Belmont Residences JVT: Rental Yields of up to 8% in a Boutique Project

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Hello everyone. Not a tower in Dubai, but a scheme of only nine storeys and low density. Today, BELMONT RESIDENCES by Ellington is what we are looking at today!

For prices, taxes and the whole buying process, see our guide: Dubai Property Guide

Apartment types, current price range and location: see the project page

Jumeirah Village Triangle (JVT)is one of Dubai’s family friendly, planned residential districts: villas, low rise buildings and generous green space. Ellington Properties here is about a nine storey boutique residence. Modern interiors, generous balconies, layouts that work for the user. Studio, one and two bedroom options. Pool, fitness, a children’s play area. Yes, you read that correctly: for anyone in Dubai who does not want crowded tower living.

Prices

• Residences: AED 800,000and up
• Studio, one and two bedroom options
• Size: 38 m²and up
• Approximately a nine storey boutique scheme, low density
• Location: Jumeirah Village Triangle (JVT), Dubai

AED 800,000 is a very sensible level at which to enter a design led developer’s scheme in Dubai. Ellington’s DT1 in Downtown starts at AED 1.3 million and Claydon House in Dubai Hills at AED 1.6 million. Belmont offers the same developer quality in the most reachable band.

Why Belmont Residences?

Low density: a rare choice in Dubai

Dubai’s housing market is defined by towers. Buildings of 40, 50, 60 storeys, with hundreds of apartments and hundreds of neighbours. Belmont is nine storeys and low density. That brings three concrete benefits: the pool and the gym are shared with fewer people, the service charge is generally better controlled, and dozens of apartments from the same building do not compete with one another on the rental market.

• JVT: a planned layout with villas and low rise buildings, family friendly in feel
• Al Khail Road and Sheikh Mohammed Bin Zayed Road connections to every part of the city
• Dubai Marina and Mall of the Emirates a short drive away
• Supermarkets, schools and everyday shops within the area
• Generous green space and walking trails built into the JVT masterplan

JVT’s family tenant

JVT is one of the districts favoured by people wanting to start a family in Dubai. That affects the tenant profile directly: families stay a long time, use the home better and the turnover rate is low. From an investor’s point of view that means a stability worth more than the yield figure on paper.

Daily life: quiet Dubai

A morning swim in the pool, then into the centre on Al Khail Road. Lunchtime on JVT’s walking trails. Cafes and shops in the area in the evening; the children’s play area is inside the building. At the weekend Dubai Marina or Mall of the Emirates are a short drive away. JVT is designed for anyone who wants to stay clear of Dubai’s noise while staying connected to the city.

Belmont Residences rental yield

JVT is one of the highest yielding districts in Dubai: the entry price is reasonable and demand comes from families and young professionals. In this segment the gross rental yield is typically 7% to 8% band, and that is one of the highest rates in our portfolio.

The comparison is clear: in Zone 1 London the gross yield sits in the 3.5-4% band and you pay income tax on that income. In JVT the rate is more than double and no tax. Management commission is low too (5% to 8% of the annual rent). With three items stacked on top of each other the net difference grows a great deal.

The shared areas and the details that set Belmont Residences apart

• Swimming pool: A landscaped pool terrace; not crowded, thanks to the low density.
• Fitness facilities: A fully equipped gym for residents only.
• Children’s play area: Part of the family focused planning, and not always found in Dubai towers.
• Social spaces: Shared areas for meeting and relaxing.
• Landscaped living areas: The scheme’s own greenery.
• Generous balconies: Outdoor space with every apartment.
• Layouts that work for the user: a design that uses a compact floor area well.
• A low density building: nine storeys; the shared areas and the lifts are not crowded.

Who is buying?

This project draws two groups. The first is yield focused investors: a gross yield of 7% to 8% and an AED 800,000 entry price make strong arithmetic. The second is people who want to live somewhere quiet in Dubai: couples and small families who do not want tower living. For international investors the AED 800,000 band is a level often chosen by those coming into Dubai.

Frequently asked questions

Belmont mi Flare mi? Both are in JVT and start in the same price band. Flare by Binghatti is a large scale scheme of two towers offering options up to four bedrooms, with richer amenities (including a sky garden). Belmont is nine storeys, boutique and low density. Flare suits anyone wanting more amenities and more choice; Belmont suits anyone wanting quiet and fewer neighbours.

Is there a metro in JVT? No. Public transport in the area is limited; in practice a car is necessary for daily life and commuting. That is JVT’s clearest drawback.

What is the tenure? JVT is a freehold area; foreign nationals can hold full title.

Is it enough for the Golden Visa? The AED 800,000 entry price is below the threshold. The value of more than one property can be combined, though; in this price band it is possible to reach the threshold with two or three apartments and diversify the yield at the same time.

Total cost: what you actually pay when you buy at Belmont Residences

This is where Dubai’s biggest advantage shows: no property tax, no capital gains tax, no tax on rental income. Where an investor in the United Kingdom deals with stamp duty, income tax and capital gains tax on sale, an individual investor in the Emirates faces none of them. What there is instead is a one off transfer cost. Let us work it out on an apartment worth AED 800,000:

Government fees come to roughly 4.5% of the price; add the agency commission and the total acquisition cost lands in the 6-7% band. With a mortgage there is also a mortgage registration fee of 0.25% of the loan plus bank charges. On resales the developer’s no objection certificate (NOC) can cost between AED 500 and AED 5,000.

The only recurring item after that is the service charge: In the Emirates this charge is calculated per square foot per year and is supervised by the Dubai Land Department. It varies a great deal with the quality of the building and its amenities, and because it feeds straight into the net yield you should always ask for the current figure before buying. We obtain it for every apartment on your behalf.

Golden Visa: ten year residency through property

This is the biggest difference between investing in Dubai and investing in the United Kingdom. Buying property in the UK gives you no right of residence; in the United Arab Emirates, AED 2 million owning residential property worth a ten year Golden Visa. The visa covers your spouse and children as well.

In this project the entry price sits below the threshold. An apartment at the AED 800,000 level is not enough on its own; roughly a further AED 1,200,000 is needed to reach the threshold. The good news is this: the value of several properties can be combined. You can reach the threshold with a larger apartment in the project or with a second property; we work out which combination gets you there.

The rules were relaxed in 2026, and this matters:

• Mortgaged property is accepted as well. A "paid up amount" or a "50% equity" condition used to apply; now the total value reaching AED 2 million is enough.
• Off plan property counts too (provided it was bought from an approved developer). So you can spread the payments across the build and still reach the threshold.
• The value of more than one property can be added together. You do not have to buy a single expensive apartment.

Visa rules are updated from time to time, so we confirm the current conditions with you before an application. If residency is part of your plan, it belongs at the start of the purchase decision, not at the end.

The Belmont Residences buying process, step by step

If you are buying from another country, the process runs like this:

• 1. Choosing the apartment and reserving it. We settle the floor plan, the tower and the aspect. The reservation form is signed and a down payment of usually 5-10% of the price is made.
• 2. Sale and purchase agreement (SPA). The contract with the developer is signed and the payment plan is fixed. The signature can be given remotely.
• 3. Oqood registration. An off plan purchase is registered with the DLD and the 4% DLD fee is paid at this stage. That registration is the official proof that the property is recorded in your name.
• 4. Escrow account. Your payments do not go into the developer’s pocket but into a RERA supervised escrow account, released as construction progresses. This is the single most important protection for an off plan purchase in Dubai.
• 5. Payment plan. Instalments tied to construction milestones, with the balance on handover.
• 6. Handover and title deed. Once the building is handed over the title deed is issued in your name.

You can run the whole process from your own country; you do not have to travel to Dubai. There is no restriction on foreign nationals owning property in freehold areas.

Risks and what to watch for

We have set out the strengths; in fairness there are points to watch as well. For Belmont Residences, these are the ones worth pausing on:

• No metro in JVT: Public transport is limited; a car is necessary for daily life and commuting. The district’s clearest drawback.
• Away from the centre: Downtown and Business Bay need a car; not suitable for anyone after the prestige of a central address.
• Boutique scale, limited amenities: There is a pool and a gym but not the extras of the large towers, such as a sky garden or a cinema.
• Off plan completion risk: Even though payments go into an escrow account the handover date can move; have the contract reviewed.

None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.

How does Belmont Residences compare with the alternatives?

Before you decide, it is worth looking at the other projects in the same budget band:

• FLARE by Binghatti: An alternative in the same district at the same price, with two towers and richer amenities.
• Art Bay: The same developer’s art led scheme on the bank of the Creek.
• SKYHALL by Binghatti: For anyone wanting a central location in Business Bay.

We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.

Answers to the most common questions on this topic: Can You Buy Property in Dubai in Instalments? How Payment Plans Work