floor

The 12th-floor layout brings together seven spaces: a pool, a kids' pool, a deck with loungers, an indoor gym, a clubhouse, an outdoor lounge and a kids' games room. The brochure describes the pool as an infinity-edge design facing open views. Grouping all these amenities on a single floor makes daily life simpler, since a parent can watch over the kids' pool from the deck without moving between floors. The scheme also includes prayer rooms, a lobby designed for receiving guests and step-free access for people with reduced mobility. The rooftop, meanwhile, is billed with relaxation areas and panoramic views.

Smart lock with three tiers of virtual keys

The smart home package goes beyond a simple connected thermostat. Each apartment is set to receive a system managing lighting, temperature, music and security. The front door opens with a smartphone or smartwatch. Owners manage three tiers of virtual keys (family, guests, service providers) and can check the log of entries and exits. For a landlord who hands the unit over to a short-term rental manager, this feature does away with the physical key handover between stays.

Studios, 1 and 2 bedrooms for a dense rental market

ELAR1S Rise offers neither 3-bedroom units nor penthouses. That choice clearly targets young professionals and couples, who make up the bulk of rental demand in JVT and neighboring JVC. The interiors rely on large windows and compact layouts, with no wasted corridor space. The 12 offices built into the tower could suit small businesses looking for a professional address close to home. The 4 ground-floor retail units are expected to mainly serve the building's own residents.

District 3, between the E311 and the E44

JVT sits at the junction of Sheikh Mohammed Bin Zayed Road (E311) and Al Khail Road (E44), two arteries that connect to Dubai Marina, Downtown and both airports. According to the brochure, Dubai Miracle Garden is 9 minutes away and The Walk JBR is 15 minutes away. Montgomerie Golf Course is a 17-minute drive, Palm Jumeirah 20 minutes and Mall of the Emirates 22 minutes. Circle Mall and Sunmarke School are just a few minutes away, and Arcadia School as well as JSS International School are also in the area. The neighborhood has no metro station, so a car remains essential.

Object One's third ELAR1S tower in JVT

Rise adds to a series already under way in the same neighborhood, alongside ELAR1S Axis, geared mainly toward offices, and ELAR1S Sky. The developer is running parallel projects in Dubai Sports City, Al Furjan, JVC and Al Reem Island in Abu Dhabi. The range's name combines "element" with the Greek "Aris," which the developer translates as air or hope. Within this series, Rise stands out for its more conventional mix, with a large majority of residential units and only a small commercial share. Before buying, an investor would do well to compare this quoted 15 AED service charge against the amounts actually billed in JVT towers that have already been handed over.