H&H Development
57 branded residences of two to five bedrooms above a 150-key Janu hotel inside DIFC, designed by Herzog & de Meuron with interiors by the hotel operator’s studio. The portal quotes Q4 2027 and no price; Janu’s own website says the property opens in 2029; agent listings put entry at about AED 18 million.
A two-year gap between the operator and the developer. The listing portal gives Q4 2027. H&H’s own project page also says 2027. But Janu’s own website, describing the same building, says the property is opening in 2029. For a branded residence that matters more than usual: your service agreement, hotel opening and residence handover are tied together. Get the date, and the remedy if it slips, in writing.
Janu Dubai is the first Janu in the UAE — Aman Group’s younger, more social sister brand — and it is being developed by H&H Development, the Dubai group behind the Four Seasons Hotel in DIFC, the Four Seasons Resort at Jumeirah Beach and the Baccarat project downtown. The building goes up inside the Dubai International Financial Centre, on a plot that looks across to the Burj Khalifa and the trees of Zabeel Palace Gardens.
What is in the building. A 150-key hotel, 57 private residences of two to five bedrooms, seven restaurants and bars, a wellness and fitness floor of about 1,700 square metres, and the first Janu Club. The architecture is by Herzog & de Meuron — a sculpted, layered façade that the developer describes as weaving Janu’s contemporary language with Arabic forms. Residences have their own entrance and lifts, separate from the hotel.
The residence mix is small and skewed large. Agent listings set out 30 two-bedrooms, 18 three-bedrooms, seven four-bedrooms, a single five-bedroom and a triplex penthouse of roughly 11,323 sq ft. That adds up to 57. It is not a building you buy a one-bedroom in — the smallest home here is a two-bedroom, and the entry price reflects it.
Price, on the other hand, is genuinely unpublished. The portal says “Ask for Price” and its own unit table shows a studio of unstated size — a template artefact, since there are no studios here and every residence is at least two bedrooms. Agent listings quote AED 17,995,250 and AED 17,997,991 as starting prices, which is the same number twice; one broker advertises one- and two-bedrooms from AED 4.9 million, which does not square with the published mix and should be treated as an error. There is no published payment plan.
The date is the real question. Three dates are in circulation: Q4 2027 from the portal, 2027 from the developer’s project panel, and 2029 from Janu’s own site. It is possible that 2029 refers to the hotel’s opening and 2027 to the structure or to a first phase of residences; nothing published reconciles them. On a branded residence the two are hard to separate — the value of the apartment depends on the hotel being open and operating as described.
What you are actually buying. Not a DIFC apartment with a nice lobby: a serviced residence attached to a hotel, with hotel dining, wellness and club access written into the proposition, run by an operator with a small global portfolio and no Dubai track record yet. That is both the appeal and the risk. The price will be judged against Four Seasons Private Residences DIFC, One Za’abeel and the Baccarat project — all different products.
Our read. The architecture, the operator and the address are all credible, and H&H has delivered branded hotels in this city before. But you are being asked for a large sum on a project with an unpublished price list and three different completion dates. Ask for the residence price schedule, the service charge and rental management terms, the hotel opening date and the brand agreement, and a delay clause with a remedy. Without those, the render is doing the work.
Compiled November 2026 from the developer’s own website (unit count, hotel keys, architect, amenities, start and completion years) and Janu’s official website (opening year, residence range), the listing portal’s project record (price on request, handover, listing date, amenity tags) and third-party agent listings (unit mix, penthouse size, indicative starting prices). Not a valuation.
Fifty-seven homes, all of them two bedrooms or larger. The portal publishes no sizes and no prices; the mix below is from agent listings:
| Type | Count | Size | Price |
|---|---|---|---|
| 2-bedroom | 30 | not published | From about AED 18M (agents) |
| 3-bedroom | 18 | not published | On application |
| 4-bedroom | 7 | not published | On application |
| 5-bedroom | 1 | not published | On application |
| Triplex penthouse | 1 | approx. 11,323 ft² | On application |
| Hotel keys | 150 | — | Not for sale |
A two-bedroom entry price of about AED 18 million is the number to test. At that level the comparison is not other DIFC apartments — it is Four Seasons Private Residences in DIFC, One Za’abeel and the Baccarat residences, all of which publish more. Ask what the price per square foot is, because without sizes the headline price tells you almost nothing.
No payment plan has been published — not by the portal, not by the developer’s project page, not by Janu. Broker sites state “payment plan on request”. On a residence starting near AED 18 million, that is a material gap: the difference between 10/60/30 and 20/50/30 is millions of dirhams in timing.
What can be inferred from comparable branded launches in Dubai — and this is inference, not the project’s terms — is that branded residences of this kind typically ask 10–20% on booking, 40–60% during construction and the balance at handover, with the brand’s service charge and a rental management agreement on top. None of that is confirmed here. Do not sign a reservation form until the developer’s own schedule, with dates and amounts, is attached to it.
Also ask what the 4% DLD fee is calculated on when the price is “on request”, and whether the service charge is per square foot or a flat branded-residence rate.
Residents get the hotel, not just the building: seven dining and entertainment venues, a wellness and fitness floor of about 1,700 m², the inaugural Janu Club, and the service standards of an Aman Group brand. Agent listings add an owners-only infinity-edge pool, lounge and bar on the 34th floor, plus a separate residential entrance and private lifts.
The portal’s amenity tags list 24/7 security, dining outlets, adult and kids pools, a health care centre, fitness centre and gym, retail outlets, restaurants and cafés, an infinity pool, a kids play area, a supermarket and a swimming pool. Several of those — supermarket, kids play area, health care centre — read as a general template applied to a 57-home hotel residence. The hotel’s own description is the better guide, and it is the one to verify in the residence agreement.
DIFC is Dubai’s financial district: Gate Avenue, the Gate Building, ICD Brookfield Place, a dense cluster of restaurants and galleries, and the highest concentration of offices in the city. It is also the most walkable district in new Dubai, which is unusual and is a large part of what residents pay for.
Janu Dubai sits on the southern edge of the district, close to Zabeel Palace Gardens and the Zabeel boundary, with views towards the Burj Khalifa. That position gives it something the middle of DIFC does not have: open sky and greenery on one side. The Financial Centre, Emirates Towers and World Trade Centre metro stations are all a short walk or a few minutes’ drive, and Downtown Dubai is five to ten minutes by car.
The trade is that DIFC is a business district after six o’clock unless you are inside a hotel. A branded residence solves that with the hotel’s restaurants and club, which is exactly the model being sold. Whether it works in practice is a question for other Janu cities — Tokyo is the only one open.
In Dubai International Financial Centre (DIFC), on the southern edge of the district towards Zabeel, with views to the Burj Khalifa and Zabeel Palace Gardens.
H&H Development is the developer; Janu, part of Aman Group, is the hotel operator and brand. The architecture is by Herzog & de Meuron, the practice behind the Tate Modern and the Bird's Nest stadium.
Fifty-seven, ranging from two to five bedrooms. Agent listings break this down as 30 two-bedrooms, 18 three-bedrooms, seven four-bedrooms, one five-bedroom and a triplex penthouse of about 11,323 sq ft.
The portal lists the project as price on request. Agent listings quote starting prices of about AED 17,995,250 to 17,997,991 – call it AED 18 million – for the smallest residences. No official price schedule has been published.
Three dates are published: Q4 2027 on the portal, 2027 on the developer's project page, and 2029 on Janu's own website, which says the property opens in 2029. Ask for both the hotel opening and the residence handover in writing.
None has been published by the developer, the portal or the operator. Broker sites say payment plan on request. On a residence starting near AED 18 million, insist on a schedule with dates before paying any reservation fee.
The hotel's seven dining and entertainment venues, a wellness and fitness floor of about 1,700 square metres, the Janu Club, and – per agent listings – an owners' infinity-edge pool, lounge and bar on the 34th floor, plus a separate entrance and private lifts.
Because the portal's generic unit table has been applied to a project with no studios. Every Janu residence is at least two bedrooms. It is a data artefact, but it is a reminder to check the source rather than the summary.
Branded residences in Dubai have commanded a premium, and an Aman Group brand is at the top of that market. But the premium depends on the hotel opening and operating as promised, and this one has three different dates in circulation. We will not quote a yield we cannot source.
Tell us the residence type and budget. We will get the price schedule and payment plan, confirm the hotel opening and residence handover dates, read the brand and rental management agreements, verify escrow and permit, benchmark against Four Seasons and One Za'abeel, and give you our honest read – including the case against.
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.