Boutique 23

About Boutique 23

Al Jaddaf Waterfront is the strip of reclaimed creek-side land between the Culture Village district and the Dubai Creek, and in the last few years it has become one of the more sensible small-ticket addresses in the city: ten minutes to Downtown, a creek frontage, and prices that are a fraction of Business Bay next door. LMD has three buildings there and this is the middle one — Boutique 23, alongside Boutique XII (complete) and La Boutique (due later in 2026).

The product is straightforward: studios, one and two-bedroom apartments in a boutique-scale building, marketed to buyers who want a newer unit near the centre without paying central prices. LMD’s pitch across the series is finishes and location rather than amenity volume, and the pricing sits at the affordable end of the Dubai market — around AED 600,000 to AED 730,000 depending on which broker you ask.

What to weigh. The handover date listed by brokers has passed, and that changes every question you should be asking. This is no longer an off-plan purchase: it is a completed or nearly completed building, so the relevant documents are the title deed, the Oqood or registration status, the service charge for the current year, the snagging record and the state of the common areas. Ask to walk the building and see an actual unit, not a show apartment.

Second, the price spread. Two brokers quote starting prices roughly AED 130,000 apart for what should be the same smallest unit. That is not unusual before a building formally closes out, but it means the only number worth using is the one attached to a specific unit number, floor and view — and that any “from” price you see advertised is a marketing figure rather than an asking price.

Third, the rental case. Al Jaddaf lets to people who work in Downtown, DIFC and the creek-side hotels, and studios and one-bedrooms are the deepest part of that market. Before assuming a yield, look at what comparable buildings on the same strip are actually achieving, and check how much new supply is completing around you — Al Jaddaf has been building steadily, and a building that is finished today competes with everything handed over this year.

Compiled November 2026 from broker and launch-partner listings for Boutique 23 and LMD’s published Dubai project statements. LMD has no Dubai project website and publishes no price list; the listing portal carries no listing for the building. Prices and dates are broker-quoted and labelled as such. Confirm unit availability, handover and service charge with LMD or the selling broker before publication or purchase.

Homes, sizes and price

The published unit range is studios, one-bedroom and two-bedroom apartments. LMD has not released a size schedule for Boutique 23, and the brokers marketing it publish starting prices rather than per-unit detail.

Note the two published figures: AED 600,000 from one brokerage and AED 729,000 from another. Ask which unit, which floor and which view each refers to. In a building this size the difference between a first-floor unit over the podium and a higher creek-facing apartment is easily the whole spread.

If the building has been handed over, ask for the unit’s BUA and balcony area as registered, not as marketed — on small units the balcony is often counted in the headline size, and it changes the price per square foot you are actually paying.

Price and payment plan

The plan quoted by brokers is 20% down with a 60/40 structure — 20% on booking, then instalments through construction, and 40% at or after handover. Exact dates are not published and will differ by release.

If the building is complete, the plan is history and the deal is now price, 4% Dubai Land Department transfer fee, agency commission and the first service charge. If it is not, ask for the schedule as written in the sale and purchase agreement and confirm whether any part is post-handover — the phrase “60/40” is used loosely in this market, sometimes meaning 40% at handover and sometimes 40% spread over two years afterwards.

Amenities

LMD has not published an amenity schedule for Boutique 23. The series is positioned as boutique-scale rather than amenity-led, and the tower’s sister building at Al Jaddaf advertises a pool, gym, landscaped gardens, retail and a children’s play area — but do not assume those transfer.

On a small building, the amenity list matters less than its condition. Two things are worth checking on a viewing: whether the pool and gym exist at all, and what share of the service charge they take. A boutique building with a pool and a full-time concierge carries a materially higher charge per square foot than one without, and on a AED 600,000 studio that difference decides the yield.

Where it is

Al Jaddaf sits on the creek between Dubai Creek Harbour and Oud Metha, with the Culture Village district at its waterfront end. In practice the address is a compromise that works: five to ten minutes to Downtown and the Dubai Mall by car, close to the creek and the Jaddaf metro station on the Green Line, and with the Al Khail Road and Sheikh Rashid Road connections that make the rest of the city reachable.

The neighbourhood is still filling in. There is a creek promenade, hotels, a growing restaurant scene and plenty of construction; what it does not yet have is the settled retail and community feel of a Jumeirah or a Marina. For a tenant, that is fine — the rent reflects it. For an owner, it is the reason to buy here rather than further out.

The trade is that Al Jaddaf has a lot of new apartment supply, most of it studios and one-bedrooms at similar price points. Competing on rent against a dozen near-identical buildings is the main risk, and the buildings that win tend to be the ones closest to the metro and the creek.

At a glance

• Studios, one and two-bedroom apartments by LMD at Al Jaddaf Waterfront.
• Part of the Boutique series with Boutique XII (complete) and La Boutique (due 2026).
• Broker-quoted from AED 600,000 — and AED 729,000 from a second brokerage.
• Handover listed as Q2 2026, which has passed: treat it as a completed building.
• 20% down, 60/40 structure as quoted by brokers.
• Five to ten minutes from Downtown; Green Line metro at Al Jaddaf.

What we verify before you reserve

• Whether the building is complete, and the title deed and Oqood registration status.
• The unit number, floor and view behind any quoted price.
• Service charge per square foot for the current year and what it covers.
• The snagging record and the condition of the pool, gym and common areas.
• The registered BUA and balcony area, not the marketed size.
• What comparable buildings on the same strip are achieving on rent.
• The 4% transfer fee and agency commission.
• Freehold status and the registration route for foreign buyers.