X11
BAMX Development · 1BR, 2BR, 3BR · Dubai South, Dubai
X11 is a residential project by BAMX Development in Dubai South, Dubai, offering 1BR, 2BR, 3BR layouts. Prices start from AED 1,066,927. This is an off-plan purchase with expected completion in December 2028 on a 60 / 40 payment plan. The indicative gross yield band for this area and unit mix is 6.5% – 8%: below you will find the project data, investment fit, risks and frequently asked questions reviewed by an independent advisor.
X11 is a new residential project by BAMX Development located in Dubai South, offering one to three-bedroom apartments with prices ranging from AED 1,066,927 to AED 2,190,719, planned for handover in Q1 2028.
Key facts
- Developer
- BAMX Development
- Area
- Dubai South, Dubai
- Property type
- 1BR, 2BR, 3BR
- Starting price
- AED 1,066,927
- Payment plan
- 60 / 40
- Expected completion
- December 2028
- Construction status
- Now selling
- Indicative gross yield
- 6.5% – 8%
Yield ranges are indicative market benchmarks for this area and unit mix, not a guaranteed return. Figures must be validated per unit before any commitment.
Who this project fits
X11 typically fits investors balancing rental income with capital appreciation at a mid-market ticket, across 1BR, 2BR, 3BR layouts in Dubai South, Dubai. Because it is off-plan, capital stays committed until handover and income starts afterwards. The indicative gross yield band for this area and unit mix is 6.5% – 8%.
Risks to weigh
As with any off-plan purchase, there is handover-delay risk and developer risk: check escrow, permits and delivery track record. The payment plan lowers the upfront outlay but commits future cash: stress-test it against your real cash flow. Incoming supply in Dubai South, Dubai can compress rents and prices in the short term; service charges, currency and financing costs all affect net yield. Yield ranges are indicative market benchmarks for this area and unit mix, not a guaranteed return. Figures must be validated per unit before any commitment.
Frequently asked questions about this project
How much does a unit at X11 cost?
Prices at X11 start from AED 1,066,927. The final figure depends on layout, floor and orientation — we pull the current price list from the developer for the specific unit you want.
Where is X11 located?
X11 is located in Dubai South, Dubai. We assess the area on rental demand, incoming supply and accessibility — not on project marketing.
What is the payment plan for X11?
The indicated payment plan is: 60 / 40. We verify the full structure, including milestones and the balance due at handover.
When is X11 expected to complete?
Expected completion is December 2028 (current status: now selling). Off-plan dates can slip, so we check construction progress and the developer's delivery record.
What yield can I expect at X11?
The indicative gross band for this area and unit mix is 6.5% – 8%. Yield ranges are indicative market benchmarks for this area and unit mix, not a guaranteed return. Figures must be validated per unit before any commitment.
Who is the developer of X11?
X11 is developed by BAMX Development. We review their delivery record, build quality and value retention before recommending it.
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