Elevia Residences by Valores

About Elevia Residences by Valores

Elevia Residences is a low-rise apartment building in International City, the dense, warehouse-and-apartment district on the eastern side of Dubai near Al Warsan. The developer describes it as a limited collection of studios, one- and two-bedroom apartments in a modern, understated building; the portal files it under International City, while the developer’s own page placed it in Warsan 4, which is how International City Phase 2 is usually listed. They are the same cluster.

This is the entry point of the portfolio. A studio at AED 450,000 is about as low as a new-build apartment gets in Dubai outside the far south, and at AED 1,154 per square foot it undercuts almost everything else on our International City page. That is the product: a small, functional home in a district built for people who need to be near the airport, Academic City and the Al Warsan employment belt rather than the beach.

The documentation is the problem. The developer’s project page for Elevia — the one carrying a starting price of AED 550,000, a 50/50 payment plan and a Q4 2027 handover — now returns a 404, along with the rest of the site’s project section. The portal’s record, created in August 2025, says AED 450,000, 10/40/50 and Q1 2027. Third-party agent listings in between quote AED 470,000, 500,000 and 565,000 for the same studio, and one of them records a 407 sq ft studio sold at AED 565,000 in July 2026. Four prices, one building.

The amenity list is the other thing to test. The portal carries nineteen tags for this building — infinity pool, adult and kids’ pools, spa and sauna, sports court, jogging track, yoga and meditation area, amusement park, health care centre, retail, restaurants, concierge, 24-hour security, parking. A low-rise building in International City does not contain all of that. Some of it will be district amenity; some of it will be aspiration. Ask for the building’s own facility schedule before you treat any of it as part of the price.

What it means for a buyer. If the studio is genuinely available around 450,000 to 565,000, this is one of the few new-build studios in Dubai where the deposit is a five-figure sum and the post-handover burden is nil — the plan is paid in full at handover under both versions. That makes it a savings product as much as an investment: a defined amount, a defined date, no tail. The risk is concentrated in the developer’s delivery record, which is nil, and in a handover date that has already been published two different ways.

Compiled November 2026 from the listing portal’s project record (starting price, studio size, payment plan, feature tags, listing date), the developer’s own Elevia page as indexed before its removal (starting price, payment plan, handover, location), and third-party agent listings for the current range. Not a valuation.

Layouts, sizes and price

One layout is priced on the portal; the developer published a starting price but no type-by-type sheet:

The studio is the whole story here, and the two headline figures are 22% apart. 450,000 is the portal’s number, on a record created in August 2025. 550,000 is what the developer’s own page asked. Agent listings now quote 470,000 to 565,000, and one records an actual sale of a 407 sq ft studio at 565,000 in July 2026.

Read those together and the likely explanation is a launch price that has since moved up, with the portal record never updated — which would make the real asking price closer to 550,000, or AED 1,410 per square foot for a 390 sq ft unit. Confirm before you budget. A 100,000 dirham difference on a 450,000 purchase is not a rounding error.

Price and payment plan

The portal illustrates a 10 / 40 / 50 structure with nothing payable after handover. On a 450,000 studio:

The developer’s own page described a 50/50 plan instead — half during construction, half at handover — which on the same unit means 225,000 up front rather than 45,000. That is a materially different cash requirement, and it is the number a buyer should plan around until the developer confirms which plan is being sold.

The good news is the absence of a post-handover tail: both published versions are paid in full at handover, so there is no financing carry and no developer facility to interrogate. The bad news is the usual one — 50% due at a handover that has been published as both Q1 and Q4 2027.

Budget AED 468,000 to complete on the portal’s studio price including the 4% DLD fee, or AED 572,000 at the developer’s 550,000 figure, before agency commission and furniture.

Amenities

The portal attaches nineteen amenities to this building: infinity pool, adult and kids’ pools, spa and sauna, sports court, walking and jogging tracks, yoga and meditation areas, kids’ play area, gymnasium and fitness centre, health care centre, supermarket, retail outlets, restaurants and cafés, amusement park, parks and leisure areas, parking, 24-hour concierge and 24/7 security surveillance.

Treat that as a district list, not a building list. A low-rise apartment block in International City will have a pool, a gym and parking; it will not have an amusement park or a health care centre inside it. The distinction matters because amenity tags are what agents use to justify a price, and shared district facilities cost you nothing while building facilities cost you a service charge every year.

Ask for the building’s facility schedule and the service charge estimate per square foot. On a small building with a pool and a gym, the charge can be a meaningful fraction of a modest rent, and it is the single most under-asked question on entry-level apartments.

Where it is

International City sits in Al Warsan, inland of Ras Al Khor and about ten minutes from Dubai International Airport. It is one of the densest and most affordable districts in the city, built around themed residential clusters, a large retail and wholesale centre, and a working population that spans the airport, the Al Warsan industrial belt, Academic City and Dubai Silicon Oasis.

The transport story is improving rather than good. The Blue Line metro — with a station planned at International City — is scheduled to open towards the end of the decade, which is after this building hands over. Until then the district is car-first, with easy access to the E311 and E44 and long walks to anything that is not on your side of the road.

What that means for value: rents here are driven by workers and small households, not lifestyle buyers, and yields are usually reported higher than in the marina districts precisely because the entry price is low. Check registered rents for studios in the same cluster rather than in International City as a whole, and ask what the service charge does to the net figure — a 450,000 studio let at 30,000 a year gives up a large share of its gross yield to a 15 dirham per square foot service charge.

At a glance

• Low-rise building of studios, one- and two-bedroom apartments in International City (listed as Warsan 4 by the developer).
• Portal price: 390 sq ft studio from AED 450,000 — AED 1,154 per square foot.
• The developer’s own page asked AED 550,000 — AED 1,410 per square foot — and now returns a 404.
• Agent listings quote 470,000 to 565,000 for the same studio; one records a 407 sq ft sale at 565,000 in July 2026.
• Handover Q1 2027 on the portal, Q4 2027 on the developer’s own page.
• Payment plan 10/40/50 on the portal against 50/50 on the developer’s page — both paid in full at handover.
• Nineteen amenity tags on the portal for one low-rise building; ask which are inside it.
• Blue Line metro station planned for International City, opening after this handover.
• No service charge estimate published.
• Developer founded 2024; no completed building.

What we verify before you reserve

• Which price is live — 450,000, 550,000 or 565,000 — in writing, dated, with the unit number.
• Which payment plan is in the sale and purchase agreement: 10/40/50 or 50/50.
• The handover date as a quarter and a month — the two published dates are nine months apart.
• The delay clause, with compensation and a right to rescind if completion is missed.
• Escrow account number, project registration and the current permit from the Dubai Land Department.
• The building’s own facility schedule, as distinct from the portal’s amenity tags.
• The service charge estimate per square foot, and who manages the building after handover.
• Sizes for the one- and two-bedroom layouts, which are published as prices only.
• Parking allocation per unit and whether the space is titled.
• The specification schedule — kitchen, joinery, glazing, sanitaryware — and what the base price excludes.
• Registered rents for comparable studios in the same International City cluster, to test the yield.