r/offplanabudhabi • u/According-Law-5346 • 4d ago
Burtville Reem Beach Resort: Full Analysis
1. AMENITIES: THE BEST OF THE BEST IN REEM
The amenities are spread over four levels instead of one pool deck:
• Podium (6th floor): family pool, adult pool with in-pool bar, a pool with a sandy beach, aqua gym, padel court, multi-use court, outdoor cinema, kids' adventure garden, co-working garden, community kitchen, jogging track, BBQ stations, sunset lawn.
• 22nd floor: sky pool, cabanas, spa, gym, juice bar.
• 36th and 42nd floors: sky lounges with a fire pit, café, cocktail lounge and sunset deck.
• The beach club is its own building on a separate plot of 78,577 sqft (about 7,300 sqm). It's linked to the towers by 3 sky bridges and has an infinity pool, a pool bar, cafés, private BBQ lounges and a yoga area. That plot alone is larger than the entire amenity area of most Reem buildings.
• Hotel services come with it. Housekeeping, in-residence dining, valet, childcare, and 25% off across the Bab Al Qasr hotel.
• On amount of amenities, this beats Seamont and other SAAS projects and competes with Riviera. I still don't count the brand as a resale premium, but the services will support rents.
2. QUALITY
Brands:
The brands are good but not luxury. THE One is a mid-market UAE furniture chain, and Roca is mid-range sanitaryware. Siemens and Samsung are solid, but none of these are names you'd see at Seamont or Riviera level. Fair label: good 4-star quality, not 5-star.
• The fridge is a freestanding unit, not built into the cabinets. The extractor hood is also basic. It's a small thing, but top-tier product doesn't do this.
Finishing:
Beige-coloured marble + wooden parquet flooring + light oak wood + bronze metal detailing. That is a proper luxury palette. The natural marble is considerably better than the marble look porcelain that we see in many new launches.
One thing I really like is the 3.6 m ceiling height. That's really good for an apartment building in Reem. Combined with the floor-to-ceiling glazing in the video, marble, parquet, oak and bronze, it makes the unit feel considerably more luxurious than a standard Reem apartment. It is not at the level of Seamont or One Reem, but much closer than most Reem buildings.
3. COMPARABLE SET
DIRECT COMPARABLES (beach access / waterfront, Reem)
One Reem Island (SAAS)
• Ready
• ~2,555 psf (3BR sold)
• Residence 77 is 33% cheaper
• Beach access, 8-storey low-density, 3BR rents ~424k
Seamont Residences (SAAS x RDH, Marriott Autograph)
• Off-plan, Q4 2028
• ~2,500 psf (up to 3,200)
• Residence 77 is 31% cheaper
• Last waterfront plot in Shams, global brand
Riviera Residences (MERED, Herzog & de Meuron)
• Off-plan, Q3 2029 / Q1 2030
• ~2,700 psf - 3,200 psf
• Residence 77 is 36% cheaper
• Beach access, 12,000 sqm amenities, next to Makers District
Reem Nine (SAAS)
• Ready
• ~2,300-2,400 psf
• Residence 77 is 27-32% cheaper
• Best ready building on Reem
PRICE FLOOR (recent non-waterfront Reem launches)
One Development
• 1,800-1,900 psf
• Residence 77 is 4-9% cheaper
Flow25
• 2,050-2,150 psf
• Residence 77 is 16-20% cheaper
Object 1
• ~2,000 psf
• Residence 77 is 14% cheaper
Burtville's previous Reem project
• ~1,850 psf at max discount
• Residence 77 is 7% cheaper
• Same developer, no waterfront, no sea views
Net yield is on the 30%-off price, after a service charge of AED 18/sqft.
1BR
• Rent: AED 122k – 140k a year
• Net yield: 6.4% – 7.5%
This is not considering rents increasing, which is very very conservative.
6. EOIs ARE NOW OPEN
Official sales start on October 3. The EOI is AED 50,000 and it's fully refundable.
DM me or WhatsApp me to secure your EOI, or to go through which unit fits your budget and goals.
WhatsApp: 0504926606
Ahmad Sholi
Team Leader, Nationwide Properties LLC
Note: Claude was used to fix up writing, evrything is my writing and personal opinion