Ramada Residences by Wyndham

About Ramada Residences by Wyndham

Dubai Islands is Nakheel’s five-island coastal masterplan off Deira, and Ramada Residences by Wyndham is one of the smaller buildings going up on it: 68 apartments in a G + 2P + 8 building, delivered by Grovy Developers with Wyndham Hotels & Resorts as the hospitality brand and USquare Luxe Properties as landowner and development partner. It is Grovy’s first branded residential project in Dubai.

The product is a hotel-operated apartment rather than a standard one. Every home is handed over fully furnished, the building is run to Wyndham’s brand standards, and it is among a select number of Dubai Islands buildings the developer says are approved for short-term leasing. One-, two- and three-bedroom apartments are joined by four-bedroom penthouses, with interiors in a coastal palette of warm wood, light stone and muted red.

What to weigh. The first question is the price, because the published one has moved. Launch material quoted from AED 2.27 million; current broker listings start around AED 2.56 million for a one-bedroom of roughly 970 sq ft, and one register-derived tracking source records the original launch price as AED 1.695 million. Those numbers are not describing the same unit type, and the only figure that means anything is the one attached to a unit number, floor and view. Ask for it in writing.

Second, the brand. A Ramada badge is a franchise agreement, not an operating guarantee in perpetuity. Wyndham is the world’s largest hotel franchising company by room count — more than 8,400 hotels across roughly 100 countries and 25 brands — and that scale is real, but what it commits this building to is set out in a management or brand agreement nobody has published. Ask which entity holds it, for how long, what standards it obliges, and what happens to the badge if the building is sold or the agreement lapses.

Third, delivery. This is Grovy’s first branded project and its first on Dubai Islands, and the handover date has already moved once: the project register shows an initial estimate of December 2026 revised to Q3 2027. That is not unusual in this market, but it is the reason to read the delay clause rather than the brochure. Main construction started in September 2026 with Jaseera Building Contracting as main contractor, EDMAC as consultant and Power Axes on the foundations — a named contractor on site is a better signal than a render.

Fourth, the tenant. A furnished, short-let-approved building on a beach-led island competes for holiday and corporate guests, not for families on annual leases. That is the yield case and also its limit: short-let income is seasonal, it carries a management fee and a fit-out replacement cost, and it depends on the island’s hotels filling first. If you want a simple annual let, an unfurnished building in a settled district is easier to underwrite.

Compiled November 2026 from Grovy Developers’ official project page and launch campaign for Ramada Residences by Wyndham at Dubai Islands, the developer’s September 2026 groundbreaking announcement as reported by Observer Dubai, and project-register and broker information. Grovy publishes no price list, and the listing portal does not carry the project: the from-price is broker-quoted and labelled. Sizes, drive times and amenity lists are the developer’s and are indicative until written into a sale and purchase agreement. Details marked for confirmation should be checked before publication or purchase.

Homes, sizes and price

Grovy publishes a typical size for each type, and brokers listing individual units quote tighter ranges. Both are below, because the gap between them is the first thing to understand about buying here.

The two-bedroom line is where the numbers need care. The developer’s typical 2BR is 1,403 sq ft, but listings range from 1,073 to 1,544 sq ft — a 44% spread on the same label. Some of that is layout, some is balcony treatment, and some is the difference between a 2BR and a 2BR plus study. Ask for the registered BUA of the specific unit, not the type name.

On price per square foot the building is more consistent than the headline prices suggest: at the broker-quoted entry points, the one-, three- and four-bedroom units all land between roughly AED 2,450 and AED 2,660 per sq ft. The bigger units are not being discounted per foot, which is what you would expect in a small building where the penthouses are the scarce stock.

Ask how many of the 68 remain, and which floors. With a building this small, the answer changes month to month, and a specific unit quote is the only basis for a decision.

What branded management does and does not cover

A branded residence is an apartment inside a building run to hotel standards. In practice that means a consistent front-of-house team, housekeeping and maintenance on request, and — if you let the unit — a booking and distribution channel that a standalone building has to build from scratch. At this project Grovy frames it as hotel-grade services under Wyndham’s quality assurance, with every home delivered furnished so it can be let from handover.

Three parties need separating before you buy. The brand is Wyndham’s. The developer is Grovy, working with USquare Luxe as landowner and development partner. The operator who runs the building day to day sits inside the agreement between them, and that agreement is not public. Ask which entity holds it, how long it runs, what it obliges on standards and staffing, and what happens if the building changes hands.

The short-let approval is the other thing to pin down in writing. The developer states this building is among a select number on Dubai Islands approved for short-term leasing, and that is a genuine advantage — many branded buildings do not permit it. But approval has conditions attached: a licence, a minimum stay, a management arrangement, sometimes a cap on the number of units let at once. Ask to see the approval, not the marketing line.

Finally, the furnished package changes the cost base. Contents, their replacement and hotel-style services sit on top of the usual service charge. Ask for a per-square-foot estimate and hold it against an unfurnished building nearby; a furnished unit that lets more easily is not automatically the better investment once the annual costs are totalled.

This describes how the product works. It is not a forecast, and no rental income, occupancy or resale value is guaranteed.

Also read: the separate Ramada by Wyndham building at Al Jaddaf, and Grovy Developers’ other Dubai projects in JVC and the Dubai Land Residence Complex.

Price and payment plan

The published plan is 40/60: 10% on booking, 30% during construction in instalments, and 60% at handover. Brokers write it as 10/30/60, which is the same schedule, and no post-handover portion is published.

Two things follow from that structure. First, 60% at handover is a heavy finish — lighter than a 50/50 but heavier than the 70/30 and 80/20 plans that appear on some Dubai launches. You are paying most of the price at the point when the building has to be finished, which protects you if it is late and concentrates your funding requirement into one date if it is not.

Second, there is nothing after handover to help you let it. On a furnished short-let unit, the first year is when the fit-out, the furnishing package and the operator’s fees land together. Budget the 4% Dubai Land Department fee, the agency commission if you buy through a broker, the service charge from handover, and a furnishing replacement allowance — the developer supplies the furniture, but not its replacement in year four.

Ask whether the 30% is spread evenly through construction or weighted to milestones, and confirm the contractual completion date and grace period in the sale and purchase agreement — the project has already moved once, from an early estimate of December 2026 to Q3 2027.

Amenities

The building carries more than twenty amenities, which is generous for 68 apartments — and the reason the service charge will not be low. Grovy’s published list includes a temperature-controlled infinity pool and sunbathing area, an aqua gym, a gym and fitness studio, a spa with sauna and jacuzzi, a golf simulator and miniature golf, an open-air theatre, a cinema and games room, a residents’ lounge and pool bar, cabanas, a jogging track, calisthenics equipment, billiards, table tennis, a children’s pool and playground, barbecue areas, electric vehicle charging and 24-hour security.

Read that list as a cost, not just a benefit. Twenty-plus facilities serving 68 homes means each apartment carries a large share of the running cost: the pool plant, the gym equipment replacement cycle, the cinema and the golf simulator all consume budget. Ask for the service charge estimate per square foot before you reserve, and ask which of the listed amenities are inside the service charge and which are chargeable to use. On a building this size the difference between AED 15 and AED 25 per sq ft a year is material on a AED 2.5 million apartment.

Where it is

The address is the Cultural District on Dubai Islands, the Nakheel masterplan of five connected islands off the Deira coast. Grovy’s published drive times put Dubai Islands Beach at two minutes, the Dubai Islands Mall at three, golf courses at five, and Dubai International Airport, Festival City and DIFC at fifteen minutes each.

Those numbers are credible in the sense that the islands sit close to the Deira shoreline and the airport corridor, and they are the reason the short-let case works: an island address within fifteen minutes of the airport is what corporate and holiday guests pay for. They are also the developer’s figures, measured in good conditions. Check the airport run at a weekday morning peak before you underwrite them — the Deira approach roads are the constraint, not the island bridge.

What Dubai Islands does not yet have is the settled retail and community of an established district. The masterplan promises beaches, parks, retail and golf; some of it is built, some is under construction, and the rest is a plan. For a short-let owner that is tolerable, because guests come for the beach and the airport. For anyone buying to live in, walk the island at the weekend first and see what is actually open.

At a glance

• 68 furnished apartments in a G + 2P + 8 building on Dubai Islands, by Grovy Developers.
• One-, two- and three-bedroom apartments plus four-bedroom penthouses, 945–2,308 sq ft typical.
• Broker-quoted from AED 2.56 million; roughly AED 2,450–2,660 per sq ft across types.
• 40/60 plan — 10% booking, 30% construction, 60% at handover, nothing after.
• Handover Q3 2027; main construction began September 2026 with Jaseera as main contractor.
• Ramada by Wyndham branding; developer states short-term letting is approved.
• Twenty-plus amenities for 68 homes — check the service charge before you reserve.

What we verify before you reserve

• The live price for a specific unit number, floor and view — the published from-price has moved from 2.27M to about 2.56M.
• The AED 1.695 million launch figure recorded by register-derived trackers: what unit did it buy?
• The registered BUA of the unit, against the 945–2,308 sq ft typical sizes.
• The escrow account, the project registration number and the contractual completion date.
• Who holds the Wyndham brand and management agreement, its term, and the standards it obliges.
• The short-term letting approval in writing, with its conditions and any cap on units.
• The service charge estimate per square foot, and which amenities it covers.
• The furnishing package list, the replacement policy and who pays for replacements.
• The delay clause and grace period — the handover date has already moved once.
• Assignment terms if you need to sell before handover in 2027.