Veda by Aum, Jumeirah Village Circle · by AUM Development
An off-plan 1-bed in Veda by Aum sells for about AED 1.23m
Median of 13 off-plan sales in the 12 months to 19 Oct 2026. Last sale in the tower: 16 Sep 2026.
- The project
- Veda is a single low-rise residential building of ground plus four levels in Jumeirah Village Circle, Dubai. The building faces the community park and offers a rooftop zen garden, jogging track, sauna and ice bath. Handover is planned for Q3 2027. Sources: brochure (PDF)
- The market says
- 16 off-plan sales in 12 months at AED 1,499 per sq ft; a higher price than 68% of Jumeirah Village Circle towers; 2 sales in the last 90 days; 1 home for sale now.
“Veda by Aum is off-plan, due in 2027, so no owner has sold a completed home here yet. Buyers took 2 homes in the last 90 days at about AED 1,499 per sq ft. Sales are slow. Ask for a better payment plan before you sign, and compare the price with a completed tower next door.”
- Payment plan
- 10/30/60
- Official record
- 16 registered sales since 2008: 12 apartment, 4 other
- Size
- 5 floors · 69 units
- Shops and food
- 19+ places to eat within 300 m
Pictures of Veda by Aum
Artist's impression · AUM Real Estate Development
Artist's impression · AUM Real Estate Development
8 pictures of this building: a drawing, developer renders. Each shows its source; select one to open it there. A drawing is made by BUY DUBAI from real pictures and is marked as a drawing.
From the developer: AUM Real Estate Development
What AUM Real Estate Development publishes about Veda by Aum. Pictures are the developer's artist's impressions, not photos of the building. Each fact shows where it comes from; a fact read from the developer's text is checked word for word.
Artist's impression · AUM Real Estate Development · source, page 11
Artist's impression · AUM Real Estate Development · source, page 8
- Towers
- 1 brochure
- Floors
- G+4 brochure
- Homes
- 69 brochure
- Handover (developer)
- Q3 2027 brochure
- Payment plan (developer)
- 40% during construction, 60% on completion: 10% booking, 10% down payment within 30 days of SPA, 4% DLD fees, four 5% installments at 5, 10, 15 and 20 months after SPA, 60% final payment on completion brochure
- Views
- Faces the community's largest park (JVC Park); surrounded by completed villas and townhouses brochure
- Location
- Jumeirah Village Circle (JVC), Dubai brochure
Video
Video: Opps on YouTube. Not from the developer.
Documents
- Brochure (PDF, 14 pages, 26.7 MB) · cdn.insiderealty.ae
Checked, not found: floor plans. We searched the developer site and the web on 12 Oct 2026. Ask AUM Real Estate Development for the latest brochure and floor plans.
Street view of Veda By Aum
The street outside, live from Google, about 13 m from the building. Drag to look around.
Imagery: Google Street View · Open in Google Maps
Veda by Aum on the map
Three views of the same place, from the same direction. The other towers we cover are on all three: click one to open its page.
The map loads when you reach it.
3D: AI picture models of our towers (height and position from the map, detail approximate) and blocks from OpenStreetMap heights.
Construction progress: not found
We found no public progress record for this tower. Ask the developer for the latest inspection report from the Land Department.
Payment plan: 10/30/60
How the developer asks you to pay for a home bought off-plan. The amounts use AED 1,248,692, the median off-plan price in the last year. Handover stated: Q3 2027
10/30/60
| Stage | Share | On AED 1,248,692 | When |
|---|---|---|---|
| On booking | 10% | AED 124,869 | at booking |
| During construction | 30% | AED 374,608 | during construction |
| On handover | 60% | AED 749,215 | upon handover |
Source text: “10% on booking, 30% during construction and 60% upon handover” (binayah.com, insiderealty.ae, mavrixproperties.ae, propsearch.ae)
Read on 11 Oct 2026 from broker and developer pages. A script checked that each plan adds to 100% and that the words are in the source. Plans change: the sale contract is the only binding version. On top of the price you pay the 4% Land Department fee and the registration fees. Sources agree on the 10/30/60 plan (also described as 40/60 with 10% down), but handover is given as Q3 2027 (sources 1, 3, 7) versus Q2 2028 (sources 2, 4), so confirm the date with the developer.
Resale and off-plan prices by bedroom
Resale = a completed home sold on. Off-plan = a home sold before the tower is complete, by the developer or by an earlier buyer (a Land Department "delayed sell"). The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 19 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A median needs 5 sales or 3 listings.
| Type | Off-plan: sold | Off-plan: per sq ft | Median asking |
|---|---|---|---|
| 1-bed | AED 1,230,555 (13) | 1,507 | – (1) |
| 2-bed | under 5 (3) | – | – (0) |
Rents are asking rents, not registered contracts. Yield = asking rent divided by the median resale price, before service charge.
Sales we leave out of every median, count and chart (0 of 16 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (0); a sale at exactly the same price as that unit's sale before (0); a size more than 1.6 times the usual size for the recorded type, or a "studio" above 750 sq ft (0). They stay in the list below with a label.
Too few off-plan sales to state a yearly change
16 off-plan sales in the last 12 months and 0 in the 12 months before. Each period needs at least 5.
Bars: median AED per sq ft by quarter. Blue line and blue numbers under the bars: number of sales in the quarter. Last 16 quarters at most. Grey bars have fewer than 3 sales. Off-plan sales are 89% of all sales in this tower, so the early quarters show launch prices.
Every sale since 2026: 16 sales of 16 units
Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before. 2 land or whole-building sales in the records for this address are not shown: they are not a home.
| Unit | Type | Sq ft | Price | AED per sq ft | Date | Market |
|---|---|---|---|---|---|---|
| 214 | 1-bed | 898 | AED 1,279,555 | 1,425 | 16 Sep 2026 | Off-plan |
| G09 | 2-bed | 1,305 | AED 1,692,053 | 1,297 | 24 Aug 2026 | Off-plan |
| 312 | 1-bed | 825 | AED 1,237,555 | 1,500 | 14 Apr 2026 | Off-plan |
| 314 | 1-bed | 898 | AED 1,289,555 | 1,436 | 24 Feb 2026 | Off-plan |
| 204 | 1-bed | 742 | AED 1,220,555 | 1,645 | 6 Feb 2026 | Off-plan |
| 410 | 1-bed | 813 | AED 1,266,759 | 1,559 | 29 Jan 2026 | Off-plan |
| 315 | 1-bed | 679 | AED 1,074,555 | 1,582 | 28 Jan 2026 | Off-plan |
| 404 | 1-bed | 742 | AED 1,230,555 | 1,658 | 22 Jan 2026 | Off-plan |
| 304 | 1-bed | 741 | AED 1,224,555 | 1,654 | 22 Jan 2026 | Off-plan |
| 104 | 1-bed | 742 | AED 1,213,555 | 1,635 | 22 Jan 2026 | Off-plan |
| 201 | 1-bed | 836 | AED 1,259,829 | 1,507 | 22 Jan 2026 | Off-plan |
| 107 | 2-bed | 1,185 | AED 1,638,555 | 1,383 | 22 Jan 2026 | Off-plan |
| 414 | 1-bed | 898 | AED 1,299,555 | 1,447 | 19 Jan 2026 | Off-plan |
| 303 | 2-bed | 1,398 | AED 2,010,555 | 1,438 | 19 Jan 2026 | Off-plan |
| 413 | 1-bed | 820 | AED 1,229,139 | 1,498 | 7 Jan 2026 | Off-plan |
| 412 | 1-bed | 825 | AED 1,230,129 | 1,491 | 7 Jan 2026 | Off-plan |
Mortgage: what Veda by Aum costs a month
The tower is off-plan. A bank can lend at most 50% of the price of an off-plan home, and most buyers use the loan for the payment at handover. The rate starts at 3.99%, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026. Fixed rates in those lists run from 3.75% to 4.69%. Three-month EIBOR, the base for variable rates, was 4.19% on 9 Oct 2026.
Cash you need on day one
Buy against rent
Loan limits: Central Bank of the UAE mortgage rules (first home under AED 5 million: 80% for residents, 85% for UAE nationals; AED 5 million and above: 70% and 75%; second home or investment: 60% and 65%; off-plan: 50%; 25 years at most; all your debt payments at most 50% of your income). Banks set their own limit for buyers who do not live in the UAE. Fees are the usual ones: Land Department 4% of the price plus AED 580; mortgage registration 0.25% of the loan plus AED 290; trustee office AED 4,200; agent 2% plus 5% VAT; bank fee 1% of the loan plus VAT (it differs by bank); valuation AED 3,150. This is an illustration, not an offer of a loan. Rates read on 9 Oct 2026.
The official record: 16 registered sales since 2008
Dubai Land Department register for "Veda by AUM One Real Estate Development", 29 Jul 2008 to 12 Feb 2026: 12 apartment, 4 other sales. This source has every year and every unit type, but no unit numbers.
| Year | Apartments: sales | AED per sq ft | Others: sales | AED per sq ft |
|---|---|---|---|---|
| 2026 | 12 | 1,533 | – | – |
| 2024 | – | – | 3 | 728 |
| 2008 | – | – | 1 | – |
Median AED per sq ft is shown for 3 or more sales in a year. 12 of these sales were off-plan and 4 were of completed units. What our unit list above does not have: sales before 2020; mortgages and gifts. For homes from 2020 to 12 Feb 2026 the register has 12 sales and our unit list has 12.
Sales, price cuts, new adverts and news, on WhatsApp. You choose what and how often.
Which side faces what
The direction of each landmark from Veda by Aum, and the towers within 150 m that can stand in the way. What a home really sees depends on its floor and its side of the building. We do not have the unit positions for this tower yet, so we cannot tell you the view of one unit.
| Side | What lies that way |
|---|---|
| North | Mirabella 5, a tower 46 m away · Crystal Residence, a tower 139 m away · Burj Al Arab and the sea 8.9 km · Sheikh Zayed Road 14.8 km · Jumeirah beach and the sea 15.7 km · Burj Khalifa 15.9 km · DIFC 17.6 km |
| North-east | Meydan racecourse 13.3 km · Dubai Design District 15.9 km · Dubai Creek and Ras Al Khor 18.4 km |
| South | District 11, a tower 69 m away |
| West | Mirabella 6, a tower 65 m away · Dubai Marina skyline 7.7 km |
| North-west | Rokane G22, a tower 82 m away · Cartel 112, a tower 89 m away |
No resident reviews: the tower is not built
Nobody lives in Veda by Aum yet, so there is nothing a resident can tell you. Reviews you see elsewhere under this name are about the sales office, the developer or another building. What we can show is below: what the developer and the documents say about the project. We add resident reviews after handover.
The project: what the developer and the documents say
The tower is not complete, so these are plans and claims, not facts you can check on site. Each one names its source.
- Developer
- AUM Development
- Handover due
- 2027
- Floors
- 5
- Apartments
- 69
- Parking levels
- 1
- Unit mix
- One- and two-bedroom apartments
Amenities: Children's playground, Electric vehicle charging stations, Ice bath, Indoor gym, Outdoor gym, Kids' pool, Outdoor cinema, Outdoor party area, Rooftop lounge, Rooftop walking trail, Sauna, Swimming pool, Jogging trails, Yoga studio, Zen garden, Zen room, Smart home technologies, 24/7 security
Where sources disagree
- propsearch.ae and insiderealty.ae state the building has 5 storeys (plus basement), while binayah.com lists 7 floors and live adverts: community guide/refty.ai do not specify floor count but imply different structures. propsearch.ae and insiderealty.ae are consistent with the developer document DEV1.
- propsearch.ae and insiderealty.ae state completion is Q3 2027, while live adverts: community guide, binayah.com, and refty.ai state completion is Q2 2028.
Building
Floors, apartments and completion year
Amenities list
Developer
Who is the developer?
Finishes
Delivery record (on time or late)
Quality of construction
Around
Entertainment within a 15-minute walk
Metro and public transport
What is being built next to it?
Parking and driving at Veda By Aum
Parking
No advert for this building gives a number of parking spaces (69 adverts read). Ask the seller or the developer how many spaces come with the home.
- Covered parking: 64 of 69 adverts say so.
- Visitor parking: mentioned in 1 of 69 adverts.
- Electric car charging: mentioned in 36 of 69 adverts.
- Spaces in the building: 81, from the published building details.
- Street parking: paid street parking in JVC costs AED 4 an hour from 8am to 5pm and AED 6 an hour from 5pm to midnight. Zones and rules.
- This building is not finished. Adverts repeat what the developer promises.
Source: adverts for homes in this building, read 6 to 11 Oct 2026. An advert describes one home, not the building. Parking in every JVC building.
Driving out of JVC
2.5 minutes to the nearest way out of JVC on an empty road: the Hessa Street exit (north-east), 0.9 km by road. That is in the middle third of JVC buildings (place 399 of 722; 1 is nearest). The nearest way in is the Hessa Street entrance (east), 2.4 minutes.
| To | Empty road | 08:00 out | 18:00 back | Way out used |
|---|---|---|---|---|
| Dubai Mall | 24 min | 25 min | 34 min | Al Khail Road (north-west) |
| DIFC Gate | 23 min | 27 min | 34 min | Al Khail Road (north-west) |
| DXB Terminal 3 | 44 min | 38 min | 49 min | Al Khail Road (north-west) |
| Dubai Marina Mall | 23 min | 19 min | 26 min | Al Khail Road (west) |
| Mall of the Emirates | 15 min | 18 min | 24 min | Al Khail Road (north-west) |
Times with traffic are a forecast for a weekday. The time to leave the car park of the building is not included. Source: OpenStreetMap roads, 11 Oct 2026. Driving from JVC: every building.
Around Veda by Aum
Price against the nearest towers
| Tower | Distance | AED per sq ft, 12 months (sales) |
|---|---|---|
| Veda by Aum (this tower) | – | 1,499 (16) |
| Mirabella 5 | 46 m | – (2) |
| Mirabella 6 | 65 m | – (1) |
| District 11 | 69 m | – (0) |
| Rokane G22 | 82 m | 1,283 (6) |
| Crystal Residence | 139 m | 1,004 (8) |
| S.S Lootah Residence JVC | 202 m | – (0) |
| Fortunato | 207 m | 869 (17) |
| Diamond Views 4 Villas A | 207 m | – (1) |
Drive times: empty roads, 08:00 and 18:00
| To | Empty road | Leave 08:00 | Home 18:00 | Distance |
|---|---|---|---|---|
| Dubai Mall | 24 min | 25 min | 34 min | 22.8 km |
| DIFC Gate | 23 min | 27 min | 34 min | 23.6 km |
| DXB Terminal 3 | 44 min | 38 min | 49 min | 37.0 km |
| Dubai Marina Mall | 23 min | 19 min | 26 min | 16.1 km |
| Mall of the Emirates | 15 min | 18 min | 24 min | 12.2 km |
| Kite Beach | 21 min | – | – | 18.0 km |
| DWC airport | 36 min | – | – | 30.5 km |
Leave at 08:00 and home at 18:00: Google traffic predictions for a Tuesday (13 Oct 2026). Empty road: OpenStreetMap routing. "Home 18:00" is the drive back from that place.
Shops, food and services
Nothing is open in the tower: it is not built yet.
Food and drink within 300 m: 19+
| Orange Wheels - Circle Mall | Indoor Playground | 136 m | 4.9 (1,717) |
| Pop city ice cream JVC | Ice Cream Shop | 154 m | 4.5 (15) |
| McCafferty's Irish Bar & Restaurant JVC | Irish Pub | 156 m | 4.4 (2,337) |
| Coffee Planet | Coffee Shop | 156 m | 4.5 (264) |
| JOE & THE JUICE | Juice Shop | 157 m | 3.7 (73) |
| Starbucks | Coffee Shop | 163 m | 4.4 (510) |
| Magnolia Bakery | Bakery | 171 m | 4.6 (261) |
| Baskin Robbins | Ice Cream Shop | 172 m | 3.2 (57) |
| Spill The Bean- JVC | Coffee Shop | 184 m | 4.4 (47) |
| Halla Shawarma - Circle Mall | Shawarma restaurant | 185 m | 4.2 (384) |
Groceries and daily shops within 300 m: 11
| Aldouani Honey الدوعني للعسل | Grocery Store | 151 m | 4.5 (2) |
| Boots | Pharmacy | 160 m | 3.6 (14) |
| Lebanese Roaster - JVC | المحمصة اللبنانية - سيركل مول | Grocery Store | 168 m | 4.9 (1,166) |
| WE FLOWERS - Circle Mall | Florist | 177 m | 5 (42) |
| Beauty Pets - Circle Mall JVC | Pet Store | 193 m | 4.6 (227) |
| Nesto Hypermarket - Jumeirah Village Circle | Hypermarket | 194 m | 4.2 (2,605) |
| Medicina Pharmacy - Circle Mall, JVC, Dubai | Pharmacy | 201 m | 4.9 (243) |
| Life Health & Glow | Pharmacy | 203 m | 4.8 (1,022) |
| دكتور نيوترشن للرشاقة dr nutrition | Store | 210 m | 4.8 (178) |
| Spinneys | Grocery Store | 229 m | 3.8 (144) |
Other shops within 300 m: 13
| Ajmal Perfumes | Clothing Store | 126 m | 4.7 (122) |
| Flormar - Circle Mall | Cosmetics Store | 149 m | 5 (7) |
| Toys for less | Toy Store | 150 m | 4.7 (6) |
| Mahir Aydin Accessories | Store | 151 m | 1 (2) |
| JIDREAM | Manufacturer | 154 m | 5 (20) |
| Rider washroom | Store | 157 m | 5 (1) |
| بازار | General Store | 159 m | 5 (4) |
| QOOAH Shop - JVC | Sporting Goods Store | 161 m | 4 (21) |
| K-SECRET Circle Mall | Cosmetics Store | 165 m | 4.4 (41) |
| Nutrition House | Store | 166 m | 3.2 (5) |
Services within 300 m: 20+
| Dr Abhinav Gupta Special Internal Medicine | Doctor | 152 m | 5 (67) |
| Dr.Hudaib psychiatrist and psychiatry clinic | Doctor | 153 m | – |
| Pink Nails & Lashes By Youstina | Nail Salon | 161 m | 5 (27) |
| Wellfit Gymnastics | Sports Complex | 161 m | 4.9 (1,025) |
| Groomen Barbershop Circle Mall, JVC | Barber shop | 165 m | 4.5 (266) |
| Dubai Housekeeping Deep Cleaning Jumeirah | Services | 167 m | 4.9 (14) |
| Barber A | Barber shop | 168 m | 3 (5) |
| Melodica Music Academy - Circle Mall | Educational Institution | 176 m | 4.9 (445) |
| Emirates NBD ATM & CDM | ATM | 187 m | 2.6 (32) |
| Dear Barber Gents Salon | Barber Shop - The Circle Mall JVC | Barber shop | 192 m | 4.8 (512) |
Schools and nurseries within 1.5 km: 15
| Private Piano Lessons Dubai by Teacher Firuza | School | 215 m | 5 (22) |
| Diamond views 2, Villa 8 | High school | 240 m | – |
| Shehab Academy | School | 331 m | 5 (1) |
| Little Wonders Nursery Dubai JVC | Preschool | 472 m | 4.9 (180) |
| IT'S A MUSIC ROOM | School | 538 m | 5 (1) |
| Star smiles Nursery | Preschool | 544 m | 5 (11) |
| Green Roots Nursery Dubai | Preschool | 849 m | 4.5 (107) |
| Skateraati - Jumeirah Village Circle (JVC) | School | 906 m | 5 (1) |
| JSS International School | School | 1020 m | – |
| Erudio Early Childhood Center | Preschool | 1028 m | 4.8 (68) |
Source: Google Maps, read 21 Oct 2026. Straight-line distance from the tower. Each list shows the 10 nearest. Open the name to see it on Google Maps.
Own a unit here?
Ask for a report on your unit: its sales history, the same type's sales in the last 12 months and the homes for sale against it. A licensed partner agent, named on the report with the registration number, sends it. BUY DUBAI is not a broker and takes no part in the sale.
Method, sources and what we did not find
- Sales: unit-level Dubai Land Department sale records, 7 Jan 2026 to 19 Oct 2026, checked by year against Dubai Land Department open data. Our unit list does not hold every sale, so some sales are missing.
- Listings: one snapshot, 7 Oct 2026. Asking prices and asking rents.
- Residents and building facts: Google Maps reviews and guide pages (binayah.com, insiderealty.ae, live adverts: community guide, propsearch.ae, refty.ai), read by an AI model on 21 Oct 2026 with a fixed question list. A script checks that each answer names its source.
- Nobody visited the tower. Every fact is from a document, a map or a resident's review.
- Checked, not found for this tower: resident reviews, a floor plan document, unit positions on a floor, the side and view of each unit.
Corrections
Found an error? Tell us what is wrong and how you know. We check it, correct the page and list the change here.
Change log: 21 Oct 2026 first build of this page. No correction yet.