Nshama Development LLC's Al Yelayiss 2 project — here's what the Dubai Land Department numbers say.
Nshama Development LLC is the developer of record for The Grove
Pricing benchmark: AED 930 per sq ft in Al Yelayiss 2
Off-plan / in-progress — mortgage typically unavailable below 60–80% completion
Typical ticket size sits below the AED 2M Golden Visa threshold
Sikandar assessment — not financial advice. Derived from DLD registry data and comparable area analysis.
Units
378
Completion
0%
Area avg / sq ft
AED 930
Gross yield
—
Area
Al Yelayiss 2
Developer
Nshama Development LLC
Completion date
—
Master development
—
Sourced from the Dubai Land Department transaction registry. The DLD does not publish unit-level transactions against individual project IDs, so these are area comparables for Al Yelayiss 2 — the pricing pool The Grove trades within.
DLD comparables for Al Yelayiss 2 are being refreshed. Request the investor brief below for the current transaction pack.
Source: Dubai Land Department transaction registry, synced 2026-08-12. Averages cover all registered sale procedures in the area and are not adjusted for unit quality, floor or view.
Benchmark entry
AED 1,672,596
Gross rental / yr
—
Net rental / yr
—
Villa benchmark
—
Provisional — indicative only. Gross and net yields are area-level figures from Sikandar's pricing model; net deducts service charges, a vacancy allowance and management overhead. Actual returns vary by unit.
Explore Al Yelayiss 2 area intelligence →| Scenario | Down payment | Loan | Monthly EMI |
|---|---|---|---|
| NRI (25% down) | AED 418,149 | AED 1,254,447 | AED 6,973 |
| UAE Resident (20% down) | AED 334,519 | AED 1,338,077 | AED 7,437 |
| Cash Buyer | AED 1,672,596 | — | — |
Off-plan note: UAE lenders generally require 60–80% construction completion before releasing mortgage funds. Until then, developer payment plans apply.
Registered with the Dubai Land Department since 11-0. Other projects from this developer:
Nshama Development LLC profile →3,861 registered buildings and 16,242 registered transactions in the DLD registry for this area.
Al Yelayiss 2 area guide →Includes payment plan, available inventory, comparable transaction data and Sikandar's risk assessment.
The Grove is a Nshama Development LLC development in Al Yelayiss 2 of around 378 units, currently recorded at 0% construction completion. Registered sales in Al Yelayiss 2 average AED 930 per square foot, which is the pricing pool any unit here trades within — a more reliable anchor than launch brochures.
From a returns perspective, Al Yelayiss 2 yield depends heavily on unit type and handover timing. Investors comparing this against alternatives should review our 2026 ROI rankings and model their own scenario in the Investment Simulator.
As an in-progress project, The Grove suits investors with a 3–7 year horizon who are comfortable with handover risk in exchange for developer payment plans and pre-completion pricing. Buyers targeting the Golden Visa should confirm the individual unit clears the AED 2M title-deed threshold. See the Golden Visa property guide for the residency pathway.
The Grove sits in Al Yelayiss 2, where the Dubai Land Department has registered 16,242 transactions at an average of AED 930 per sq ft. Nshama Development LLC is the developer of record, and the project is currently under construction. Suitability depends on whether you are buying for yield or capital growth — use the figures below rather than launch marketing.
Unit-level rental data for The Grove is not yet published. Yields in Al Yelayiss 2 should be modelled from comparable registered sales and rental contracts — request the investor brief for the current working numbers.
Possibly. The AED 2M title-deed threshold applies per property, and benchmark values in Al Yelayiss 2 sit below that line, so only larger units would qualify. Confirm the specific unit value before relying on Golden Visa eligibility.
The Grove is developed by Nshama Development LLC. The project comprises around 378 units. Construction is recorded at 0% complete.
This is an off-plan or in-progress project, so handover timing, escrow milestones and mortgage availability (most lenders require 60–80% completion) are the primary risks. Area-level supply in Al Yelayiss 2 and the developer's delivery record should both be checked before committing. All figures on this page are indicative and not financial advice.
Send me your budget and timeline and I will come back with the current payment plan, the realistic net yield after DLD fees and service charges, and whether The Grove beats the alternatives in Al Yelayiss 2.
Syed Sikandar · RERA Broker Card #75044 · No spam, no listing blast — one considered reply.
Data on this page is compiled by Syed Sikandar (RERA #75044), a Dubai-licensed real estate broker with 5 years of market experience. The Grove figures are compiled from the Dubai Land Department project and transaction registries for Al Yelayiss 2. Scores are provisional pending DLD API integration. Last updated: 12 August 2026.
Disclaimer: All financial figures, yields and appreciation estimates on this page are provisional and indicative only. They are based on Dubai Land Department public records, comparable area analysis and Sikandar's methodology. Actual returns may vary. This is not financial advice. Always conduct independent due diligence before making investment decisions.
RERA #75044 · Source: Dubai Land Department registry · © Sikandar.ae 2026