LMD
The first of LMD’s three Al Jaddaf buildings to complete, and the one that set the template for the series: a small-footprint apartment building on the waterfront strip, now sold as resale and useful mainly as a price and rent benchmark.
LMD publishes no Dubai project literature or price list, and the listing portal carries no listing for Boutique XII, so there is no official unit count, size schedule or completion date on record here. The building is complete and trades as resale. Everything commercial must come from the building’s owners, the owners’ association and the Land Department register.
Boutique XII is the first of LMD’s three buildings at Al Jaddaf Waterfront and the one that proved the model: a small-footprint apartment building on the creek-side strip, ten minutes from Downtown, sold at a price that undercut Business Bay by a wide margin. Boutique 23 and La Boutique followed it, and both inherited its positioning.
It is also the most useful building in the series for a buyer today, precisely because it is finished and occupied. Whatever a launch brochure claims about a building’s rent, service charge or build quality, Boutique XII has already answered the question — and its answers are the best available guide to what the two buildings next door will be worth when they complete.
What to weigh. Use it as evidence. Before buying in Boutique 23 or La Boutique, ask what apartments in Boutique XII are achieving on rent per square foot and what the building’s service charge was last year. If the launch pricing in the newer buildings assumes a higher rent or a lower charge than the finished one delivers, that is your negotiating position.
Second, condition. This is an older building in a series of three, and the first phase of any development is usually where the developer learns what fails. Ask the owners’ association what has been replaced, whether there have been special levies, and whether the facade and the pool have needed remedial work. A candid answer is a good sign; a defensive one is information too.
Third, the resale market. Al Jaddaf has a lot of new apartment supply and Boutique XII competes with everything handed over since. That makes the building a buyers’ market: ask for the last three registered transfers and negotiate from there, rather than from an asking price.
Compiled November 2026 from LMD’s published Dubai project statements and public register information. LMD publishes no price list, unit count or size schedule for Boutique XII, and the listing portal carries no listing; the building is complete and trades as resale. All commercial detail must be confirmed with the owners’ association and the Land Department register before publication or purchase.
The building offers apartments rather than a published type schedule. LMD has not released unit counts or sizes, and on a completed building the floor plan you buy is the one in the title deed rather than the one in a brochure.
Ask for the registered BUA and balcony area of the specific unit, and for the last three registered transfers in the building. With a small building the transfer record is short, so also look at the two neighbouring Boutique buildings and at the wider Al Jaddaf strip — that is the market this building trades against.
If you are comparing Boutique XII with the newer buildings in the series, the relevant question is price per square foot against age. A completed building with a known service charge and a finished pool is often better value than a newer one at a launch premium, even if the finishes are a generation older.
Completed building, resale only: there is no developer plan to take.
| Cost | Share | Note |
|---|---|---|
| DLD transfer fee | 4% | Of the purchase price |
| Agency commission | 2% | Typical, negotiable |
| Service charge | Per sq ft, quarterly | Ask for three years of budgets |
Ask for the seller’s service charge statement and check for arrears before you offer, and ask the owners’ association whether any special levy has been raised. In a building of this age, a levy for lifts or facade work is the single item that most changes the value.
Financing a completed Al Jaddaf apartment is straightforward, subject to valuation — but on the outer edge of the central districts valuers can be conservative. Get the pre-approval and the valuation before you commit to a price.
LMD has not published an amenity schedule for Boutique XII, and on a completed building that is fine — you can see what exists. The series is positioned as boutique-scale rather than amenity-led, and the newer sister building advertises a pool, gym, landscaped gardens, retail and a children’s play area.
What matters is what is operating. On a viewing, check whether the pool is filled and maintained, whether the gym is equipped and open, whether the retail at the podium is let, and whether there is a concierge or just a security desk. Those four answers tell you what the service charge is buying, and whether the building has been run well or merely occupied.
Al Jaddaf Waterfront sits on Dubai Creek between Culture Village and Oud Metha, five to ten minutes from Downtown Dubai by car and close to the Green Line metro. The neighbourhood is the value alternative to Business Bay: same proximity to the centre, lower price per square foot, and a creek frontage that is still being finished.
The rental pool is people who work Downtown, in DIFC or in the creek-side hotels, plus families priced out of the inner districts. Tenants stay for the commute, not for the neighbourhood, which is why the walk to the metro and the drive to Sheikh Rashid Road matter more here than the view.
The district risk is supply. Al Jaddaf and the Culture Village strip have been building apartment towers steadily, and every one of them competes for the same tenant. On a completed building like this, that is a negotiating advantage as a buyer and a real constraint as a landlord.
The first completed building in LMD's Boutique series at Al Jaddaf Waterfront, Dubai. Boutique 23 and La Boutique followed it.
LMD (Landmark Sabbour Development), through Continental Investments LMD.
Yes. It is complete and trades as resale, which makes it the best available evidence of how the series performs on rent and service charge.
No. Any purchase is a resale from an existing owner.
LMD publishes no price list and the portal carries no listing. Ask for recent registered transfers in the building and on the Al Jaddaf strip.
Not published. Ask the owners' association for three years of budgets and whether any special levy has been raised.
It is older and finished, so the finishes are a generation behind, but the service charge, rents and build quality are known rather than promised. Use it as the benchmark for the other two.
Al Jaddaf is a designated freehold area of Dubai. Confirm the title structure and registration route for the specific unit.
It is a known quantity in a well-connected but heavily supplied district. The value depends on the price against recent transfers and on the service charge history. We would want both before advising a client to buy.
One enquiry, answered by a person. Current price list, unit availability, service-charge estimate and our honest read on the numbers — within one working day.