311 Boulevard (Jumeirah Village Circle) — SKID Score 7.4/10

Key information

Delivery date: Dec 2027
Location: Dubai, Jumeirah Village Circle, 311 Boulevard
Payment plan: 20/0/30/50 (post-handover)
Property types: Apartment
Government fee: 4%
Ownership type: Freehold
Starting price / sq.ft: AED 2,136 / sq.ft
Unit sizes: From 481 sq.ft
SKID score: 7.4 / 10 (Worth comparing)

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Payment plan

20%

Down payment

AED 205K

At sales launch

0%

During construction

AED 0

Construction milestones

30%

On handover

AED 308K

Dec 2027

50%

Post-handover

AED 513K

After completion

Published milestone schedule · Payment Plan 1

5% + 4% DLD + 5250 Admin Fee5% · AED 51K

5%5% · AED 51K

10%10% · AED 103K

30% (2.5% every 5% of construction progress)30% · AED 308K

50%50% · AED 513K

Project timeline

Project announcement
BAMX Development official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Dec 2027

About the project

Worth comparing.

The evidenced factors are mixed.

311 Boulevard is a residential development by BAMX Development, located in Jumeirah Village Circle, Dubai. The project features a distinctive architectural identity, combining contemporary design with functionality. The complex comprises a ground floor, three podium levels, fifteen residential floors, and a rooftop with shared spaces. The project offers studios and apartments with one, two, and three bedrooms. The layouts are designed for comfort, with spacious living areas and panoramic glazing that provide ample natural light. Interiors by Belmore Collection Milano feature marble accents, smooth wood finishes, and refined designer furnishings, creating an elegant atmosphere. The architectural concept is based on a balance of fluid lines and precise geometry. Residents have access to a thoughtfully curated range of amenities located across different levels of the complex, including swimming pools, a fitness center, spa spaces, children’s play areas, walking paths, and landscaped relaxation zones. Green pathways, lush planting, and modern lighting create a calm and comfortable environment for everyday living. The location ensures convenient access to key city destinations: Emirates Hills — approximately 14 minutes, Jumeirah Lake Towers — 17 minutes, Burj Khalifa — 20 minutes, Dubai Marina and Downtown Dubai — around 20 minutes, and Dubai International Airport — approximately 30 minutes.

Asking price is 50.2% above nearby closed sales (+AED 714/sq.ft.)

The developer asks AED 2,136/sq.ft., whereas comparable homes in Jumeirah Village Circle sold for a median of AED 1,422/sq.ft. (~AED 342,863 higher for the same area).

Amenities

BBQ
Broadband Internet
Children’s Pool
Cinema
Covered Parking
Golf Course
Infinity Pool
Kids’ Play Area
Landscaped Park
Laundry
Leisure Areas
Lift
Lobby
Mini Golf
Outdoor Cinema
Outdoor Yoga
Parking
Recreational Areas
Roof Gardens
Sauna
Security & CCTV
Shared Gym & Fitness Centre
Shared Jacuzzi
Shared Pool
Sitting Area
Smart Home
Social Zone
Sunken Seating
Yoga Area

Units

from developer

Studio

Floor plan not published by source

481 sq.ft · AED 2,136 / sq.ft

From AED 1.03M

1 BR

Floor plan not published by source

Size on request

Price on request

2 BR

Floor plan not published by source

Size on request

Price on request

3 BR

Floor plan not published by source

Size on request

Price on request

Floor plans & layouts

Floor plans not yet published by developer

Request the latest developer brochure and unit floor plan sheets on WhatsApp.

Request floor plans

Price comparison & DLD history

8-Factor Evidence Breakdown

6/8 factors backed by verified evidence (64% weight coverage) · skid-geo-v3.0-8factor

7.4/ 10

Historical DLD Transaction Context

Asking price is 50.2% higher than nearby completed homes (+AED 714/sq.ft.)

50.2% above comparable sales

The developer asks AED 1,026,134 (~AED 2,136/sq.ft. for a published 481 sq.ft. starting unit), while comparable residential homes in Jumeirah Village Circle sold for a median of AED 1,422/sq.ft. (AED 683,271 for the same size).

1. Published Asking Price

AED 2,136 / sq.ft.

AED 1,026,134 starting price · 481 sq.ft.

2. Historical Nearby Closed Sales

AED 1,422 / sq.ft.

~AED 683,271 for the same size

3. Spread vs Historical Median

+AED 714 / sq.ft. (+50.2%)

+AED 342,863 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 2,136 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,422 / sq.ft.

Historical transaction context: The asking rate is 50.2% (~AED 342,863 on a 481 sq.ft. unit) above recent nearby completed homes in Jumeirah Village Circle. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 50.2% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Down payment20%

AED 205K

At booking

During construction0%

AED 0

Construction milestones

On handover30%

AED 308K

Handover Dec 2027

Post-handover50%

AED 513K

After completion

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-language summary of pricing, payment terms, and delivery outlook

Bottom Line

Asking price is 50.2% above nearby closed sales (+AED 714/sq.ft.)

The developer asks AED 2,136/sq.ft., whereas comparable homes in Jumeirah Village Circle sold for a median of AED 1,422/sq.ft. (~AED 342,863 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+50.2% (+AED 714/sq.ft.)

Asking price is 50.2% above nearby closed sales (+AED 714/sq.ft.)

The developer asks AED 2,136/sq.ft., whereas comparable homes in Jumeirah Village Circle sold for a median of AED 1,422/sq.ft. (~AED 342,863 higher for the same area).

Why this matters: The asking rate is 50.2% (~AED 342,863 on a 481 sq.ft. unit) above recent nearby completed homes in Jumeirah Village Circle. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 50.2% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Competing Supply (Potential Risk)

78 Launches

78 competing off-plan launches tracked in Jumeirah Village Circle — potential handover competition

SKID tracks 78 competing off-plan launches in Jumeirah Village Circle. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, sellers may face longer marketing times or more competitive secondary resale pricing.

Developer Track Record (Incomplete Data)

History Incomplete

Incomplete historical delivery data for BAMX Development in catalog

BAMX Development is named on the launch, but SKID currently has 0 verified past-handover completion records in its catalog to evaluate historical on-time delivery performance.

Why this matters: An incomplete catalog record does not necessarily mean a developer has no prior projects elsewhere, but it introduces uncertainty—rely on verified DLD construction escrow milestones and independent due diligence.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 6/8 factors (63.6%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

1.1 since last analysis

Last evaluated: 2026-11-02

Strong

• 80% of the price is due at or after handover, keeping strong buyer leverage until completion
• Handover sits in a typical 1–3 year off-plan window
• 2905 closed sales in the last year in this community

Watch

• Waterfront or beach positioning
• Service charge published at 15

Risk

• Heavy competing supply: 78 other launches in Jumeirah Village Circle

See all 8 scoring factorsWhy SKID gave it 7.4

Why SKID gave it 7.4

Location

Weight: 38.1%

7.9/ 10

Waterfront or beach positioning

Entry price

Weight: 18.2%

Insufficient evidence (N/A)

Published starting price vs historical DLD closed sales median is +50.2% (excluded: > 50% above historical ready stock)

Developer

Weight: 18.2%

Insufficient evidence (N/A)

Supply / competition

Weight: 19%

3.6/ 10

Heavy competing supply: 78 other launches in Jumeirah Village Circle

Payment plan

Weight: 19%

9.0/ 10

80% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 9.5%

8.6/ 10

Handover sits in a typical 1–3 year off-plan window

Exit liquidity

Weight: 9.5%

8.6/ 10

2905 closed sales in the last year in this community

Service charges

Weight: 4.8%

7.1/ 10

Service charge published at 15

Factor	Weight	Score
Location Waterfront or beach positioning	38.1%	7.9/ 10
Entry price Published starting price vs historical DLD closed sales median is +50.2% (excluded: > 50% above historical ready stock)	18.2%	Insufficient evidence (N/A)
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition Heavy competing supply: 78 other launches in Jumeirah Village Circle	19%	3.6/ 10
Payment plan 80% of the price is due at or after handover, keeping strong buyer leverage until completion	19%	9.0/ 10
Delivery risk Handover sits in a typical 1–3 year off-plan window	9.5%	8.6/ 10
Exit liquidity 2905 closed sales in the last year in this community	9.5%	8.6/ 10
Service charges Service charge published at 15	4.8%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-18	Ready · Apartment	AED 2.92M	1,748	1,667
2026-07-18	Off-plan · Apartment	AED 771K	424	1,819
2026-07-18	Off-plan · Apartment	AED 912K	431	2,116
2026-07-18	Off-plan · Apartment	AED 530K	404	1,310
2026-07-18	Ready · Apartment	AED 800K	690	1,160
2026-07-18	Ready · Apartment	AED 700K	502	1,396
2026-07-18	Off-plan · Apartment	AED 856K	381	2,248
2026-07-18	Off-plan · Apartment	AED 2.23M	1,306	1,707
2026-07-18	Off-plan · Apartment	AED 810K	647	1,251
2026-07-18	Off-plan · Apartment	AED 667K	442	1,509
2026-07-18	Off-plan · Apartment	AED 1.02M	736	1,385
2026-07-18	Off-plan · Apartment	AED 891K	713	1,250
2026-07-17	Off-plan · Apartment	AED 650K	440	1,477
2026-07-17	Ready · Apartment	AED 1.03M	655	1,565
2026-07-17	Off-plan · Apartment	AED 1.16M	915	1,269
2026-07-17	Ready · Apartment	AED 1.27M	1,330	955
2026-07-17	Ready · Apartment	AED 562K	408	1,378
2026-07-17	Off-plan · Apartment	AED 2.62M	2,780	942
2026-07-17	Off-plan · Apartment	AED 750K	403	1,859
2026-07-17	Off-plan · Apartment	AED 1.68M	1,095	1,531
2026-07-17	Off-plan · Apartment	AED 1M	830	1,206
2026-07-17	Ready · Apartment	AED 1.2M	1,148	1,046
2026-07-17	Ready · Apartment	AED 585K	398	1,469
2026-07-17	Ready · Apartment	AED 730K	718	1,017

Closed sales in this community. These are not this tower's own contracts unless the record says so.

Location

Dubai, Jumeirah Village Circle, 311 Boulevard

Interactive map ready (1 verified location)

· Jumeirah Village Circle, Dubai

View project

Living in Jumeirah Village Circle

Historical DLD Median

AED 1,422 / sq.ft

Historical DLD Sample

2885 closed sales

Ownership

Freehold

Frequently asked questions

Is 311 Boulevard a good off-plan investment in Jumeirah Village Circle?

311 Boulevard in Jumeirah Village Circle (Dubai) scores 7.4/10 (compare) on the independent SKID 8-factor off-plan model across 64% evidenced factor weight. Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: payment plan. Weakest: supply. Historical DLD Closed Transactions: matched closed sales in Jumeirah Village Circle record a median of AED 1,422/sqft across 2885 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building 311 Boulevard?

BAMX Development is the developer named on this launch.

When is handover for 311 Boulevard?

The published handover is Dec 2027.

What is the starting price of 311 Boulevard?

The published starting price is AED 1.03M.

What does the SKID screen mean for 311 Boulevard?

The SKID screen for this launch in Jumeirah Village Circle is 92 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.