Kensington Royale

Kensington Royale is an 18-storey (G+18) mixed-use residential tower in Dubai Sports City, developed by Middle East Development LLC (MED) — a Dubai-based real estate firm headed by Sheikh Tarek M. Binladen. The project features studios, 1-bedroom, and 2-bedroom freehold apartments alongside ground-floor retail units, offices, and a hotel-serviced apartment component. Construction commenced in June 2009 and the structure reached full height (topped out), however the project's RERA status indicates it was cancelled at approximately 75% completion, with the last RERA report dated June 17, 2019. Investors are encouraged to monitor developments through the Dubai REST app and the Dubai Land Department (DLD).

TL;DR: Kensington Royale is a G+18 mixed-use tower in Dubai Sports City by Middle East Development LLC (Sheikh Tarek M. Binladen), featuring studios to 2-bedroom apartments with smart home systems, a dedicated gymnasium floor, jacuzzi, swimming pool, and 2-level basement parking. The project topped out structurally but was cancelled by RERA at ~75% completion. Located within the 50-million-sq-ft Dubai Sports City community near the 25,000-seat Cricket Stadium, ICC Academy, and The Els Club championship golf course.

Project Overview and Current Status

Kensington Royale rises 18 floors above ground within Dubai Sports City's Al Hebiah Fourth district, featuring two basement levels for parking, a ground floor with mixed-use retail and dining, a dedicated gymnasium floor, and 18 residential floors housing studios, 1-bedroom, and 2-bedroom freehold apartments. The building was originally marketed as a luxury residential tower with a condo-hotel service component, targeting both end-users and investors seeking serviced apartment returns.

Construction began in June 2009, and the structure successfully reached full height (topped out), confirming the completion of the building's structural frame. However, the project's RERA (Real Estate Regulatory Agency) status indicates cancellation at approximately 75% completion, with interior fit-out and handover never completed. The last RERA report was dated June 17, 2019. Investors who purchased units are advised to register their interest with the Dubai Land Department (DLD) through the Dubai REST app for any potential project revival.

Important Note: The historical pricing and projected returns referenced below are based on previously marketed figures and should be viewed as indicative rather than current market values. The project remains structurally complete but not operational.

Planned Amenities and Facilities

The original development plans included a comprehensive amenities package designed to support luxury residential living:

Aquatic and Wellness:

• Swimming pool
• Jacuzzi
• Dedicated gymnasium floor with state-of-the-art fitness equipment

Services and Security:

• 24-hour concierge services
• 24-hour security with CCTV surveillance
• Valet parking services
• Smart home systems integrated into all residential units
• High-speed elevators serving all floors
• Central air conditioning throughout
• Wi-Fi connectivity

Parking:

• Two-level basement parking facility

Commercial and Retail:

• Ground-floor cafes and restaurants
• Retail units on lower floors
• Office spaces described as "inspired offices"

Unit Configurations and Historical Pricing

Kensington Royale was designed to offer three primary residential configurations, all within a freehold ownership structure:

Studio Apartments: Compact yet efficiently designed layouts featuring fitted kitchens, private balconies, built-in closets, and en-suite bathrooms. Each unit integrates smart home systems for automated lighting, climate control, and security. Studios were historically marketed from approximately AED 334,000 (USD 91,000).

1-Bedroom Apartments: Spacious configurations with open-plan living rooms, fully equipped kitchens, bedrooms with en-suite bathrooms, built-in closets, and private balconies. The 1-bedroom units offer generous proportions designed to maximize natural light and cross-ventilation.

2-Bedroom Apartments: The largest standard configurations, featuring expansive living and dining areas, equipped kitchens, two bedrooms each with en-suite bathrooms, built-in closets, and private balconies. These units were designed to accommodate families while maintaining the luxury standards of the overall development.

Historical Indicative Pricing: | Metric | Value | |--------|-------| | Studio Starting Price | ~AED 334,000 | | Projected Annual Rental (Starting) | ~AED 24,000 | | Projected ROI | 6.5% – 7% | | Projected Payback Period | 15 – 19 years | | Service Charges | AED 12.51 per sq ft |

Developer Profile: Middle East Development LLC

Middle East Development LLC (MED) is a Dubai-based real estate development company headed by Sheikh Tarek M. Binladen, focusing on the full project lifecycle: concept, design, development, marketing, and sale of commercial and residential properties.

Portfolio:

• Toscana, Discovery Gardens: Successfully completed and handed over — MED's demonstrated delivery capability
• Kensington Royale, Dubai Sports City: G+18 tower (topped out, currently stalled)
• Red Residence, Dubai Sports City: Second DSC project
• City of Arabia / Dubailand: Two projects within the broader Dubailand master plan
• Al Noor Tower, Casablanca, Morocco: An internationally ambitious planned 540-metre, 114-storey mixed-use supertall tower

The successful delivery of Toscana in Discovery Gardens demonstrates MED's capability in completing residential projects, though subsequent developments have faced challenges common to several Dubai developers during and after the 2008-2009 global financial crisis.

Dubai Sports City: Community Context and Investment Landscape

Despite the project's stalled status, Kensington Royale's location within Dubai Sports City positions it within one of Dubai's most distinctive and established master-planned communities. Dubai Sports City spans 50 million square feet and houses approximately 25,000 residents, with the community organized around world-class sporting infrastructure that creates a unique lifestyle proposition unmatched elsewhere in the region.

World-Class Sports Venues

Dubai International Cricket Stadium: A 25,000-seat venue opened in 2009, renowned for its spectacular "Ring of Fire" lighting system. The stadium regularly hosts international cricket matches, Indian Premier League (IPL) fixtures, and major sporting events that bring global attention and visitor traffic to the community.

ICC Academy: The only training complex in the world offering South Asian, English, and Australian practice turf configurations. The facility features two full-sized, floodlit ovals (ICC Academy Ground and ICC Academy Ground No. 2), advanced technology tools for both bowlers and batters, and comprehensive indoor and outdoor training facilities. This unique global asset attracts cricket professionals and enthusiasts from around the world.

The Els Club: An 18-hole championship golf course designed by four-time Major champion Ernie Els — the first Els-designed golf course in the Middle East, opened in 2008. The course provides a premium leisure amenity for residents and attracts golfers from across the GCC region.

Fit Republik: One of the largest indoor fitness centres in the UAE, featuring Olympic-standard swimming pools, martial arts training facilities, and comprehensive weight training equipment.

Emirates Sports Arena (Opening Q3 2025): The Middle East's first professional ice rink built to NHL standards with 600-seat capacity, adding a new dimension to the community's sporting infrastructure.

Community Amenities and Services

Residential sub-communities within Dubai Sports City include Victory Heights (1,000+ premium villas in 4, 5, and 6-bedroom configurations), Gallery Villas (exclusive modern villas), and Canal Residence West (5 towers with studio to 3-bedroom apartments ranging from 400 to 2,300 square feet). The community features 33 landscaped parks, providing extensive green space for outdoor recreation.

Retail: City Centre Me'aisem in nearby Dubai Production City and First Avenue Mall in Motor City (500,000 square feet, 50+ retailers, 15+ F&B outlets) serve the community's shopping needs.

Education: Victory Heights Primary School, GEMS School of Research and Innovation, and The Wonder Years nursery are all within the community or adjacent.

Transport: Primarily car-based with access via Sheikh Mohammed Bin Zayed Road (E311). The nearest Metro stations (Dubai Internet City and Mashreq) are approximately 10 minutes by car. Adjacent communities include Motor City, Dubai Studio City, Arjan, Dubai Science Park, and Jumeirah Village Circle.

Dubai Sports City Investment Metrics (2025)

| Metric | Value | |--------|-------| | Average Gross Rental Yield | 8% – 8.5% | | Average Sale Price Per Sq Ft | ~AED 975 | | Apartment Price Range | AED 400,000 – AED 2,000,000+ | | Studio Annual Rent Range | AED 35,000 – AED 60,000 | | 1-Bedroom Annual Rent Range | AED 70,000 – AED 110,000 | | 2-Bedroom Annual Rent Range | ~AED 73,791 | | Overall Average ROI | ~8% (vs. Dubai average 5-6%) |

Dubai Sports City consistently outperforms the broader Dubai market in rental yields, driven by competitive pricing, mature community infrastructure, and the unique sports lifestyle proposition. The community's freehold status allows foreign nationals to purchase properties without restrictions, and investments above AED 2 million qualify for the UAE's 10-year Golden Visa.