Eden House Za'abeel

About Eden House Za’abeel

Eden House Za’abeel is the third building in H&H’s Eden House collection and the one closest to the centre of the city. It stands on the Za’abeel 2 side of DIFC, a few minutes from the Gate and a few minutes from Zabeel Palace Gardens, which is exactly the tension the developer is selling: financial district on one side, royal gardens on the other.

The architecture is the differentiator. DXB Lab has designed a concrete form that the developer describes as carved rather than built — textured precast façade, cascading planting, a rhythmic grid of balconies with curved handrails, and a plan that wraps around courtyards planted with the ghaf trees that stood on the site. Tristan Auer, the French designer known for hotel interiors, has done the homes: high ceilings, warm materials, and layouts that open onto wraparound terraces.

252 homes, one to three bedrooms. That count is the developer’s. Agent listings describe 242 apartments plus two penthouses, which does not reconcile; the difference matters if you are buying a penthouse, because the developer’s page does not list any. Ask for the unit schedule. The portal publishes one layout — a 1,132 sq ft one-bedroom with two bathrooms at AED 4,700,000, or AED 4,152 per square foot. For a one-bedroom that is a large, expensive apartment, and the size is the point: the building is aimed at people who want DIFC-adjacent space rather than a pied-à-terre.

Where the pricing sits. One Za’abeel and the Address Residences Zabeel towers nearby trade at their own premiums, and the Eden House asks less per square foot than the newest DIFC towers while offering more space. The trade is the address: Za’abeel 2 is a five-minute drive from DIFC rather than an address inside it, which is why the marketing calls it a balance rather than a location.

The payment plan is the cleanest of the three H&H projects — 10 / 40 / 50, with 10% on booking, eight construction instalments of about AED 235,000 and 50% at handover. On the entry price that is AED 470,000 to secure, AED 1.88 million during construction and AED 2.35 million at the end. Half the price lands in one payment in 2028, which is normal here and worth planning for.

What to weigh. For: a design-led building rather than a specification box, a genuinely central position, a developer with Four Seasons and Aman projects on its record, and a plan that asks for 10% up front. Against: a completion date that differs by a year between the developer and the portal, a unit count that does not reconcile, a one-bedroom at over four thousand dirhams a square foot in a district where older towers trade far lower, and a 252-home building whose service charge will be set by the quality of what is delivered.

Our read. The most interesting of the three H&H projects for an end user, and the easiest to overpay for if you buy on the render. Walk the boundary at rush hour, price the drive to DIFC rather than the walk, ask for the unit schedule and the service charge model, and check whether the ghaf planting, the terraces and the façade detail in the renders appear in the specification.

Compiled November 2026 from the developer’s own website (residence count, architect, interior designer, room range, start and completion years, design intent), the listing portal’s project record (starting price, published layout, payment plan, handover, amenity tags, listing date) and third-party agent listings (penthouse count, landscape architect, alternative payment structures). Not a valuation.

Apartments, sizes and price

One layout is priced on the portal; the developer publishes the room range but no type-by-type price sheet:

The 1,132 sq ft one-bedroom is roughly 105 square metres — closer to a one-bedroom apartment in London than to the 700–850 sq ft one-beds that dominate DIFC’s older stock. That size, the 3.4-metre-plus ceilings the developer describes, and the wraparound terraces are what the per-foot price is buying.

Price and payment plan

The portal illustrates a 10 / 40 / 50 structure. On the AED 4,700,000 one-bedroom:

Half the price is due at handover. Unlike some Dubai launches, there is nothing after handover, so the affordability test is whether you can fund AED 2.35 million in 2028 on top of everything paid before it. Several broker sites advertise the same project as 50/50; they are describing the same structure without the construction stage broken out, but ask for the developer’s own schedule with dates.

Amenities

The building’s own offer is a set of courtyards planted with ghaf trees, a grand double-height lobby, an infinity pool and a separate adult and children’s pool, a spa and sauna, a gym and fitness centre, yoga and meditation areas, a pet park, indoor and outdoor children’s play areas, and resident lounges. Agent listings add landscaping attributed to Vladimir Djurovic, the landscape architect behind the Aga Khan Museum grounds; the developer’s own pages describe the planting but do not name the practice.

The portal’s tag list runs to twenty items and includes a supermarket, retail outlets and a health care centre. In a 252-home building those are almost certainly podium or district facilities rather than amenities, and the health care centre is unlikely to be inside the building at all. Check the ones you actually care about before they become part of your service charge.

Where it is

Za’abeel 2 is the strip between DIFC and the Zabeel Palace estate: a low-rise residential district of villas, a handful of new towers, the palace gardens and Zabeel Park on the eastern edge. It is not a master community and it does not look like one — it is an old Dubai address being rebuilt tower by tower, which is why the freehold status of each building has to be checked individually.

Distances, indicative and worth testing in traffic: 5 minutes to DIFC and the Gate, 5–10 to Downtown Dubai and the Burj Khalifa, 10 to Business Bay, 10–15 to Dubai International Airport, and about 8 to Zabeel Park and the Dubai Frame. There is no metro station inside Za’abeel; Financial Centre, Emirates Towers, World Trade Centre and Al Jafiliya are all a five- to ten-minute drive.

The honest position: this is a car-first address with a walkable district on one side. If you work in DIFC and want the concierge life, the five-minute drive is the whole value proposition; if you want to step out of the lobby into a cafe, the towers inside DIFC do that better and cost more per square foot.

At a glance

• 252 residences of 1–3 bedrooms on the Za’abeel 2 side of DIFC, by H&H Development.
• Architecture by DXB Lab; interiors by Tristan Auer; ghaf trees retained in the courtyards.
• Portal price: 1,132 sq ft one-bedroom from AED 4,700,000 — AED 4,152 per square foot.
• Payment plan 10/40/50: 10% down, eight instalments, 50% at handover.
• Handover Q4 2028 on the portal; the developer’s own project page says 2027.
• Developer files it under DIFC; the portal and the plot say Za’abeel 2.
• Agent listings say 242 apartments plus two penthouses; the developer says 252 homes.
• Ceilings described as high, with wraparound terraces on the upper floors.
• Freehold status to be confirmed at building level, as with all Za’abeel towers.
• No metro station in the district; four stations within a five-to-ten-minute drive.

What we verify before you reserve

• The unit schedule — 252 homes or 242 plus two penthouses, and which is which.
• The handover date in writing: Q4 2028 on the portal, 2027 on the developer’s own page.
• The payment schedule with dates, annexed to the sale and purchase agreement.
• The delay clause, with compensation and a right to rescind.
• Freehold registration for the specific unit, confirmed by title deed at DLD.
• Escrow account, project registration and the current DLD permit.
• The service charge estimate per square foot, and the reserve fund position.
• Which amenities are inside the building and which are district facilities.
• The landscape and specification schedule — ghaf planting, terrace size, facade materials, ceiling heights.
• Whether the developer’s “DIFC” address affects anything in the title or the service charge.
• Comparable registered sales in Za’abeel 2 and inside DIFC in the last twelve months.
• Parking allocation per unit, and whether the bay is titled.