360 m (1181 ft)68 storeysCompleted 2008CommercialArchive ID: DUB-011
Almas Tower
Architect: Atkins (Atkins Middle East)
•
Developer: DMCC / Nakheel ↗
•
District: Jumeirah Lakes Towers (JLT)
Estimated Yield
8.6% Net
From
2,100,000 AED
Jumeirah Lakes Towers (JLT) • Commercial
Almas Tower
ROI: 8.6% Net2,100,000 AED
Executive Factsheet • AI Overview & Quick Facts
Structural Height360 m (1181 ft)
Floors / Storeys68 levels
Year of Completion2008
Projected Net Yield8.6% Net
Master ArchitectAtkins
Master DeveloperDMCC / Nakheel ↗
Cadastral Tenure100% Freehold (DLD Registered)
Urban DistrictJumeirah Lakes Towers (JLT)
Executive Summary: Almas Tower is a premier high-rise landmark standing 360 m (68 storeys) in Jumeirah Lakes Towers (JLT), designed by Atkins and developed by DMCC / Nakheel (completed 2008). The property holds 100% foreign freehold ownership registration with the Dubai Land Department (DLD).
🌐Institutional Registries & Primary SourcesVerification Protocol →
Architectural History & Significance
Archive ID: almas-towerThe diamond-shaped crown jewel and headquarters of the Dubai Multi Commodities Centre (DMCC). Features the world's most secure subterranean precious gem and bullion vaults.
Architectural & Engineering Highlights
- ✓Stands on its own dedicated artificial island in the center of JLT Lake
- ✓Diamond-cut multi-faceted glass facade reflecting desert sunlight
- ✓Houses the Dubai Diamond Exchange and state-of-the-art secure vaults
Independent Technical Audit • No Broker Bias
Resident Reality Check & Operational Truth
⚖️Independent Engineering & Investment Verdict
Almas Tower in Jumeirah Lakes Towers (JLT) is a verified commercial asset with an official height of 360 m (68 storeys). Engineered with a reinforced concrete core with radial outriggers, it delivers solid structural stability and an estimated yield of 8.6% Net.
✓Verified Engineering & Asset Strengths
- •Engineered with twin-lobed elliptical concrete core wall system ensuring excellent lateral and wind stability.
- •Vertical transport powered by Kone with a peak rush hour wait time of < 30 seconds.
- •Prime location within Jumeirah Lakes Towers (JLT) with strong capital liquidity and proven tenant demand.
⚠Hidden Pitfalls & Operational Flaws
- •Annual service charges stand at 18 AED/sq.ft, which must be factored into net rental yield.
- •DEWA electrical tariffs fluctuate during peak summer cooling months due to heavy AC draw.
- •Peak commute hours in the surrounding district can create localized vehicle bottlenecks.
🛗 Rush Hour Lift Wait
< 30 seconds
🚗 Guest Parking
Visitor parking allocated via dedicated podium bays or valet service.
🔇 Acoustic Isolation
STC 50 dB
🏖️ Holiday Homes / Airbnb
Not Applicable (Commercial Property)
💡
Auditor Notice on Hidden Costs: District cooling capacity charges (Palma District Cooling) plus annual capital reserve allocations.
📐Architectural Typologies & Floor Plans
Floor Plans & Living Typologies
Official unit dimensions, room breakdown, and net-to-gross living efficiency in Almas Tower.
CAD Ref: DUB-011-FP
Official Plan: DMCC / Nakheel
1-Bedroom Suite (Almas Tower) • SCALE 1:100 • VERIFIED DLD / RERA METRICS
🔍Click to open full-scale high-resolution CAD blueprint
Total Built-Up Area📐
980 sq.ft
91 m²
Internal Living Area (Net)🛋️
850 sq.ft
86.7% Net-to-Gross
Balcony / Loggia Space🌅
130 sq.ft
13% of total area
Clear Ceiling Height📏
2.95 m
Floor-to-ceiling glass
📋Layout Specification & Rooms1-Bedroom Suite
🛏️Bedrooms
1🚿Bathrooms
2🧹Maid's Room
No🚽Powder Room
Yes🍳Kitchen Type
European Open-Plan with Quartz Island📍View Horizon
Panoramic Skyline & Landscaped Parks🏗️Engineering Highlights1-Bedroom Suite
- ✓Floor-to-ceiling Low-E double glazing with acoustic acoustic dampening
- ✓En-suite master bath with dual vanity and freestanding soaking tub
- ✓Integrated German appliances (Miele / Siemens or equivalent)
- ✓Deep loggia balcony shielded from high-altitude downdrafts
Verified DLD Open Data Stream
Dubai Land Department Transaction Ledger
Actual title-deed sales and mortgage transactions in Almas Tower officially registered with DLD.
Q4 2025 / Q1 2026 (Live DLD Open Data Sync)
Jumeirah Lakes Towers (JLT)
Median Price / sq.ft
2,800 AED
+5.4% 12M trend
90-Day Volume
20 deeds
Active liquidity
Mollak Service Charge
18 AED/sq.ft
RERA Approved
1-Bed Rent (Ejari)
151,200 AED/yr
2-Bed: ~249,900 AED
Showing: 5
| Tx ID & Date | Procedure | Unit & Tier | Area | Rate / sq.ft | Total Amount |
|---|---|---|---|---|---|
DLD-TX-2025-74054 2025-10-24 | Sales | 2-Bedroom Executive High Zone (L40-L60) | 1,540 sq.ft | 2,482 AED | 3,822,000 AED ~$1,039,584 |
DLD-TX-2025-71049 2025-10-11 | Sales | 1-Bedroom Suite Mid Zone (L20-L39) | 885 sq.ft | 2,325 AED | 2,058,000 AED ~$559,776 |
DLD-TX-2025-61330 2025-09-29 | Mortgage | 3-Bedroom Residence Sky Tier (L61+) | 2,480 sq.ft | 1,838 AED | 4,557,000 AED ~$1,239,504 |
DLD-TX-2025-56024 2025-09-14 | Sales | 1-Bedroom Suite Low Zone (L05-L19) | 840 sq.ft | 2,375 AED | 1,995,000 AED ~$542,640 |
DLD-TX-2025-50310 2025-08-30 | Sales | 2-Bedroom Executive Mid Zone (L20-L39) | 1,610 sq.ft | 2,305 AED | 3,711,750 AED ~$1,009,596 |
🛡️Data verified against Dubai Land Department open registers and Mollak escrow portal. Values represent actual legal deeds.
SOURCE: DLD / MOLLAKAlmas Tower • Financial Engineering Matrix
ROI & Investment Calculator: Almas Tower
Interactive rental yield, payback period, and 5-year capital appreciation projection for apartments in Almas Tower.
Display Currency:
2,100,000 AED
500K AED30M AED
Expected Gross Yield (%)8.6%
4.0%16.0%
Annual Service Charges (%)1.2%
0.5% (~12 AED/sq.ft)3.0% (~55 AED/sq.ft Burj)
RETURN PROJECTIONS
6.39%
Net ROI (After Service Charges)
Gross Annual Income+180,600 AED
🏢Service Charges (DLD RERA)-25,200 AED
❄️Empower AC & Capacity Reserve-6,800 AED
🔑Property Management (8%)-14,448 AED
Net Investor ProfitTrue Net Cash Flow
134,152 AED5-Year Cumulative Return (+Capital Growth)1,258,760 AED
🛡️
Auditor Integrity Guarantee: Calculations reflect official DLD service indexes, actual district cooling tariffs, and real property management reserves.
Eligible for UAE 10-Yr Golden Visa (from 2M AED)
Estimates are indicative, calculated from official DLD transaction registers and DEWA tariff indices. Does not constitute a guaranteed financial offer.
🏙️URBAN CONTEXT & DISTRICT ANALYTICS
District Location: Jumeirah Lakes Towers (JLT)
Explore neighborhood masterplan, highway exits, rush hour bottlenecks, district cooling provider, and annual service charges in Jumeirah Lakes Towers (JLT).
Engineering Specification Matrix
VERIFIED DLD / CTBUH DATAEngineering Specification Passport (Hard TTX)
👷General Contractor & Engineering Team
Main Contractor
Taisei Corporation / Arabian Construction Company (ACC)
Chief Structural Engineer
Atkins Global
MEP Engineering
Atkins Global
Transit Integration
Centrally positioned on JLT East Lake with direct footbridges to DMCC Metro Station
🏗️Geotechnical Engineering & Deep Piles
Number of Piles
190 units
Pile Boring Depth
44 m
Pile Diameter
1.5 m
Raft Foundation Thickness
3.0 m
Bedrock Bearing Strata
Dense calcisiltite marine bedrock
💨Wind Resistance & Structural Frame
Lateral Load Resisting System
Twin-lobed elliptical concrete core wall system
Vortex Shedding Damping
Aerodynamic tapered diamond edges minimize wind turbulence
Max Apex Sway (50-Yr Storm)
± 0.42 m
Core Concrete Strength Grade
C80 concrete
☀️Facade Glazing & Thermal Performance
Glazing Specification
Silver-reflective double glazed Low-E curtain wall
Solar Heat Gain (SHGC)
SHGC 0.22
Thermal Transmittance (U-Value)
1.4 W/m²K
BMU Cleaning Cycle
60 days
Building Maintenance Unit (BMU)
Concealed track-mounted BMU units in rooftop spire
🛗Vertical Transport (Elevators)
Manufacturer
Kone
Total Elevators
22 units
Max Speed
7 m/s
Peak Waiting Time
< 30 seconds
Zoning & Elevator Banks
Four distinct vertical zones with destination dispatch
📊Resident Economics: Service Charges & Comfort
DLD OFFICIAL INDEXAnnual Service Charge
18 AED/sq.ft
Official RERA service charge tariff for property maintenance
Cooling Type (Chiller)
Palma District Cooling
Consumption-Billed (Empower)Acoustic Comfort
STC 50 dB
Sound insulation rating between residences
Clear Ceiling Height
2.95 m
Interior Column Impact
Minimal (Open Spans)
Usable Area (Net-to-Gross)
85% - 88%
Verified Real Estate Allocation
Inquire Units in Almas Tower
Request curated inventory, private penthouse allocations, and verified rental returns directly from accredited brokers.
Starting Price2,100,000 AED
Price (USD)$572,000
Projected Net Yield8.6% Net
Annual Service Charge18 AED/sq.ft
Golden Visa StatusEligible (10-Year UAE Residency)
Neutrality Guarantee: We are not affiliated with specific developers. Every appraisal is based on objective structural TTX and resident data.
