Bella Rose

Bella Rose by Deyaar: Wellness-Focused Living Adjacent to the Miracle Garden Corridor

Bella Rose is a completed 18-storey residential tower by Deyaar Properties, positioned in Dubai Science Park (DSP) — a dedicated science, healthcare, and pharmaceutical research free zone in the Al Barsha South corridor. Delivered in Q4 2020, the development offers 490 units across studios (417–648 sq. ft.), 1-bedroom apartments (676–1,112 sq. ft.), and 2-bedroom apartments (1,141 sq. ft.) at pricing from AED 450,000 to AED 1.125M. What distinguishes Bella Rose within the DSP residential market is the depth of its active lifestyle amenity programme — an infinity-edge pool, a half basketball court, mini-golf, table tennis, a dedicated children's pool, and valet parking — that creates a community atmosphere more typically associated with three-star or better hotel product than with standard residential towers in this price tier. The building's locational advantages compound this amenity differentiation: City Centre Al Barsha is effectively adjacent, the Dubai Miracle Garden is 5 minutes away, and Dubai Hills Mall is 5–7 minutes by car. From upper floors, residents enjoy a three-direction view composition — Dubai International Airport, Mall of the Emirates, and the Miracle Garden — creating a panoramic context that is unusual for a building at this price point. For investors targeting 7–8% yields from the science/pharma/healthcare professional tenant base that DSP generates, and for residents who prioritise active lifestyle amenities, green surroundings, and retail proximity over waterfront access or downtown adjacency, Bella Rose makes a well-rounded, consistently performing case.

Project Snapshot

| Detail | Information | |---|---| | Developer | Deyaar Properties | | Location | Dubai Science Park (Al Barsha South), Dubai | | Status | Ready — Completed Q4 2020 | | Building | 18 Storeys, 490 Units | | Unit Types | Studio, 1BR, 2BR | | Unit Sizes | Studio: 417–648 sq. ft. / 1BR: 676–1,112 sq. ft. / 2BR: 1,141 sq. ft. | | Price Range | AED 450,000 – AED 1.125M | | Key Views | DXB Airport, Mall of the Emirates, Miracle Garden | | Gross Yield | 7% – 8% (estimated) | | Launch Date | Q4 2018 |

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About Deyaar Properties

Deyaar is a publicly listed UAE real estate developer with equity participation from Dubai Islamic Bank — a corporate structure that provides access to the Shariah-compliant financing markets and reflects the developer's alignment with the values and expectations of a significant proportion of the UAE's tenant and buyer base. Founded in 2002, Deyaar has delivered over 30 towers and thousands of units across the Dubai residential market, with a particular concentration in Motor City, Business Bay, and the Al Barsha South corridor.

The group's development philosophy is oriented toward the mid-to-premium residential tier: above-standard specification at accessible price points, with an amenity focus that supports active lifestyle positioning. Bella Rose reflects this philosophy in its most developed form within the Al Barsha South corridor — a building that competes on lifestyle quality and amenity depth rather than on brand prestige or location alone.

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Dubai Science Park: The Research and Innovation Employment Anchor

Dubai Science Park is a business park and free zone dedicated to science, healthcare, pharma, and life sciences companies — a sector cluster that generates a specific and high-quality residential tenant profile:

DSP's Tenant Employer Base DSP hosts international pharmaceutical companies, healthcare technology firms, research institutions, and clinical service providers. The corporate tenants include regional and international names from global healthcare and science — companies whose employees are typically:

• University-educated professionals in biochemistry, medicine, engineering, or data science
• Internationally mobile (frequent travel, high visa stability)
• Mid-to-high income relative to Dubai averages for their experience level
• Focused on professional advancement and stability — long-term lease holders rather than frequent movers

The Healthcare City Adjacency DSP is positioned within the Al Barsha South cluster that includes Dubai Healthcare City's expanding footprint, academic institutions, and the broader healthcare services corridor. The density of healthcare and science employment in this geographic band creates a sustained, quality-consistent residential demand base for DSP-adjacent buildings.

City Centre Al Barsha: The Retail Convenience Factor City Centre Al Barsha — a fully operational community mall with supermarket, pharmacy, F&B, and everyday retail — is effectively adjacent to Bella Rose at 1 minute walking or driving distance. This retail proximity is rare for a building at DSP's price point: most Dubai residential developments at AED 450,000–1.1M price levels sit 10–15 minutes from the nearest substantial retail anchor. For residents, the ability to complete grocery shopping, pharmacy runs, and café meetings without a car trip is a daily quality-of-life advantage that compounds significantly over the course of a year.

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The Views: Three Directions, Three Dubai Icons

Bella Rose's upper-floor views create a panoramic composition that is genuinely distinctive and marketable:

Dubai International Airport (DXB) From Bella Rose's upper floors facing northeast, Dubai International Airport — specifically the approach and departure corridors of one of the world's busiest aviation hubs — is visible in the distance. For residents connected to the aviation industry or frequent flyers, the visual connection to the airport from home has a specific resonance. From a rental perspective, the airport view is a marketable conversation point that sets the building apart from competitors with purely community-facing views.

Mall of the Emirates The Mall of the Emirates — one of Dubai's most iconic retail and entertainment destinations (ski slope, Harvey Nichols, numerous flagship F&B) — is visible from specific Bella Rose orientations and is a 15-minute drive. The sight line creates a visual reference to one of Dubai's most globally recognised commercial landmarks.

Dubai Miracle Garden The Dubai Miracle Garden — the world's largest natural flower garden, covering 72,000 square metres with 150 million flowers during its annual October–May season — is 5 minutes from Bella Rose by car. From upper floors, the garden's colourful planting is visible in the distance during the flowering season — one of the most unusual and pleasant view compositions available from any Dubai residential building in this price tier.

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Wellness and Active Lifestyle Amenities

The amenity programme at Bella Rose is its most significant commercial differentiator — a collection of active lifestyle features that is unusually broad for a building at AED 450,000–1.1M price levels:

Aquatic

• Infinity-edge swimming pool — the open-horizon visual effect that creates a resort atmosphere not typically associated with mid-market residential buildings
• Children's dedicated pool — appropriately scaled and separated from the adult pool
• Sun deck with lounge furniture

Fitness

• Fully equipped gymnasium with contemporary cardiovascular and resistance training equipment
• Half basketball court — a full-sized half court for shooting practice and 2-on-2 or 3-on-3 games; an unusual provision within a single residential building
• Table tennis zone — casual recreational infrastructure for social engagement

Recreation

• Mini-golf area — a playful and family-friendly recreational amenity that adds distinctive character to the building's outdoor space and creates a conversation-worthy differentiator
• Children's playground — dedicated outdoor play area

Building Services

• Valet parking — a premium building service that is rare in the AED 450K–1.1M price tier; providing professional vehicle management as a standard resident service elevates the perceived quality of the building's service approach above most competing DSP developments
• 24/7 security with CCTV and access-controlled entry
• Ground-floor retail outlets providing everyday convenience

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Unit Configurations and Interior Specification

Studios (417–648 sq. ft.) Three studio configurations — a notably wide size range — provide options from a highly compact entry unit (417 sq. ft.) to a generously proportioned studio (648 sq. ft.) that provides near-1-bedroom spatial quality at studio price points:

| Studio Type | Size | Price Reference | Best For | |---|---|---|---| | Compact Studio | 417 sq. ft. | From AED 450,000 | Maximum yield, minimum capital | | Mid Studio | 572 sq. ft. | Enquire | Comfortable solo living | | Large Studio | 648 sq. ft. | Enquire | Near-1BR quality at studio price |

1-Bedroom Apartments (676–1,112 sq. ft.) Four 1-bedroom configurations spanning from a compact entry unit to a premium 1-bedroom that exceeds the 2-bedroom size of many competing buildings:

| 1BR Type | Size | Price Reference | Key Advantage | |---|---|---|---| | Compact 1BR | 676 sq. ft. | From AED 650,000 | Standard 1BR layout | | Mid 1BR | 789 sq. ft. | Enquire | Proper dining area + study zone | | Large 1BR | 959 sq. ft. | Enquire | Generous bedroom + living zone | | Premium 1BR | 1,112 sq. ft. | Enquire | Near-2BR spatial quality |

The 1,112 sq. ft. 1-bedroom is the standout configuration in the range — a 1-bedroom that provides genuine spatial quality competitive with 2-bedrooms in newer DSP buildings, at a pricing and rental rate structure benchmarked against 1-bedroom comparables.

2-Bedroom Apartments (1,141 sq. ft.) A single 2-bedroom configuration at 1,141 sq. ft. — well proportioned for a couple or small family, with two bedrooms, two bathrooms, and generous open-plan living and dining areas.

Interior Specification

• Contemporary fitted kitchens with cabinetry, countertops, and integrated appliances
• High-quality porcelain flooring in living and bedroom areas
• Built-in wardrobes in all bedroom configurations
• Modern sanitary ware in bathrooms
• Central air conditioning, ducted and individually thermostat-controlled
• Large balconies on all units providing panoramic views of the surrounding community
• Floor-to-ceiling windows in living areas for natural light and view exposure

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Location and Connectivity

| Destination | Estimated Travel | |---|---| | City Centre Al Barsha | 1 minute walk/drive | | Dubai Miracle Garden | 5 minutes by car | | Dubai Hills Mall | 5 – 7 minutes by car | | Al Khail Road (E44) | 3 – 5 minutes | | Sheikh Mohammed Bin Zayed Road (E311) | 5 – 8 minutes | | Mall of the Emirates | 12 – 15 minutes by car | | Dubai Marina / JBR | 20 – 25 minutes by car | | Downtown Dubai / DIFC | 25 – 30 minutes by car | | Dubai International Airport (DXB) | 25 – 30 minutes by car |

Dubai Hills Estate Adjacency Dubai Hills Mall and the growing Dubai Hills Estate master community are within 5–7 minutes — providing access to one of Dubai's most consistently popular community retail destinations, the Dubai Hills Golf Club, and the wider Dubai Hills residential and lifestyle amenity ecosystem.

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Investment Analysis

Yield Performance Dubai Science Park delivers some of the most consistent gross yields in the Al Barsha South corridor — driven by the structural employment demand from DSP's science, pharma, and healthcare tenant base:

| Unit Type | Estimated Annual Rent | Gross Yield | |---|---|---| | Studio (Small) | AED 35,000 – 45,000 | 8.0% – 10.0% | | Studio (Large) | AED 40,000 – 55,000 | 7.5% – 9.5% | | 1 Bedroom (Compact) | AED 55,000 – 70,000 | 8.0% – 10.0% | | 1 Bedroom (Large) | AED 70,000 – 90,000 | 7.0% – 9.0% | | 2 Bedroom | AED 90,000 – 110,000 | 7.0% – 9.0% |

Valet Parking as a Rental Premium Driver The valet parking service — standard at Bella Rose — creates a meaningful differentiation in the DSP rental market where most competing buildings offer unassisted parking. For professional tenants who arrive late after long working days, having a valet service manage vehicle parking eliminates a small but real daily friction that compounds into a quality-of-life perception difference.

The Mini-Golf and Basketball Court Differentiators In a market where rental decisions are frequently made on property management apps with limited in-person touring, unique visual and functional amenity differentiators — mini-golf, basketball half-court, infinity pool — create memorable listing presence that increases viewing conversion rates. Bella Rose listings stand out in DSP search results precisely because these amenities are visible and unusual.

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Who Is Bella Rose For?

Science, Pharma, and Healthcare Professionals — The structural demographic for Bella Rose's tenant base: internationally educated professionals in life sciences, pharmaceutical research, healthcare administration, or medical device sectors working within DSP or the adjacent DHCC complex. The City Centre Al Barsha adjacency, the active lifestyle amenities, and the building's professional quality create a residential proposition well-matched to this tenant profile.

Active Lifestyle Residents — For residents who value a pool, a half basketball court, table tennis, and mini-golf as daily recreational tools rather than occasional amenities, Bella Rose's active amenity depth provides a within-building recreational ecosystem that reduces the need for paid gym or club memberships.

Entry-Level Investors in the Al Barsha South Corridor — At AED 450,000 for a studio with infinity pool, basketball court, and valet parking, Bella Rose represents an entry to DSP's freehold market that is accessible to a significantly broader investor demographic than the premium-priced alternatives in nearby Dubai Hills Estate or Al Barsha. For investors making their first or second Dubai real estate acquisition at a sub-AED-500,000 price point, the 8–10% studio yield profile is compelling.

Families Seeking Dubai Hills and Miracle Garden Access — For families with young children, the combination of Dubai Miracle Garden (5 minutes), Dubai Hills Estate (5–7 minutes), and City Centre Al Barsha (1 minute) creates a leisure ecosystem that makes weekends extremely diverse and accessible without long car journeys.

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Bella Rose is the clearest expression in Dubai Science Park of what the right amenity philosophy at an accessible price point can achieve: a building where the infinity pool, the mini-golf, the basketball court, and the valet parking create a daily living experience that residents choose, renew, and recommend — while the structural demand from DSP's science and healthcare employment cluster sustains the rental returns that investors require.