Cove at Lunaya Terraces (Saih Shuaib 1) — SKID Score 6.0/10

Key information

Delivery date: Dec 2029
Location: Dubai, Saih Shuaib 1, Cove at Lunaya Terraces
Payment plan: 5/30/65
Property types: Apartment
Government fee: 4% + AED 3,150 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,828 / sq.ft
Unit sizes: From 1,615 sq.ft
SKID score: 6.0 / 10 (Proceed with caution)

Similar projects like this

Zaya

From: AED 7.05M

Dubai, Saih Shuaib 1, Lunaya

Zaya

From: AED 3.16M

Dubai, Saih Shuaib 1, Haven at Lunaya Terraces

Zaya

From: AED 2.95M

Dubai, Saih Shuaib 1, Reef at Lunaya Terraces

Payment plan

5%

Down payment

AED 148K

At sales launch

30%

During construction

AED 886K

Construction milestones

65%

On handover

AED 1.92M

Dec 2029

Published milestone schedule · Payment Plan

5% + 4% DLD + 3150 AED Admin Fee5% · AED 148K

5%5% · AED 148K

10%10% · AED 295K

5%5% · AED 148K

65%65% · AED 1.92M

Project timeline

Project announcement
Zaya official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Dec 2029

About the project

Proceed with caution.

Several evidenced factors are weak.

Cove at Lunaya Terraces is part of the community by Zaya in partnership with FIVE Holdings, located in Jebel Ali on Sheikh Zayed Road. It is a low-rise residential building that consists of one ground-level, seven residential floors as well as a roof. Featuring contemporary apartments with panoramic terraces and landscaped outdoor spaces, the project combines minimalist architecture, natural tones and spacious layouts with floor-to-ceiling windows overlooking the community and surrounding greenery. The development offers 1- to 3-bedroom apartments with large balconies, living terraces, walk-in closets, laundry rooms and maid’s rooms in selected layouts. Interiors are designed in a modern neutral palette with open-plan living and dining areas, integrated kitchens and functional storage solutions. Residents have access to a range of lifestyle amenities, including swimming pools, landscaped relaxation areas, fitness facilities, children’s play spaces and thoughtfully designed outdoor environments that support a comfortable and community-oriented lifestyle. Cove at Lunaya Terraces provides direct access from Sheikh Zayed Road. The Outlet Village and Dubai Parks & Resorts are 5 minutes away, Dubai South & Expo City Zone is 12 minutes away, Palm Jebel Ali and Jebel Ali Beach are 14 minutes away, The Winchester School – Jebel Ali is 15 minutes away, and Dubai Marina is 22 minutes away.

Asking price is 35.4% above comparable off-plan sales (+AED 478/sq.ft.)

Published starting price per sq ft is notably above historical closed transactions in this district.

Amenities

Covered Gym
Dining outlets (coffee houses & restaurants)
Kids’ Play Area
Landscaped Open Areas
Leisure Areas
Lift
Lobby
Lounge
Multipurpose Sports Courts
Open-Air Gym
Pool Lounge
Retail Outlets
Roof Gardens
Rooftop Pool
Sitting Area
Social Zone
Terrace Garden
Walking Paths

Units

from developer

2 BR

Floor plan not published by source

1,615 – 1,946 sq.ft · AED 1,828 / sq.ft

From AED 2.95M

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

6.0/ 10

Historical DLD Transaction Context

Asking price is 35.4% higher than comparable off-plan registrations (+AED 478/sq.ft.)

35.4% above comparable sales

The developer asks AED 2,951,905 (~AED 1,828/sq.ft. for a published 1,615 sq.ft. starting unit), while comparable off-plan residential registrations in Saih Shuaib 1 sold for a median of AED 1,350/sq.ft. (AED 2,180,250 for the same size).

1. Published Asking Price

AED 1,828 / sq.ft.

AED 2,951,905 starting price · 1,615 sq.ft.

2. Historical Nearby Closed Sales

AED 1,350 / sq.ft.

~AED 2,180,250 for the same size

3. Spread vs Historical Median

+AED 478 / sq.ft. (+35.4%)

+AED 771,655 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 1,828 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,350 / sq.ft.

Historical transaction context: The asking rate is 35.4% (~AED 771,655 on a 1,615 sq.ft. unit) above recent comparable off-plan registrations in Saih Shuaib 1. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 35.4% 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 payment5%

AED 148K

At booking

During construction30%

AED 886K

Construction milestones

On handover65%

AED 1.92M

Handover Dec 2029

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 35.4% above comparable off-plan sales (+AED 478/sq.ft.)

The developer asks AED 1,828/sq.ft., whereas comparable off-plan registrations in Saih Shuaib 1 sold for a median of AED 1,350/sq.ft. (~AED 771,655 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+35.4% (+AED 478/sq.ft.)

Asking price is 35.4% above comparable off-plan sales (+AED 478/sq.ft.)

The developer asks AED 1,828/sq.ft., whereas comparable off-plan registrations in Saih Shuaib 1 sold for a median of AED 1,350/sq.ft. (~AED 771,655 higher for the same area).

Why this matters: The asking rate is 35.4% (~AED 771,655 on a 1,615 sq.ft. unit) above recent comparable off-plan registrations in Saih Shuaib 1. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 35.4% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Developer Track Record (Incomplete Data)

History Incomplete

Incomplete historical delivery data for Zaya in catalog

Zaya 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)

~3.7 Yrs (2029-12)

Estimated ~3.7-year horizon until 2029-12 target handover (~44 months)

Target completion is scheduled for 2029-12. SKID does not assume or predict developer delays, but a ~3.7-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

• 3 other live launches in Saih Shuaib 1
• 65% of the price is due at or after handover, keeping strong buyer leverage until completion

Watch

• Located in Saih Shuaib 1
• Handover is more than three years out

Risk

• Published starting price vs historical DLD closed sales median: +35.4% above historical DLD closed sales median per sq ft in this community
• 24 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)
• Service charge published at 21

See all 8 scoring factorsWhy SKID gave it 6.0

Why SKID gave it 6.0

Location

Weight: 29.6%

6.0/ 10

Located in Saih Shuaib 1

Entry price

Weight: 22.2%

3.2/ 10

Published starting price vs historical DLD closed sales median: +35.4% 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%

8.0/ 10

3 other live launches in Saih Shuaib 1

Payment plan

Weight: 14.8%

8.9/ 10

65% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 7.4%

6.4/ 10

Handover is more than three years out

Exit liquidity

Weight: 7.4%

4.5/ 10

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

Service charges

Weight: 3.7%

5.5/ 10

Service charge published at 21

Factor	Weight	Score
Location Located in Saih Shuaib 1	29.6%	6.0/ 10
Entry price Published starting price vs historical DLD closed sales median: +35.4% above historical DLD closed sales median per sq ft in this community	22.2%	3.2/ 10
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition 3 other live launches in Saih Shuaib 1	14.8%	8.0/ 10
Payment plan 65% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	8.9/ 10
Delivery risk Handover is more than three years out	7.4%	6.4/ 10
Exit liquidity 24 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 21	3.7%	5.5/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-03	Off-plan · Apartment	AED 1.43M	1,023	1,400
2026-07-03	Off-plan · Apartment	AED 949K	729	1,302
2026-07-02	Off-plan · Apartment	AED 575K	389	1,479
2026-07-01	Off-plan · Apartment	AED 1.03M	851	1,215
2026-07-01	Off-plan · Apartment	AED 912K	786	1,161
2026-06-29	Off-plan · Apartment	AED 579K	389	1,488
2026-06-25	Off-plan · Apartment	AED 969K	843	1,150
2026-06-25	Off-plan · Apartment	AED 572K	379	1,511
2026-06-25	Off-plan · Apartment	AED 598K	376	1,589
2026-06-25	Off-plan · Apartment	AED 927K	729	1,271
2026-06-25	Off-plan · Apartment	AED 1.03M	747	1,383
2026-06-25	Off-plan · Apartment	AED 570K	389	1,466
2026-06-25	Off-plan · Apartment	AED 556K	395	1,408
2026-06-25	Off-plan · Apartment	AED 465K	388	1,198
2026-06-25	Off-plan · Apartment	AED 947K	843	1,123
2026-06-25	Off-plan · Apartment	AED 575K	376	1,528
2026-06-25	Off-plan · Apartment	AED 592K	389	1,523
2026-06-25	Off-plan · Apartment	AED 455K	365	1,247
2026-06-24	Off-plan · Apartment	AED 484K	372	1,299
2026-06-24	Off-plan · Apartment	AED 540K	415	1,301
2026-06-24	Off-plan · Apartment	AED 382K	415	920
2026-06-24	Off-plan · Apartment	AED 737K	557	1,324
2026-06-24	Off-plan · Apartment	AED 561K	389	1,442
2026-06-24	Off-plan · Apartment	AED 467K	389	1,201

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

Location

Dubai, Saih Shuaib 1, Cove at Lunaya Terraces

Interactive map ready (1 verified location)

· Saih Shuaib 1, Dubai

View project

Living in Saih Shuaib 1

Historical DLD Median

AED 1,350 / sq.ft

Historical DLD Sample

130 closed sales

Ownership

Freehold

Frequently asked questions

Is Cove at Lunaya Terraces a good off-plan investment in Saih Shuaib 1?

Cove at Lunaya Terraces in Saih Shuaib 1 (Dubai) scores 6.0/10 (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: payment plan. Weakest: entry price. Historical DLD Closed Transactions: matched closed sales in Saih Shuaib 1 record a median of AED 1,350/sqft across 130 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building Cove at Lunaya Terraces?

Zaya is the developer named on this launch.

When is handover for Cove at Lunaya Terraces?

The published handover is Dec 2029.

What is the starting price of Cove at Lunaya Terraces?

The published starting price is AED 2.95M.

What does the SKID screen mean for Cove at Lunaya Terraces?

The SKID screen for this launch in Saih Shuaib 1 is 74 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.