Boulevard Living 1 — leftover off-plan in Wasl Gate

• Portal title — Boulevard Living 1 on Property Finder and Propsearch (high) ^{[1] [2]}
• Checked wasl.ae SKU pages — 404 at capture (high) ^[5]
• Brand on the leftover card — Wasl Properties (med) ^[1]
• Registry-style seller — Wasl Asset Management Group through JAG Development (med) ^[2]
• Pin — Wasl Gate / Jebel Ali First, not central Al Wasl (high) ^{[2] [3]}
• Leftover massing chip — PF one apartment building (med) ^[1]
• Propsearch height — 11 floors (med — single source) ^[2]
• Beds on sale copy — 1, 2 and 3 (PF units table + E&V) (med) ^{[1] [6]}
• Cheap filter — AED 900,000 (PF 1-bed from; E&V header; Bayut strip) (med) ^{[1] [6] [7]}
• Dearer E&V grid — 1-bed AED 1.5M / 2-bed AED 2.1M / 3-bed AED 3.1M (low) ^[6]
• Keys season — Q4 / December 2029 (med) ^{[1] [6]}
• Cash sketches — leftover PF 60/40; same FAQ blank; E&V 10/50/40 (low — they disagree) ^{[1] [6]}
• Title chip — freehold on leftover PF / E&V and on the Wasl Gate master page (med) ^{[1] [3]}
• PF calendar stamps — book 6 Dec 2026, works 7 Dec 2026, finish 9 Dec 2029 (med) ^[1]
• DLD project-value note — about AED 226.7 million on Propsearch (med — not a flat price) ^[2]
• How many homes — not locked; Dubuy’s 195 is registry rows (low) ^[10]

Confidence tags score public paper. The pack you would sign still wins.

Living 1 is a numbered leftover folder, not the six-building Boulevard Park sale on wasl.ae. ^{[5] [4]} Property Finder’s units table stops at 1–3 bedroom and opens the 1-bed near AED 900,000. ^[1] Propsearch files an 11-storey stack in Jebel Ali First and a pre-works Land Department estimate near AED 227 million. ^[2]

The hero still is a park walk, not a solo tower. Several beige mid-rises sit around a path and a shade canopy — the same Wasl Gate family language used for Living 2 and official Boulevard Park, shot from another angle. Read it as district CGI.

What still will not settle on a brochure screenshot:

• PF floor areas remain “coming soon”
• E&V’s 1-bed is 380–440 sq ft at AED 1.5 million — that width looks studio-small ^[6]
• That same E&V page also headers AED 900,000 and titles the project from AED 1.5M ^[6]
• Dubuy’s 195 count is DLD record volume, not a sales inventory ^[10]
• No live official Living 1 product URL at capture ^[5]

Leftover amenity copy lists an indoor pool, gardens, CCTV, a gym, restaurants and a children’s play area. ^[1] Those lines bind only if they sit in the exhibits on your sale contract.

Next-door names: official Boulevard Park; leftover Living 2 (Propsearch value about AED 220 million); portal Boulevard Park 2. ^{[4] [8]} Omya Residences is Pantheon, not Wasl. After you pick Living 1, open the booking pack and check it already prints that string.

Public leftover cards aim for late 2029: PF prints Q4, December, and completion 9 December 2029. ^[1] Engel & Völkers and Bayut’s Wasl Gate strip repeat Q4 2029. ^{[6] [7]} Only the handover sentence on the sale contract is the date that binds.

Three cash stories share one leftover name:

1. Leftover PF key box — 60% while it is built, 40% at handover ^[1]
2. FAQ on that same URL — “No payment plan details have been provided” ^[1]
3. Engel & Völkers — 10% now, 50% during works, 40% at handover ^[6]

Bayut community chips usually say 60/40; one strip flips to 40/60. ^[7] Ignore the prettier graphic. Ask which printed schedule travels with a Living 1 reservation.

PF also prints a booking night of 6 December 2026 and a works start of 7 December 2026. ^[1] Those two days also sit on leftover Living 2. Treat them as reused portal stamps, not proof the two buildings break ground together.

Seller brand: Wasl Properties. The live community pages are Wasl Gate and official Boulevard Park. ^{[3] [4]} Propsearch’s building guide names Wasl Asset Management Group via JAG Development. ^[2] Read the contracting party on the reservation — the logo and the SPV can differ.

Map: Wasl Gate, Jebel Ali First, along the southern Sheikh Zayed Road corridor. ^{[1] [3]} Brokers talk up Energy Metro, Festival Plaza and Ibn Battuta. Those are brochure minutes. ^[6] This is not City Walk / Al Wasl.

Who it is for in practice: someone who can live with a leftover AED 900,000 filter that fights an E&V 1.5 million grid, and who will still visit before sending a booking cheque. ^{[1] [6]} The commute has to work, and the papers have to say Boulevard Living 1.

1. The official SKU is missing — wasl.ae 404s Living 1. You are comparing leftover portals to an official Park collection. ^{[5] [4]}

1. Instalment stories collide — leftover PF 60/40, FAQ blank, E&V 10/50/40, Bayut 60/40 or 40/60. Your cash plan is the printed sale-contract table. ^{[1] [6] [7]}

1. Two “from” figures — AED 900,000 versus E&V’s AED 1.5 million 1-bed row. Neither is a locked unit quote. ^{[1] [6]}

1. Sizes are thin — PF is still “coming soon”. E&V’s 1-bed 380–440 sq ft looks studio-small. Ask for measured net area. ^[6]

1. The boulevard family is noisy — Living 2, Park and Park 2 share the same marketing park. Walk away from a form that never prints Living 1. ^{[9] [4]}

1. Brand versus SPV — Wasl Properties on the leftover card, JAG Development on Propsearch. Match the contracting name. ^[2]

No rental yield, no appreciation target, no fake last-unit story.

1. Pick the Living 1 unit after a visit. Then open the booking pack and sale contract and check they already name Boulevard Living 1 plus that unit. You read Wasl’s fixed forms; you do not write them.

1. Confirm registration and escrow via Dubai Land Department tools before any booking payment. ^[11]

1. Set the leftover PF 60/40 chip next to E&V’s 10/50/40 and the blank PF FAQ. Ask which schedule is attached to the reservation. ^{[1] [6]}

1. Tie every dirham to unit ID, floor and measured net area — not the AED 900,000 filter or the E&V 1.5 million grid. ^{[1] [6]}

1. Do not mix Living 1 with Living 2, Boulevard Park or Park 2 on the same shortlist. The printed product should match the tower you walked. ^{[4] [9]}

1. Get service-charge estimates, parking and snagging / fit-out rules in writing for that unit.

1. Before each large works instalment, re-check progress and escrow against Boulevard Living 1 alone. ^[11]