Orvessa Residences

By BNW Developments in Al Furjan, Dubai

Price from: AED 1,270,000; about £260K or $346K
Payment plan: 10/40/50; 50% before handover
Handover: Q3 2028
Status: Under construction

Architectural rendering of the Orvessa Residences building

Architectural rendering of Orvessa's wave-shaped balconies from below

Aerial rendering of the rooftop pool at Orvessa Residences

Architectural rendering of the rooftop pool and lounge at Orvessa Residences

Architectural rendering of the podium pool at Orvessa Residences

Rendering of the lobby reception at Orvessa Residences

Interior rendering of a living and dining area at Orvessa Residences

Interior rendering of a bedroom at Orvessa Residences

Rendering of a shaded outdoor play and seating area at Orvessa Residences

Payment plan

10/40/50

50% due before handover

Booking depositImmediate10%AED 230,000
Instalment 11 month from booking5%AED 115,000
Instalment 22 months from booking5%AED 115,000
Instalment 35 months from booking5%AED 115,000
Instalment 48 months from booking5%AED 115,000
Instalment 511 months from booking5%AED 115,000
Instalment 614 months from booking5%AED 115,000
Instalment 717 months from booking5%AED 115,000
Instalment 820 months from booking5%AED 115,000
On completionQ3 202850%AED 1,150,000
Paid before handoverAED 1,150,000

As published by BNW Developments. Property Finder shows a 70/30 plan instead.

Amounts are worked on a 2-bedroom apartment at its starting price of AED 2,300,000. Change home type

Model your own price How payment plans work

For 2-bedroom apartments

Homes and prices

Orvessa Residences offers 1-bedroom apartments, 2-bedroom apartments and 3-bedroom apartments. Open a home type for its payment schedule, buying costs and the nearest alternatives.

1-bedroom apartmentsOn request1,122 to 1,146 sq ft, 52 units. BNW quotes the project from AED 1.27 million; Property Finder lists one-bedroom units from AED 1.7 million.2-bedroom apartmentsFrom AED 2.3M1,357 to 1,528 sq ft, AED 1,695 per sq ft, 30 units. Price and sizes from Property Finder.3-bedroom apartmentsFrom AED 2.8M1,600 to 1,608 sq ft, AED 1,750 per sq ft, Nine units. Price and sizes from Property Finder.

The headline price of AED 1,270,000 is the published starting price for Orvessa Residences as a whole. Some starting prices are Property Finder listings, as noted against each home type; the others come from the sources listed on this page. Checked 13 November 2026. Sterling figures are indicative conversions. Ask for today's availability before relying on any figure.

Apartments
1 to 3 bed
1,122 to 1,608 sq ft
92 homes
Freehold

Developer: BNW Developments
Location: Al Furjan, Dubai
Brand: Michel Adam
Buildings: 1
Golden Visa: Prices reach the AED 2 million threshold

Overview

BNW Developments' first Dubai launch: 92 one- to three-bedroom apartments in Al Furjan, styled by FashionTV founder Michel Adam Lisowski. From AED 1.27 million, with handover due Q3 2028.

Orvessa Residences is the first project BNW Developments has launched in Dubai, announced in April 2026 in Al Furjan, the Nakheel community between Sheikh Zayed Road and Mohammed Bin Zayed Road. It is a single building of two podium levels, residential floors and a rooftop, with wave-shaped balconies and planting on the facade. The design is credited to Michel Adam Lisowski, the founder of FashionTV, and BNW describes it as the first property to carry the Michel Adam name.

There are 92 homes: 52 one-bedroom, 30 two-bedroom and nine three-bedroom apartments, with a retail unit at ground level. (BNW's own breakdown adds up to 91 apartments plus the shop, against a headline figure of 92 apartments.) BNW quotes the project from AED 1.27 million. Property Finder lists one-bedroom apartments of about 1,122 to 1,146 sq ft from AED 1.7 million, two-bedroom of 1,357 to 1,528 sq ft from AED 2.3 million and three-bedroom of about 1,600 sq ft from AED 2.8 million. The one-bedroom layouts are large for Al Furjan.

Property Finder records sales and construction from late February 2026, and both sources give completion in the third quarter of 2028. BNW publishes a plan of 10% on booking, eight instalments of 5% over 20 months and 50% on completion; Property Finder shows 70% during construction and 30% on handover. Facilities sit mainly on the roof and podium: a rooftop pool, gym, sauna and steam rooms, co-working space, a café and children's areas. Al Furjan metro station is seven minutes away by car on BNW's figures.

Who it suits: buyers who want a larger one- or two-bedroom in a family community with metro access, and investors looking for long-term rental demand rather than holiday lets. What to weigh: the gap between BNW's AED 1.27 million starting price and the AED 1.7 million one-bedroom price on Property Finder; heavy competition from more than 70 other off-plan projects in Al Furjan; and a developer still building its first projects.

Buying costs

Government fees are paid on top of the purchase price. This is the position for the entry-level home; costs scale with price. In Dubai the registration authority is the DLD.

Purchase priceEntry price at Orvessa ResidencesAED 1,270,000

DLD transfer fee (4%)Paid to the Dubai Land Department on registration. The department lists it as 2% from each party, but contracts almost always pass the full 4% to the buyer, so a developer's '50% DLD waiver' means the developer is paying its own listed half. Off-plan, it is paid when the sale is registered in the Oqood system.AED 50,800

Oqood registration admin feeOqood portal fee of AED 1,000 plus knowledge and innovation fees, for registering the off-plan sale contract.AED 1,020

Estimated total to completeAED 1,321,820about £271K

Developers may add their own administration charge on off-plan sales. It is set by the developer, not the land department, so it is not included in this estimate: ask for it in writing before you reserve. Adjust the assumptions in the buying cost calculator.

Golden Visa. Larger unit types here are priced above AED 2 million, the threshold for the 10-year visa by property. Check eligibility

Location

In Al Furjan, Dubai, between Sheikh Zayed Road and Mohammed Bin Zayed Road. BNW gives seven minutes to Al Furjan metro station and nine to Expo City Dubai.

Map data © OpenStreetMap contributors (ODbL). Tiles Esri

View on map

Al Furjan Metro Station: 7 min
Expo City Dubai: 9 min
Dubai Miracle Garden: 12 min
Dubai Marina: 14 min
Bluewaters Island: 15 min
Palm Jumeirah: 16 min
IMG Worlds of Adventure: 20 min

Approximate drive times in normal traffic.

About Al Furjan

Al Furjan station on the Route 2020 metro line, with a direct link to Expo City Dubai
Between Sheikh Zayed Road and Mohammed Bin Zayed Road
About 20 minutes by car to Al Maktoum International Airport (Bayut)
Mix of villas, townhouses and low- to mid-rise apartments in a Nakheel master plan

Al Furjan area guide

Amenities

Rooftop swimming pool
Pool deck
Children's pool
Gym
Steam room and sauna
Outdoor yoga area
Co-working space
Café
Lounge
Family seating areas
Barbecue area
Children's play area

Developer: BNW Developments

A young private developer led by Ankur Aggarwal and actor Vivek Anand Oberoi, with a large branded pipeline on Al Marjan Island and no completed project yet.

Headquarters: Ubora Tower, Business Bay, Dubai
Ownership: Privately held; founded by Ankur Aggarwal with Vivek Anand Oberoi as co-founder and managing director

BNW Developments profile and track record

Adviser's view

What works

A small building of 92 homes with a published unit mix.
Generous one-bedroom layouts of over 1,100 sq ft on Property Finder's figures.
Metro access: Al Furjan station is seven minutes by car on BNW's figures.
BNW's plan defers half the price to completion.

What to weigh

BNW quotes AED 1.27 million but Property Finder shows one-bedroom units from AED 1.7 million; confirm the price of the unit you are offered.
Two different payment plans are published.
Al Furjan has a large off-plan pipeline, which will compete for tenants and resale buyers at handover.
BNW describes Orvessa as its Dubai debut, and we could not confirm any completed BNW building in the emirate.

Questions buyers ask

Who designed Orvessa Residences?

BNW Developments credits the design to Michel Adam Lisowski, founder of FashionTV, and describes Orvessa as the first property to carry the Michel Adam name.

How many apartments are in Orvessa Residences?

92, according to BNW: 52 one-bedroom, 30 two-bedroom and nine three-bedroom apartments, with one retail unit.

When is Orvessa Residences due for handover?

The third quarter of 2028, according to BNW. Property Finder lists September 2028.

How much do homes at Orvessa Residences cost?

Prices at Orvessa Residences start from AED 1,270,000 (published figures, checked 13 November 2026). By unit type: 2-bedroom apartments from AED 2,300,000 and 3-bedroom apartments from AED 2,800,000. Developers reprice as phases sell, so ask for the current list before budgeting.

What is the payment plan at Orvessa Residences?

The published plan is 10/40/50: 10% booking deposit, 5% instalment 1, 5% instalment 2, 5% instalment 3, 5% instalment 4, 5% instalment 5, 5% instalment 6, 5% instalment 7, 5% instalment 8 and 50% on completion. That means 50% of the price is paid before the keys are handed over.

Who is the developer of Orvessa Residences?

Orvessa Residences is being developed by BNW Developments. About BNW Developments: A young private developer led by Ankur Aggarwal and actor Vivek Anand Oberoi, with a large branded pipeline on Al Marjan Island and no completed project yet.

Can foreigners buy at Orvessa Residences?

Yes. Al Furjan is a designated area where buyers of any nationality can own freehold property, whether or not they live in the UAE. The purchase is registered with the DLD.

What fees are payable on top of the price at Orvessa Residences?

The main cost is the DLD transfer fee (4%). On the entry price of AED 1,270,000 that comes to about AED 50,800, plus small administration charges. There is no stamp duty, no annual property tax and no tax on rental income for individuals in the UAE, though your home country may tax you. Our buying cost calculator itemises it.

Sources and verification

Facts on this page were last checked on 13 November 2026. Prices, availability and payment plans are set by the developer and can change without notice; treat them as a guide until you have a current offer in writing.

Start your enquiry

Starting prices are from the developer and from Property Finder, as each home type notes, checked 13 November 2026.

Choose a home type

2-bedroom apartments

10/40/50 plan

Due on booking: AED 230,000
Paid before handover: AED 1,150,000 (50%)
Registration fees, estimate: AED 93,020
Total to complete: AED 2,393,020

Fees are the published registration charges. Developers usually collect them at or soon after booking and can add their own administration charge. Every stage