Aspin Grove — off-plan in Jumeirah Village Circle

• Builder — AYS Property Development / AYS Developers (high) ^{[1] [2] [3]}
• Label on portals — Aspin Grove (high) ^{[1] [2]}
• Place — Jumeirah Village Circle, District 15 (high) ^{[2] [1]}
• Homes on marketing — studio, 1BR and 2BR apartments (high) ^{[1] [2]}
• Buildings — one building on Property Finder (high) ^[1]
• Height — five storeys mid-rise (high) ^{[1] [2]}
• Studio open — about AED 515,000 on Property Finder (med) ^[1]
• 1BR open — about AED 696,000 (med) ^[1]
• 2BR open — about AED 992,000 (med) ^[1]
• Studio size (PF) — about 400 sqft (med) ^[1]
• 1BR size (PF) — about 750 sqft (med) ^[1]
• 2BR size (PF) — about 1,200 sqft (med) ^[1]
• Public handover target — September / Q3 2028 on Property Finder and Propsearch (med) ^{[1] [2]}
• Cash shape (portal) — 60% / 40% during construction / on handover (med) ^[1]
• Ownership chip — freehold on Property Finder (med — contract only binds) ^[1]
• Construction stamp — Property Finder start 3 May 2026; Propsearch First Trace April 2026 (med — portal stamps) ^{[1] [2]}
• Unit count — not published on the dual free pages we used (unknown)

Left out of this snapshot: registry IDs we did not find, and any secondary size ladder that disagrees with Property Finder’s fixed types.

Picture a compact mid-rise block in JVC District 15 — not a super-tall tower lobby. Both Property Finder and Propsearch describe studio, one-bedroom and two-bedroom apartments in a five-storey residential building. ^{[1] [2]} Property Finder’s buildings field is one.

Marketing floors (not a quote):

• Studio — Property Finder from about AED 515,000, Type 1 about 400 sqft ^[1]
• 1BR — Property Finder from about AED 696,000, about 750 sqft ^[1]
• 2BR — Property Finder from about AED 992,000, about 1,200 sqft ^[1]

A secondary agent card (Insiders) prints a slightly higher open near AED 517.5K and a size band about 361–983 sqft — that does not match Property Finder’s fixed 400 / 750 / 1,200 ladder. ^{[5] [1]} Treat sizes and opens as filters until the sale pack prints measured area and unit price for the home you chose.

Property Finder amenity chips list indoor pool, gym, children’s play area, landscaped gardens, CCTV and on-site dining. ^[1] Treat those as brochure promises until the Aspin Grove sale-contract exhibits name them.

Siblings on the official AYS portfolio (keep separate): Q Gardens Aliya, Q Gardens Lofts, Q Gardens Lofts 2, Q Gardens Boutique Residences and Tivanno. ^[3] Pick Aspin Grove if that is the home you want — then check the booking form and sale contract name it.

Public handover target for Aspin Grove: Property Finder stamps Q3 2028, September 2028 and expected completion 1 September 2028. Propsearch prints the same Q3 2028 estimated completion. ^{[1] [2]} Portal calendars can slip. Read the completion wording printed on your sale pack before you lock a personal cash plan.

Instalment framing on Property Finder is a simple two-step 60/40 — about 60% during construction and 40% at handover. ^[1] APIL and Insiders also surface a 60/40 shape. ^{[6] [5]} Avrini’s payment widget once showed a broken 100% on booking line that does not match the dual portal shape — ignore that widget when planning cash. ^[7] Rebuild every AED step from the dated schedule in your pack.

Property Finder stamps construction start 3 May 2026; Propsearch First Trace is April 2026 — research markers, not an independent site inspection. ^{[1] [2]}

Builder: AYS Property Development. Public brand also reads AYS Developers. Official site is aysdevelopers.ae. At capture the official project list shows Q Gardens products and Tivanno — no dedicated Aspin Grove product URL on the developer site. ^[3] Portal trees still list AYS Property Development as the developer for Aspin Grove. ^{[1] [2]}

Where: Jumeirah Village Circle (JVC), specifically District 15 on Propsearch and secondary cards. ^{[2] [1]} This page does not measure drive times.

1. Sister product mix-up — Q Gardens Aliya, Q Gardens Lofts / Lofts 2, Boutique Residences and Tivanno share the AYS brand. Keep Aspin Grove separate on the booking form and sale contract. ^{[3] [4]}
2. Size ladder conflict — Property Finder fixed types (400 / 750 / 1,200 sqft) vs secondary smaller bands. Measured contract area wins. ^{[1] [5]}
3. Price open is a band — studio about AED 515K on the main portal; secondary opens can sit a few thousand higher. Signed unit price wins. ^{[1] [5]}
4. Payment widget noise — dual 60/40 on PF and several brokers, but at least one secondary card shows broken booking-only framing. Contract schedule wins. ^{[1] [7]}
5. No dual unit count — free PF and Propsearch pages do not seal stock size. ^{[1] [2]}
6. No dedicated official product page at capture — use the sale pack plus DLD checks, not only the brand home page. ^{[3] [4]}
7. Brochure amenities only — pool, gym and play areas become contractual only when exhibits name them. ^[1]
8. Seller line mismatch — reservation party vs sale-contract seller. ^[3]

1. Use Dubai Land Department tools to confirm Aspin Grove registration and escrow before any booking fee leaves your account.
2. After you pick the unit, read the reservation sheet and sale agreement so Aspin Grove, the unit ID, bedroom type, area and parking already match — buyers do not write AYS’s template. ^[1]
3. Capture a photo of the reservation seller line and match it to the seller on the sale agreement. ^[3]
4. Build cash from the dated AED instalment table in your pack; portal 60/40 badges are only a first filter. ^[1]
5. Get measured plans for the exact studio, 1BR or 2BR layout — secondary size bands disagree with Property Finder. ^{[1] [5]}
6. Hold Aspin Grove apart from Q Gardens Aliya, Q Gardens Lofts / Lofts 2 and Tivanno when you shortlist. ^{[3] [4]}
7. Request a written final amenities list for this mid-rise, not only brochure icons. ^[1]
8. More process notes: method plus the buyer diligence overview.