SKY LEVEL 1

SKY LEVEL 1 at JVC Overview

SKY LEVEL 1 is a 42-storey mixed-use residential tower by Object 1 in District 11 of Jumeirah Village Circle (JVC), with Hessa Street alongside the development. It includes 420 one-bedroom apartments, together with retail and office spaces, and is located in a freehold area, allowing international investors to have full and permanent property ownership.

The building comprises two basement levels, a ground floor, five podium levels, office and residential floors (2B+G+5P+3 Office+35+M+Roof). Residential units start from Floor 4 and continue across Floors 5–15, 17 and 18–39, while Floor 16 is dedicated to the Sky Deck and amenities. Retail and office spaces occupy the lower levels.

SKY LEVEL 1 Key Features 

• 420 One-Bedroom Apartments

All 420 residential units at SKY LEVEL 1 are one-bedroom apartments. This gives the project a clear focus on the one-bedroom segment, which is also the main category to compare with other JVC developments. For an investor, the important point is that rental and resale demand will largely depend on how this segment performs in JVC.

• Different Balcony Sizes

The one-bedroom layouts are not all the same, particularly when it comes to balcony space. In the reviewed plans, balconies range from about 98 sq ft to 292 sq ft. For example, Type 21 has a total sellable area of 551.97 sq ft, including a 98.06 sq ft balcony, while Type 18 reaches 732.91 sq ft with a 292.46 sq ft balcony. These differences can matter when comparing units within the same project, especially for tenants who place more value on outdoor space.

• Retail and Offices Within the Building

SKY LEVEL 1 also includes retail and office spaces on the lower levels, while Floor 16 is dedicated to the Sky Deck and amenities. The residential apartments are positioned mainly on the floors above. Having shops and offices within the building can add convenience for residents, although the actual effect will depend on the final retail mix and how the commercial areas are managed after completion.

• Smart Features in the Apartments and Gym

Technology is another part of the project's design. The apartments include a smart-lock system with fingerprint, mobile app and PIN access, while the gym has an AI-powered Smart Mirror that provides workout guidance and analyses exercise form in real time. These features may make the units more appealing to some tenants, but their direct effect on rental prices cannot be established before the project is completed.

SKY LEVEL 1 Unit Layouts

SKY LEVEL 1 has 420 one-bedroom apartments in several layouts, with total sellable areas ranging from 551.97 to 732.91 sq ft. Indoor areas are generally around 430–454 sq ft, while balconies range from 98 to 292 sq ft, making the balcony size the main difference between many of the layouts. 

Each apartment includes a living area, kitchen, bedroom, bathroom and balcony, along with a Smart Home system and Smart Lock that supports fingerprint, mobile app and PIN access. Residents can also manage access remotely and provide temporary entry to guests and service providers. The building's amenities continue this focus on convenience, with a Sky Infinity Pool, gym, outdoor CrossFit area, kids' pool and play areas, BBQ area, outdoor lounge and Sky Observation Deck. 

SKY LEVEL 1 Payment Plan 

SKY LEVEL 1 offers two payment options. The standard plan requires 20% within 14 days of reservation, followed by 10% in May 2027, 10% in May 2028 and the remaining 60% in May 2029 at anticipated completion. The post-handover plan follows the same initial 20%, 10% and 10% payments, with 30% due at completion and the remaining 30% spread across instalments from November 2029 to May 2032. 

The payment documents also list a 4% DLD registration fee, AED 5,050 registration fees and an AED 30,000 EOI. Buyers should confirm the final payment schedule and fees for their specific unit before signing, as these terms can change between the initial offer and the final contract. 

SKY LEVEL 1 Location

SKY LEVEL 1 is in District 11 of Jumeirah Village Circle (JVC), with Hessa Street running alongside the project, making road access one of the main practical features of the location. The area is also benefiting from upgrades to Hessa Street, including new bridges, a 480-metre tunnel and improvements around the Al Khail Road interchange. For residents, these works are mainly relevant because they are expected to make daily travel in and around JVC easier as the road network develops. 

SKY LEVEL 1 Market Overview

SKY LEVEL 1 is still under development, so there is no rental history for the project yet. Looking at the wider JVC market, Bayut's H1 2026 data puts the average apartment price at around AED 1,470 per sq ft, while a typical one-bedroom apartment is around AED 1.146 million. The area's gross ROI benchmark is 7.15%, and the average annual rent for a one-bedroom apartment is about AED 79,000.

SKY LEVEL 1 Future Supply

For one-bedroom apartments, Bayut's June 2026 data shows an average price of around AED 1,463 per sq ft, representing a 2.26% increase over 12 months. Average rent stood at about AED 102 per sq ft, down 3.6% year-on-year. Future supply is also worth watching because all 420 SKY LEVEL 1 apartments are one-bedroom units. As more similar apartments enter the market, tenants and resale buyers will have more options to choose from. These figures reflect current conditions in JVC and should not be taken as a forecast of SKY LEVEL 1's rental income or return after its expected 2029 completion.

SKY LEVEL 1 Sustainability

Object 1 includes sustainability and energy efficiency in its wider development approach, with the developer referring to water-saving systems, energy-efficient design and smart technologies. For SKY LEVEL 1, the brochure confirms smart-home features and wellness facilities, but does not give specific details on energy or water efficiency, sustainable materials, solar power, waste management, EV charging or green-building certification. These aspects are therefore not disclosed for the project and should not be assumed based only on the developer's general sustainability approach. 

SKY LEVEL 1 Key Considerations 

• One-bedroom concentration: All 420 residential units are one-bedroom apartments, so future rental and resale competition will be concentrated in the same segment.

• Future JVC supply: JVC has a large pipeline of upcoming homes, which could give tenants and buyers more options by the time SKY LEVEL 1 is completed.

• Completion timeline: With completion expected in Q2 2029, buyers should consider possible changes in market conditions, rents, financing costs and their own financial position before completion.

• Payment structure: Under the standard plan, 60% is due at anticipated completion, while the post-handover option spreads the remaining 30% across instalments through May 2032. The better fit will depend on the buyer's available capital and cash flow.

Who May Consider SKY LEVEL 1 

SKY LEVEL 1 may suit individuals or couples looking for a one-bedroom home in JVC, particularly those who want fitness, pool and family facilities within the building. It could also be relevant for rental investors focused on JVC's one-bedroom market, although the current area rent and 7.15% ROI benchmark are only market references and do not predict the project's future performance. 

The post-handover payment plan, which leaves 30% to be paid through May 2032, may also work for buyers who prefer to spread their payments over a longer period. On the other hand, those looking for larger family homes or different unit types may have fewer options, as all 420 residential apartments are one-bedroom units.