One Beverly

About One Beverly

One Beverly is HMB Homes’ Arjan project: 381 apartments in studios, one-bedrooms and two-bedrooms, dressed in a French Art Deco theme and sold on the feeling of a hotel rather than the efficiency of a building. The developer’s page leans hard on atmosphere — “a home where style, comfort, and energy come together as one” — and lists more than 40 amenities, which in practice means a lobby, adult and children’s pools, splash pads, a lagoon, cabanas, a zen garden, yoga, sauna and jacuzzi, an aquatic gym, mini golf, a trampoline park, a boxing zone, wall climbing, padel, an open-air cinema and retail at the base.

What is for sale. The portal prices three units: a 391 sq ft studio at AED 675,000 (AED 1,726 per square foot), a 789 sq ft one-bedroom at AED 1,000,000 (AED 1,267) and a 1,632 sq ft two-bedroom at AED 1,500,000 (AED 919). Read that as a menu, not a price list. The two-bedroom is the outlier in every sense: it is a genuinely large flat at a rate below most of what is being built around it, and it will be the hardest to sell at a premium later, because a AED 1.5 million ticket in Arjan competes with townhouses and with better-located towers.

Timing. Handover is guided for Q1 2027 on the portal — a few months out at publication — while the developer still lists the project as under construction. A building at this stage should be visibly close to topping out. Ask for the current construction report and the contractor’s programme before you treat Q1 2027 as a date rather than an ambition: HMB Homes has two older projects whose handover quarters have already passed without a completion announcement, which is precisely the track record you are underwriting.

The 381-unit problem. Volume cuts both ways. A large building means a larger amenity programme and more depth in the rental market, and it also means that when you come to sell, roughly 380 other owners have an identical flat a few floors away. In a district where Arjan, Dubai Hills and Motor City are all adding supply, the difference between your unit and the one next door will be the view, the floor, the condition and the price — not the address.

The honest read. The most useful building in this portfolio for a family buyer, because the two-bedroom is real floor area at a rate the studios do not get near, and the least useful for an investor chasing entry price, because the smallest unit carries the heaviest premium. Buy the middle of the building, ask what the 2027 completion is actually based on, and price it against completed Arjan stock rather than the render.

Compiled November 2026 from HMB Homes’ own One Beverly project page (381 units, unit types, amenity list, area notes) and the listing portal’s record (priced floor plans, handover, feature tags). The portal’s price records for HMB Homes projects were last refreshed between April and November 2025, so every figure on this page is between twelve and nineteen months old at publication. Treat it as the shape of the pricing, not today’s price list. Not a valuation.

Layouts, sizes and price

Three unit types, three very different rates:

The studio is the most expensive floor area in the building per square foot, and it is the unit most exposed to new supply: HMB Homes and its neighbours are both adding small units in Arjan and JVC, and a 391 sq ft flat competes on rent with every other 391 sq ft flat within a two-kilometre radius.

The two-bedroom is the one to argue about. At AED 1.5 million for 1,632 sq ft it is priced like a mid-market family flat rather than a premium one, and if the building delivers to its renders that is a lot of apartment for the money. Ask for the layouts of both bedrooms, the storage, and whether the second bathroom is en suite — at this size the plan matters far more than the finishes.

Price and payment plan

No payment plan is published for One Beverly in any form: not on the portal, and not as a download on the developer’s page for this project — unlike four of its other buildings, which at least offer a plan document. HMB Homes sells through its own team and its brokers, and presents the schedule in the reservation pack. Ask for it in writing before you pay anything.

Budget about AED 716,000 all-in on the studio before legal and finance costs, and about AED 1.59 million on the two-bedroom. On a building due in 2027 the division between construction instalments and handover payment matters more than the headline price: a plan that front-loads most of the money before topping out leaves you exposed if the programme slips, and two HMB Homes projects have already slipped.

Amenities

The developer claims more than 40 amenities. The named list is long and unusually specific for this end of the market: a hotel-style lobby, adult and children’s pools, splash pads, a lagoon, cabana seating, landscaped lawns, a zen garden, yoga areas, sauna and jacuzzi, a gym and an “aquatic gym”, mini golf, a trampoline park, a boxing zone, volleyball and water sports, wall climbing, an open-air cinema, padel, a basketball court, a jogging track, a kids’ zone and retail at the base.

Two of those claims deserve a question rather than a nod. “40+” is a marketing count that treats a bench and a barbecue as amenities; ask which facilities are actually built and which are shown on a masterplan. And water features at this scale cost money to run — a lagoon, splash pads and pools are the most expensive common elements a building can carry, and they are recovered through the service charge every year whether or not residents use them. Ask for the estimated service charge before you fall for the pictures.

Where it is

Arjan sits south-east of Al Barsha, between Umm Suqeim Street and the Dubai-Al Ain corridor, with Dubai Hills Estate, Motor City and Dubai Science Park on its edges. It is a mid-market family district of mid-rise buildings with a growing retail spine, and it draws tenants who work in Al Barsha, Dubai Hills, Media City and the healthcare cluster around Dubai Healthcare City.

The strengths are real: Dubai Hills Mall and its park are a short drive, Miracle Garden is next door, and the road network puts Sheikh Zayed Road within reach. The weakness is the same in every direction — there is no metro in Arjan, no station planned inside the district that is funded and dated, and the whole area is built around the car. The developer’s own area page talks about a metro extension to Arjan by 2026–2027; treat that as a hope, not a schedule.

For buyers, Arjan’s appeal is that it delivers genuine two and three-bedroom family space at prices the neighbouring districts no longer offer. One Beverly’s 1,632 sq ft two-bedroom is squarely in that market. Its studios are not: a 391 sq ft flat in a car-dependent family district is an investor product, and it rents to a narrower group than the same money would in JVC or Discovery Gardens.

For the wider area see our Arjan guide.

At a glance

• HMB Homes’ largest project on the portal: 381 apartments in Arjan.
• Studios, one and two-bedrooms; French Art Deco styling.
• Portal prices: 391 sq ft studio AED 675,000 (AED 1,726/sq ft); 789 sq ft 1-bed AED 1,000,000; 1,632 sq ft 2-bed AED 1,500,000 (AED 919/sq ft).
• Developer claims 40+ amenities, including lagoon, splash pads, padel, mini golf and an open-air cinema.
• Handover guided for Q1 2027; developer still lists it as under construction.
• No payment plan published in any form, and no plan download for this project.
• Car-dependent district with no funded metro station inside it.
• Price record last refreshed April 2025.

What we verify before you reserve

• The payment plan in writing, with the share due before and after topping out.
• The contractor’s current programme and the construction report for Q1 2027.
• Which of the 40+ amenities are built, and which are masterplan only.
• The estimated service charge per square foot — water features cost real money to run.
• Escrow account and DLD registration of the project.
• The floor plan of the specific two-bedroom, including storage and the second bathroom.
• Registered rents for studios in Arjan, not the developer’s yield claim.
• What retail is planned at the base and who operates it.