Como Residences Handover: Financing Your Final Payment, Mortgage & Costs

Last updated: June 2026. Como Residences is Nakheel's ultra-luxury supertall on Palm Jumeirah — one of the most expensive residential addresses in Dubai. If you bought off-plan during the 2023 launch, you committed to an 80/20 payment plan that ends with a large lump sum on handover. With residences priced from roughly AED 21 million and individual units exceeding AED 100 million, the financing question is not whether you qualify for a mortgage, but how to bridge the gap between a capped loan-to-value (LTV) and a nine-figure purchase price. This guide walks through the building's real specifications, Nakheel's payment structure, how UAE mortgage rules treat high-value property, and the full cost of completing your purchase.

Como Residences: the building, honestly

Como Residences is developed by Nakheel, the master-developer behind Palm Jumeirah itself. It sits on the trunk of the Palm and is positioned as one of the island's most exclusive towers. Nakheel's own marketing describes the project as "76 storeys of just 76 residences, standing at over 300 metres tall," with each home engineered for 180° to 360° views across the Arabian Gulf and the Dubai skyline. Third-party listing portals describe the structure slightly differently — commonly as a G+3P+71 configuration around 984 ft — so the exact floor count quoted depends on whether you count podium and mechanical levels. Either way, it is a supertall, ultra-prime residential building, not a standard Palm apartment block.

The unit mix is unusually large-format. Available configurations span 2- to 6-bedroom apartments, 7-bedroom duplexes, and a duplex penthouse, with total areas reported from roughly 4,470 sq ft to 21,949 sq ft — half-floor and full-floor living rather than compact units. Amenities listed by Nakheel include a private sandy beach, a 25-metre lap pool, a rooftop infinity pool, a 360° viewing deck, a wellness centre, a residents' lounge and a business centre.

Pricing reflects the positioning. Reported entry prices have ranged from about AED 21 million on the lower end to AED 33 million in earlier launch coverage, climbing well into the tens of millions for larger residences. Most strikingly, the development's penthouse reportedly sold for a record AED 500 million — widely cited as the most expensive penthouse sale in the world at the time. For nearly every buyer, this is a property where the purchase price sits far above the thresholds that trigger Dubai's more conservative mortgage rules.

A note on status: Como Residences is an active construction site, not a finished building. Construction began in late September 2023, and a publicly reported third-party inspection placed progress at roughly 18% in April 2026. The official launch handover guidance of Q3 2027 has been reported in multiple market sources as pushed to Q2 2028. We frame it that way deliberately: if you are reading this in 2026, you are an owner approaching handover, and your final payment may be 12–24 months out depending on how the schedule firms up. Always confirm the current completion forecast against your own Sales and Purchase Agreement (SPA) and Nakheel's latest official communication before acting on any date.

Nakheel's payment plan and the final handover payment

Como Residences was launched on an 80/20 payment plan. In Nakheel's structure that breaks down as:

• 20% on booking — the deposit paid at reservation/SPA signing.
• 60% during construction — paid across milestone instalments as the tower rises.
• 20% on handover — the final lump sum due when the unit completes and is ready for transfer.

This is a relatively front-and-construction-loaded plan. Unlike a post-handover plan, where part of the price is deferred for years after you take keys, Como's structure concentrates a meaningful 20% at the completion line. If you want to understand the trade-offs of plans that defer payment past handover instead, see our guide to post-handover payment plans in Dubai.

The arithmetic matters at this price point. A final 20% on a AED 25 million residence is AED 5 million due in a single window. On a AED 60 million unit it is AED 12 million. This is the moment most buyers consider a mortgage — and it is exactly where Dubai's rules for high-value property reshape the plan.

These figures are illustrative of the 80/20 split only and exclude DLD fees, registration and service charges, which are covered below.

Financing a Como unit: why LTV is lower here

The single most important financing fact for a Como buyer is the AED 5 million threshold. UAE Central Bank mortgage caps step down once a property crosses it — and every Como residence is comfortably above it.

For a resident expat buying a first property:

• Up to 80% LTV for properties valued at AED 5 million or below.
• Up to 70% LTV for properties above AED 5 million.

For a non-resident buyer, banks are more conservative still — typically around 50–60% LTV, with the lower end (≈50%) common above the AED 5 million mark and for off-plan exposure. Our dedicated walkthrough on getting a Dubai mortgage as a non-resident covers eligibility, documentation and the banks most active in this segment.

Put that against a Como price tag and the cash requirement is large. Take a AED 25 million unit:

And that deposit is before the 4% DLD fee and other closing costs, which are always paid from your own funds and cannot be financed. A resident on a AED 25M unit is therefore funding roughly AED 7.5M of equity plus around AED 1M in fees — over AED 8.5M in cash — even with a maximum mortgage approved.

To model your own numbers, run the price and rate through our mortgage calculator, then use the mortgage repayment calculator to see monthly instalments across different terms. For the full rules of the road, the Dubai mortgage guide sets out LTV bands, fees and process end to end.

The ultra-high-value cash gap

The higher the price, the wider the gap between what a bank will lend and what you must bring. At AED 60 million with a 70% resident cap, the bank funds AED 42 million and you provide AED 18 million in equity — plus fees. Banks also apply affordability tests on top of LTV: your total monthly debt obligations are assessed against income under the Debt Burden Ratio framework, which generally caps debt servicing at 50% of monthly income. On a multi-million-dirham loan, that DBR test, not the LTV cap, can become the binding constraint. Our explainer on the Debt Burden Ratio shows how banks run that calculation.

Valuation: the risk that catches high-value buyers

Mortgage LTV is applied to the bank's valuation, not your contract price. If a bank values a Como residence below what you agreed to pay — possible in a thin, ultra-prime resale market where comparable sales are scarce — your loan shrinks and your cash top-up grows. On a 70% LTV unit, a valuation that lands 5% under price effectively pushes more of the purchase onto your own balance sheet. For unique, large-format units with few direct comparables, build a buffer into your cash planning and ask your broker how each lender approaches valuation on supertall, low-supply stock. Independent advice pays for itself here; see our rundown of the best mortgage brokers in Dubai.

The full handover budget: fees, charges and snagging

Beyond the price and the deposit, completing a Como purchase carries transaction and ongoing costs that scale with value. Confirm current figures against the Dubai Land Department before you transact.

• DLD transfer fee — 4% of the purchase price. By Dubai convention the buyer pays this in full. On AED 25M that is AED 1,000,000; on AED 60M it is AED 2,400,000.
• Mortgage registration — 0.25% of the loan amount + AED 290. On a AED 17.5M loan that is roughly AED 44,000.
• Trustee / admin / title-deed fees — several thousand dirhams in fixed DLD-side charges (trustee office, title deed issuance, admin).
• Agency commission — typically around 2% + VAT on resale transactions (off-plan from the developer is usually commission-free to the buyer).
• Service charges — Palm Jumeirah carries some of the highest service charges in Dubai. Branded and luxury stock on the island commonly runs in the region of AED 20–35 per sq ft per year, and ultra-prime towers can sit at the top of that band or above. On a large Como residence of, say, 6,000 sq ft, that implies a six-figure annual service-charge bill — budget for it as a recurring carrying cost, not a one-off.
• Snagging and handover inspection — commission an independent snagging survey before you accept keys and release the final payment. On a large-format, finishes-heavy residence, a professional inspection protects a multi-million-dirham asset.

For the step-by-step of what happens at the keys-and-transfer stage — defect liability, NOCs, utilities, final inspection — read our complete property handover process guide.

The investor view: yield versus capital appreciation

Ultra-prime Palm Jumeirah is primarily a capital-appreciation play, not a high-yield one. Gross rental yields on Palm Jumeirah apartments have been tracked at around 4.6% in 2026 market data, broadly in the 4.5–6.5% range for the wider apartment market — but at the very top of the price ladder, gross yields typically compress because purchase prices outpace achievable rents. After Palm's premium service charges and management costs, net yields on luxury apartments commonly land meaningfully below the headline gross figure.

What draws capital to a building like Como is scarcity: a limited number of large-format residences on the most recognised address in Dubai, with the developer that built the island. The thesis is price growth and a deep, liquid ultra-prime resale and rental pool, rather than monthly cash flow. If you do intend to let — including short-term, given Palm's strong holiday-rental demand — model the income realistically; our short-term rental income estimator helps frame expected returns before you commit. Treat any yield figure as indicative and validate it against live, comparable Como and adjacent Palm listings at the time you transact.

Frequently Asked Questions

When does Como Residences hand over?

Construction began in September 2023 and a publicly reported inspection placed progress at roughly 18% in April 2026. Completion was originally guided for Q3 2027 and has been widely reported in market sources as revised to Q2 2028. As of 2026 it is an under-construction tower approaching handover — confirm the current forecast against your SPA and Nakheel's latest official communication, as developer timelines can move.

What is the payment plan for Como Residences?

Nakheel launched Como Residences on an 80/20 payment plan: 20% on booking, 60% across construction milestones, and a 20% final payment on handover. On a high-value unit that final 20% can run into the millions or tens of millions of dirhams, which is why many buyers arrange mortgage financing for the handover stage.

Can I get a mortgage on a Como Residences unit, and how much can I borrow?

Yes, subject to bank approval. Because every Como residence is valued above AED 5 million, UAE Central Bank rules cap a resident expat's first-home LTV at about 70% and a non-resident's at roughly 50–60%. The remainder is funded in cash, alongside the 4% DLD fee and other closing costs, which cannot be financed. Banks also apply a Debt Burden Ratio affordability test on top of the LTV cap.

Why is the down payment so high on Como Residences?

Two factors stack. First, the price level: even a maximum mortgage leaves a large equity portion on a AED 20M+ purchase. Second, the AED 5 million threshold lowers the maximum LTV (to ~70% for residents, ~50–60% for non-residents), increasing the cash you must provide. A bank valuation below your contract price would widen that cash gap further.

What are the ongoing costs of owning at Como Residences?

The main recurring cost is service charges, which on Palm Jumeirah are among Dubai's highest — branded and luxury stock commonly runs around AED 20–35 per sq ft per year, so a large Como residence can carry a six-figure annual service-charge bill. Add cooling, utilities, insurance and, if let, management and maintenance. Budget these as ongoing carrying costs separate from the purchase.