Xenia Residence

Xenia Residence is a low-rise residential building by NYX Real Estate Development, situated in Al Barsha South 4, Dubai. The development comprises 43 apartments across a single ground-plus-four-storey structure, with studios, one-bedroom and two-bedroom layouts currently on sale and construction at roughly 29 per cent completion.

# A boutique building in a mid-density residential district

Al Barsha South 4 sits within the broader Jumeirah Village Circle area, a district that has absorbed considerable residential investment over the past decade and now reads as a functioning neighbourhood rather than a development pipeline. Low-rise and mid-rise buildings predominate, which gives Xenia Residence's G+4 scale a coherence with its surroundings that taller towers elsewhere in Dubai cannot claim.

The building is a single structure. Forty-three residences across five floors produces an intimacy that larger schemes sacrifice for volume. That scale has architectural consequences: corridor populations are low, lifts move quickly, and communal spaces do not feel engineered to manage crowds.

# Residences, layouts and kitchen specification

Studios open from 560 sq ft, a figure generous by Dubai standards for the category. One-bedroom apartments range broadly, from around 733 sq ft to approximately 1,321 sq ft, reflecting meaningful variation in configuration rather than cosmetic differences between units. Two-bedroom apartments begin at just over 1,023 sq ft and extend to 2,571 sq ft at the top of the range.

Pricing runs from AED 869,000 for studios to AED 2.37 million for the largest two-bedroom unit.

All residences are delivered with kitchens fitted. Other rooms are unfurnished, which suits buyers intending to specify their own interiors or investors who prefer to equip to a rental-market brief. The service charge is set at AED 12 per sq ft per year.

# Private outdoor water features on select units

Select units include private dip pools on their balconies. For a building at this price point in this district, that detail distinguishes certain homes from the standard balcony offering across comparable Al Barsha South 4 stock.

# Amenities: wellness and outdoor facilities

The amenity list is focused rather than exhaustive. Residents have access to a fitness centre, a temperature-controlled swimming pool, a second swimming pool, BBQ areas and landscaped outdoor spaces. There are no amenities listed beyond these.

The temperature control on the pool is a practical consideration in Dubai, extending usable months at both ends of the summer calendar, and the landscaped areas provide a counterpoint to the hardscape typical of mid-density urban blocks.

# Position in Al Barsha South 4 and district connectivity

Al Barsha South 4 benefits from proximity to the arterial road network that connects Dubai's central districts, and the JVC area more broadly has accumulated retail, schooling and healthcare provision over years of residential growth. No specific nearby destinations are confirmed in the project data, so proximity claims beyond the district level remain unverified.

# Who this building suits, and where it sits in the Dubai off-plan market

At AED 869,000 entry and a sub-50-unit count, Xenia Residence occupies the smaller end of the Dubai off-plan market by both price and scale. For an investor, the relatively modest service charge and the furnished-kitchen specification reduce the gap between handover and rental-ready status. For an owner-occupier, the building's size limits the anonymity common to larger towers.

Construction stands at 29 per cent with no confirmed completion date published. Buyers conducting due diligence should request the escrow account details and payment schedule directly from NYX Real Estate Development, as these are not currently disclosed in the project data. The developer is a name without a lengthy published track record in Dubai, which makes those documents more rather than less important to verify before committing.