X11 (Dubai South) — SKID Score 6.1/10

Key information

Delivery date: Dec 2028
Location: Dubai, Dubai South, X11
Payment plan: 20/23/57
Property types: Apartment
Government fee: 4% + AED 5,250 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,701 / sq.ft
Unit sizes: From 615 sq.ft
SKID score: 6.1 / 10 (Proceed with caution)

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Payment plan

20%

Down payment

AED 209K

At sales launch

23%

During construction

AED 241K

Construction milestones

57%

On handover

AED 597K

Dec 2028

Published milestone schedule · Payment Plan 1

10% + 4% DLD + 5250 AED Admin Fee10% · AED 105K

10%10% · AED 105K

23% (1% per month)23% · AED 241K

57%57% · AED 597K

Project timeline

Project announcement
BAMX Development official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Dec 2028

About the project

Proceed with caution.

Several evidenced factors are weak.

X11 is a residential complex by BAMX Development, located in Dubai South. The project reflects a philosophy of thoughtful architecture, focused on balance, privacy, and a well-considered urban environment, creating a calm and harmonious living space within the city. The building features fluid façade lines, rounded balconies, and panoramic glazing, forming a modern and visually light silhouette. The development offers one-, two-, and three-bedroom apartments. Spaces are designed with an emphasis on natural light, open layouts, and a comfortable everyday living experience. Interiors are finished in a light neutral palette using natural materials and Italian craftsmanship by Belmore design studio, where attention to detail and refined simplicity create an atmosphere of calm, elegance, and quality. Residents are offered a wide range of amenities, including a children’s pool, jacuzzi, sauna and steam room, fitness center and yoga area, lounge spaces and an outdoor cinema, BBQ areas, games rooms, landscaped green areas, and a children’s playground, supporting a balanced and active lifestyle. The location ensures convenient connectivity: approximately 10 minutes to Al Maktoum International Airport, 30 minutes to Downtown Dubai and Burj Khalifa, around 30 minutes to Dubai Marina, and about 45 minutes to La Mer Beach.

57 competing off-plan launches tracked in Dubai South — potential handover competition

SKID tracks 57 competing off-plan launches in Dubai South. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Amenities

BBQ
Bar
Children’s Pool
Covered Gym
Gaming Lounge
Infinity Pool
Kids’ Play Area
Lift
Lobby
Lounge
Outdoor Cinema
Pool Deck
Recreational Areas
Sauna
Sitting Area
Steam Room
Yoga Area

Units

from developer

1 BR

Floor plan not published by source

615 sq.ft · AED 1,701 / sq.ft

From AED 1.05M

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

7/8 factors backed by verified evidence (82% weight coverage) · skid-geo-v3.0-8factor

6.1/ 10

Historical DLD Transaction Context

Asking price matches nearby completed homes within 2.1% (+AED 36/sq.ft.)

In line with comparable sales (+2.1%)

The developer asks AED 1,046,507 (~AED 1,701/sq.ft. for a published 615 sq.ft. starting unit), while comparable residential homes in Dubai South sold for a median of AED 1,665/sq.ft. (AED 1,024,641 for the same size).

1. Published Asking Price

AED 1,701 / sq.ft.

AED 1,046,507 starting price · 615 sq.ft.

2. Historical Nearby Closed Sales

AED 1,665 / sq.ft.

~AED 1,024,641 for the same size

3. Spread vs Historical Median

+AED 36 / sq.ft. (+2.1%)

+AED 21,866 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 1,701 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,665 / sq.ft.

Historical transaction context: The asking rate is broadly aligned with recent nearby completed homes in Dubai South, avoiding an upfront launch premium—though off-plan capital remains committed during the construction schedule until handover and title issuance.

Get an available quotation

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

Down payment20%

AED 209K

At booking

During construction23%

AED 241K

Construction milestones

On handover57%

AED 597K

Handover Dec 2028

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

57 competing off-plan launches tracked in Dubai South — potential handover competition

SKID tracks 57 competing off-plan launches in Dubai South. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover. (Potential Risk · Estimate — Potential Supply Risk)

Competing Supply (Potential Risk)

57 Launches

57 competing off-plan launches tracked in Dubai South — potential handover competition

SKID tracks 57 competing off-plan launches in Dubai South. 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.

Handover Horizon (Potential Risk)

~2.7 Yrs (2028-12)

Estimated ~2.7-year horizon until 2028-12 target handover (~32 months)

Target completion is scheduled for 2028-12. SKID does not assume or predict developer delays, but a ~2.7-year construction window carries potential schedule and market-cycle exposure.

Why this matters: Capital committed during construction remains illiquid until handover, and multi-year timelines carry potential exposure to contractor pacing, phased delivery, and market shifts.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 7/8 factors (81.8%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

Last evaluated: 2026-11-02

Strong

• 57% 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

Watch

• Located in Dubai South
• Published starting price vs historical DLD closed sales median: +2.1% above historical DLD closed sales median per sq ft in this community
• Service charge published at 15

Risk

• Heavy competing supply: 57 other launches in Dubai South
• 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

See all 8 scoring factorsWhy SKID gave it 6.1

Why SKID gave it 6.1

Location

Weight: 29.6%

6.0/ 10

Located in Dubai South

Entry price

Weight: 22.2%

6.0/ 10

Published starting price vs historical DLD closed sales median: +2.1% above historical DLD closed sales median per sq ft in this community

Developer

Weight: 18.2%

Insufficient evidence (N/A)

Supply / competition

Weight: 14.8%

3.6/ 10

Heavy competing supply: 57 other launches in Dubai South

Payment plan

Weight: 14.8%

8.2/ 10

57% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 7.4%

8.6/ 10

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

Exit liquidity

Weight: 7.4%

4.5/ 10

23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

Service charges

Weight: 3.7%

7.1/ 10

Service charge published at 15

Factor	Weight	Score
Location Located in Dubai South	29.6%	6.0/ 10
Entry price Published starting price vs historical DLD closed sales median: +2.1% above historical DLD closed sales median per sq ft in this community	22.2%	6.0/ 10
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition Heavy competing supply: 57 other launches in Dubai South	14.8%	3.6/ 10
Payment plan 57% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	8.2/ 10
Delivery risk Handover sits in a typical 1–3 year off-plan window	7.4%	8.6/ 10
Exit liquidity 23 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)	7.4%	4.5/ 10
Service charges Service charge published at 15	3.7%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Off-plan · Apartment	AED 2.56M	1,951	1,311
2026-07-07	Off-plan · Apartment	AED 1.26M	851	1,481
2026-07-07	Off-plan · Apartment	AED 2.2M	1,677	1,313
2026-07-07	Ready · Apartment	AED 499K	446	1,120
2026-07-07	Off-plan · Apartment	AED 1.86M	1,334	1,394
2026-07-07	Off-plan · Apartment	AED 1.23M	760	1,624
2026-07-07	Off-plan · Apartment	AED 3.42M	1,773	1,932
2026-07-07	Off-plan · Apartment	AED 797K	347	2,294
2026-07-07	Off-plan · Apartment	AED 775K	347	2,235
2026-07-07	Off-plan · Apartment	AED 800K	348	2,301
2026-07-07	Off-plan · Apartment	AED 480K	351	1,368
2026-07-07	Off-plan · Apartment	AED 742K	357	2,080
2026-07-07	Off-plan · Apartment	AED 480K	338	1,421
2026-07-07	Off-plan · Apartment	AED 745K	354	2,102
2026-07-07	Off-plan · Apartment	AED 1.11M	736	1,512
2026-07-07	Off-plan · Apartment	AED 730K	352	2,072
2026-07-07	Off-plan · Apartment	AED 730K	354	2,062
2026-07-07	Off-plan · Apartment	AED 730K	351	2,080
2026-07-07	Off-plan · Apartment	AED 1.97M	1,123	1,755
2026-07-07	Off-plan · Apartment	AED 632K	345	1,833
2026-07-07	Off-plan · Apartment	AED 648K	341	1,901
2026-07-07	Off-plan · Apartment	AED 680K	420	1,621
2026-07-07	Off-plan · Apartment	AED 1.15M	734	1,568
2026-07-07	Off-plan · Apartment	AED 696K	381	1,828

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

Location

Dubai, Dubai South, X11

Interactive map ready (1 verified location)

· Dubai South, Dubai

View project

Living in Dubai South

Historical DLD Median

AED 1,665 / sq.ft

Historical DLD Sample

3096 closed sales

Ownership

Freehold

Frequently asked questions

Is X11 a good off-plan investment in Dubai South?

X11 in Dubai South (Dubai) scores 6.1/10 (caution) on the independent SKID 8-factor off-plan model across 82% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: supply. Historical DLD Closed Transactions: matched closed sales in Dubai South record a median of AED 1,665/sqft across 3096 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building X11?

BAMX Development is the developer named on this launch.

When is handover for X11?

The published handover is Dec 2028.

What is the starting price of X11?

The published starting price is AED 1.05M.

What does the SKID screen mean for X11?

The SKID screen for this launch in Dubai South is 83 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.