Luma 22

Luma 22 by TownX: Boutique Low-Rise Sanctuary in JVC District 10

Luma 22 is a completed boutique residential development by TownX Real Estate Development, located in District 10 of Jumeirah Village Circle. Comprising two low-rise blocks (East and West) of six storeys each, the building offers a curated collection of one, two, and three-bedroom apartments, delivered to handover in Q3 2024. With starting prices from AED 700,000 and a building philosophy centred on quality of finish, intimate community scale, and comprehensive wellness amenities, Luma 22 represents TownX's vision of what a boutique JVC residence can be: not a larger-is-better tower but a carefully considered collection of well-sized, beautifully finished homes.

TL;DR Snapshot

| Detail | Specification | |---|---| | Project | Luma 22 | | Developer | TownX Real Estate Development | | Location | District 10, Jumeirah Village Circle (JVC), Dubai | | Status | Ready — Completed Q3 2024 | | Unit Types | 1BR (436–827 sq ft), 2BR (1,138 sq ft), 3BR (1,399 sq ft) | | Price Range | AED 700,000 – AED 2.2M (secondary market) | | Title | Freehold | | Lifestyle | Standard / Boutique Community | | Key Amenity | Central podium garden with multiple pools |

---

JVC District 10 — Location and Community Context

Jumeirah Village Circle is one of Dubai's most consistently popular residential communities — a master-planned neighbourhood covering approximately 8 square kilometres, featuring extensive internal parks (Halfa Park, Shooa Park, and others), a growing retail infrastructure anchored by Circle Mall, and a road network designed for family community living. District 10 occupies the south-eastern section of JVC, adjacent to the Al Khail Road (E44) interchange — which provides fast highway access toward both Dubai Marina (15 minutes) and the Sheikh Mohammed Bin Zayed Road junction in the southern direction.

JVC's appeal is consistent across market cycles: it offers more space per dirham than comparable Dubai Marina or Downtown locations, genuine park-level community infrastructure, and a walkable internal environment that distinguishes it from more car-dependent communities. The community's rental market is among the most active in Dubai, with thousands of transactions annually and a consistently broad tenant base from the young professional, family, and couple demographics.

District 10 Specifics Within JVC, District 10 is positioned toward the outer eastern edge of the community, adjacent to Al Khail Road and within proximity of the community's internal parks. The district has a mix of low-to-mid-rise residential buildings and some larger towers, providing a relatively quiet internal streetscape compared to the more densely populated central districts.

---

Building Design — The Boutique Difference

Luma 22's design philosophy is grounded in restraint. TownX chose a G+5 profile — six storeys above ground — rather than the fifteen-to-twenty storey tower format that maximises unit count and revenue in JVC. This restraint has practical consequences that differentiate the resident experience:

• No elevator waiting: In a six-storey building with two blocks, elevator queues do not form at peak hours
• Pool access without crowding: The pool-to-resident ratio is structurally different in a boutique building versus a 200+ unit tower
• Community recognition: In a building of Luma 22's scale, residents know each other — the communal experience has an inherent intimacy that larger developments cannot manufacture
• Building management responsiveness: Maintenance requests, security concerns, and resident needs are managed at a scale where individual attention is feasible

The two-block configuration (East and West wings) around the central podium garden creates a courtyard-scale communal environment — facing inward rather than outward, creating a sense of protected community space at the heart of the building.

Architecture and Exterior Luma 22's facade is contemporary and considered — clean horizontal banding, generous window apertures, and a finish palette that reads as premium without ostentation. Balconies are correctly proportioned for actual outdoor use rather than token outdoor presence; select ground-floor units include private gardens accessed directly from the unit.

---

Unit Configuration Detail

One-Bedroom Apartments — Two Floor Plans (436 sq ft and 827 sq ft) The two-floor-plan one-bedroom range reveals a deliberate strategic positioning: a compact 436 sq ft option for buyers prioritising price and yield efficiency, and a genuinely spacious 827 sq ft option for buyers who want one-bedroom pricing with significantly more living space.

The 436 sq ft one-bedroom is a carefully planned studio-plus — it has a defined bedroom separate from the living area but within a compact footprint that keeps maintenance costs low and yield ratios high. Annual rentals of AED 65,000–75,000 on an AED 700,000–800,000 acquisition price generate gross yields in the 8–10% range.

The 827 sq ft one-bedroom is unusually generous — typically a Dubai two-bedroom size. It accommodates a proper one-bedroom layout with a large living area, a home office corner, and a kitchen that is not compressed. For buyers who work from home or who entertain, the additional space is material. Annual rentals of AED 80,000–95,000 on an AED 900,000–1.1M price deliver yields of 7.5–9%.

Two-Bedroom Apartments (1,138 sq ft) A single floor plan at 1,138 sq ft provides practical family accommodation: two defined bedrooms (master with en-suite, second with family bathroom access), an open-plan living and kitchen area, and a balcony. The multi-purpose room option in this layout — noted in TownX's marketing — enables a room adjacent to the second bedroom to serve as a home office, maid's room, or dedicated study, substantially increasing the unit's functional versatility.

Two-bedroom annual rentals in this JVC District 10 context: AED 95,000–115,000, implying gross yields of 6.5–8% on acquisition prices of AED 1.3–1.6M.

Three-Bedroom Apartments (1,399 sq ft) The three-bedroom at 1,399 sq ft is the family product — three bedrooms arranged around a living and kitchen core, with balcony access and the multi-purpose room option that in a three-bedroom context typically serves as either a maid's room or a fourth bedroom for a visiting family member.

At AED 1.8–2.2M, three-bedroom JVC apartments generate annual rentals of AED 130,000–155,000 — steady family demand from the professional-with-children demographic that JVC consistently serves.

---

Amenity Package

Central Podium Garden The central landscaped garden is Luma 22's defining communal space — a shared garden at the podium level, surrounded by the East and West wings, providing a sheltered, planted outdoor environment accessible to all residents. In JVC's context of extensive external parks, the internal garden serves as a private counterpart — a resident-only outdoor space that provides separation from the community public realm.

Multiple Swimming Pools Two or more shared pools — designed for year-round use with temperature regulation — are positioned within the podium garden, providing aquatic recreation in a scale appropriate for the building's boutique occupancy.

Gymnasium A well-equipped fitness centre with cardio and resistance training equipment. In a boutique building of this scale, the gym is never busy — it functions as a practical daily-use amenity rather than a peak-hour bottleneck.

Children's Play Area Dedicated play facilities for resident children — important for the family tenants that two and three-bedroom JVC units consistently attract.

Jogging Tracks The building connects to JVC's internal jogging and walking paths, providing direct access to the community's extensive park and track network.

Concierge Service A concierge desk in the lobby provides the residential management support — parcel management, maintenance coordination, visitor management — that distinguishes Luma 22 from self-managed apartment blocks.

24/7 Security and CCTV Comprehensive security infrastructure throughout all common areas, parking, and building access points.

---

Location and Connectivity

| Destination | Drive Time (Approx.) | |---|---| | Circle Mall (JVC) | 7 minutes | | Al Khail Road (E44) | 3 minutes | | Dubai Marina / JBR | 15 minutes | | Mall of the Emirates | 12 minutes | | Dubai Media City / Internet City | 18 minutes | | JBR Beach | 18 minutes | | Downtown Dubai | 22 minutes | | DIFC | 22 minutes | | Dubai International Airport (DXB) | 28 minutes | | Sunmarke School | 8 minutes | | JSS International School | 7 minutes |

---

Investment Analysis

Ready Asset — Immediate Income Luma 22 is delivered. Buyers can acquire, register, and lease without a waiting period. For yield-focused investors, the elimination of the construction period means capital deployed on day one begins generating returns on day one — no gap between investment and income commencement.

Boutique Premium in JVC's Rental Market Luma 22's boutique format and finish quality position it in the upper tier of JVC's rental market relative to its price tier. Well-presented, newly delivered boutique buildings consistently command rental rate premiums of 10–15% over equivalent-size units in larger, older JVC towers. This premium is driven by the same factors that attract buyers: less noise, less elevator waiting, better maintained amenities, and the general desirability of a new, quality building.

TownX — Developer Track Record in JVC TownX is an established JVC developer with multiple delivered projects in the community. For secondary market buyers and tenants alike, the builder's name carries recognition and the track record of previous handovers provides confidence in build quality maintenance over time.

Yield Projections | Unit Type | Est. Price | Est. Annual Rent | Est. Gross Yield | |---|---|---|---| | 1BR (436 sq ft) | AED 700K–800K | AED 65,000–75,000 | 8.5–10% | | 1BR (827 sq ft) | AED 900K–1.1M | AED 80,000–95,000 | 8–9% | | 2BR (1,138 sq ft) | AED 1.3M–1.6M | AED 95,000–115,000 | 7–8% | | 3BR (1,399 sq ft) | AED 1.8M–2.2M | AED 130,000–155,000 | 7–8% |

Luma 22 is a straightforward, quality, immediately income-generative investment in JVC's resilient rental market, differentiated by its boutique scale and superior finish delivery among comparable JVC one and two-bedroom alternatives.