Khamas Group
Dubai property developer · 0 projects on Disruptive
About Khamas Group
About Khamas Group
Khamas Group operates in Dubai's residential development space with a strategic focus on branded residential partnerships. Rather than pursuing the mega-master-plan approach favoured by some of the emirate's larger players, they've carved out a niche in curated, hospitality-linked residential projects positioned across both established and emerging communities.
The developer's portfolio reflects a deliberate strategy: partnering with international hospitality brands to create residential products that blend hotel-grade service with apartment ownership. This model appeals to a specific buyer—typically someone seeking the convenience of managed living without the constraints of pure hotel residency.
Track record
We have two projects on record for Khamas Group: MAMA Residences in Business Bay and Marriott Residences in Jumeirah Village Circle. Both sit at the intersection of hospitality and residential, a positioning that's become increasingly common in Dubai but still requires disciplined execution.
Business Bay remains one of Dubai's most competitive office-and-residential hubs, and MAMA Residences sits within that density. JVC, by contrast, has matured into a self-contained community with its own retail and dining ecosystem—a very different buyer profile. The fact that Khamas has projects in both suggests they're comfortable operating across different market segments rather than betting everything on a single geography.
We've seen branded residential projects succeed or struggle based on two factors: the strength of the hospitality partner's reputation, and the developer's ability to deliver consistent finishes on time. Without detailed delivery history in our records, we can't yet comment on their cadence, but the choice of partners (Marriott, a global hospitality heavyweight) signals serious intent.
Why we list Khamas Group projects
- Hospitality-backed credibility. Marriott and similar brands bring operational discipline and guest-service standards that filter into the residential product. Our buyers often cite this as a differentiator from spec-built apartments.
- Dual-location strategy. Business Bay and JVC serve different buyer personas—one for professionals seeking walkable office proximity, the other for families and investors looking for community amenities and space. This breadth matters.
- Emerging-market positioning. JVC in particular has seen strong rental demand and resale velocity over the past three years. Early-mover advantage in a maturing community can translate to better liquidity.
- Managed-living appeal. For investors seeking hands-off ownership with professional property management baked in, branded residential removes a layer of friction compared to traditional buy-to-let.
- Mid-market price tier. Neither location commands the premium of Downtown or Marina, but both offer solid connectivity and amenity access. This is where many of our investors find the best risk-reward balance.
Investing with Khamas Group
Branded residential projects typically attract two investor types: owner-occupiers who value the service model, and buy-to-rent investors betting on strong management and consistent occupancy.
For resale, hospitality-branded apartments can be a double-edged sword. They appeal strongly to a specific buyer, which can mean faster turnover in the right market cycle—but a narrower buyer pool if you're forced to sell in a downturn. Business Bay has deeper liquidity than JVC simply by virtue of size and proximity to Downtown, but JVC's community maturation has improved its secondary market considerably.
Rental yields on branded residential typically sit in the 4–6% gross range, depending on unit size and location. Business Bay commands higher rents per square metre than JVC, but JVC offers more space per dirham. Our investors in JVC tend to be longer-hold players; Business Bay attracts more active traders.
One thing to watch: branded residential projects live or die by the quality of the hospitality operator's on-site management. If the partner brand pulls back or underinvests in service, resale appeal can soften quickly. Conversely, if they commit to the community, you get a built-in competitive moat.
What we'd watch
Khamas Group's current active projects in our catalogue are MAMA Residences and Marriott Residences. Both are worth monitoring for launch timing and pricing strategy. The Marriott partnership is particularly interesting—Marriott's residential push globally has been disciplined and selective, so their choice of Dubai locations and partners carries weight.
One caution: branded residential is still a relatively young category in Dubai. Resale comps are thinner than for traditional apartments, which means pricing can be volatile. If you're buying for yield or quick turnover, stress-test the rental demand in your specific location before committing. If you're buying for the service and lifestyle, the premium is defensible—just don't expect it to compound like a prime-location apartment might.
Frequently asked questions about Khamas Group
Where does Khamas Group build in Dubai?
We have two Khamas projects on record: MAMA Residences in Business Bay (central, office-focused community) and Marriott Residences in Jumeirah Village Circle (emerging, family-oriented community with retail and dining). This dual-location strategy lets them serve different buyer profiles—professionals and investors seeking connectivity, and families seeking space and community amenities.
What's the resale market like for Khamas Group apartments?
Resale depends heavily on location. Business Bay has deeper liquidity and faster turnover due to its size and proximity to Downtown. JVC's secondary market has strengthened as the community matures, but it remains thinner than Business Bay. Branded residences appeal to a specific buyer, which can mean faster sales in the right cycle but a narrower pool in downturns. Always check recent comps in your specific building before buying.
What rental yields can I expect from a Khamas Group apartment?
Branded residential typically delivers 4–6% gross yield. Business Bay commands higher rents per square metre due to location and office proximity; JVC offers more space for the money but slightly lower per-sqm rents. Professional management by the hospitality partner can reduce vacancy risk, but yields vary by unit size, finish, and market cycle. Run the numbers on recent lettings in your specific building.
Is Khamas Group reliable for on-time delivery?
We don't have detailed delivery history for Khamas Group in our records. However, their choice of partners—Marriott is a global hospitality leader with strict operational standards—suggests serious execution discipline. Branded residential projects require consistent quality control, as the partner brand's reputation is on the line. Always verify recent project timelines and finishes before committing.
Who typically buys Khamas Group apartments?
Owner-occupiers seeking managed living and hotel-style service; investors betting on strong rental demand and professional property management; and buyers who value the hospitality brand's reputation and operational standards. Business Bay attracts professionals and active traders; JVC appeals more to families and longer-hold investors seeking community and space.
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