Cove at Lunaya Terraces — off-plan in Jebel Ali

• Seller brand — Zaya on the portal card and Lunaya master site (high) ^{[1] [5]}
• Master JV language — lunaya.com pairs Zaya with FIVE Holdings for the wider landscape; Cove’s own SPA entities still need a document check (high — master only) ^[5]
• Product label — Cove at Lunaya Terraces (high) ^[1]
• Portal place — Jebel Ali / Jebel Ali Village; Propsearch also uses Saih Shuaib 1 under Lunaya by Zaya (med — SPA address wins) ^{[1] [4]}
• Cluster role — single building among five Terraces names (high) ^[3]
• Bedrooms marketed — 1, 2 and 3 with dual size bands (high) ^{[1] [2]}
• Size ladder — 1BR 1,124–1,190 sqft · 2BR 1,749–2,017 · 3BR 2,219–2,490 (high dual) ^{[1] [2]}
• Open price — PF AED 2,202,100 (~2.20M); Projects Scout ~AED 2.18M (med dual) ^{[1] [2]}
• Higher beds (PF) — 2BR from ~AED 3.4M · 3BR from ~AED 4.3M (med) ^[1]
• Keys target — Sep / Q3 2029 dual PF + Projects Scout; parent complex Propsearch Q4 2029 (med conflict) ^{[1] [2] [3]}
• Cash shape (dual portal) — 25% at sales launch / 75% during build; some brokers print 75% at completion instead (med conflict) ^{[1] [2] [6]}
• Title chip — Freehold on PF (med) ^[1]
• Site stamp — construction started 21 June 2026 on PF timeline (med — not an audit) ^[1]

Skim tags only. The form you sign still names the building, unit and dated instalments.

Cove is the Terraces address where square footage is already public. PF and Projects Scout both dual-lock about 1,124–1,190 sqft for one-beds, 1,749–2,017 for two-beds, and 2,219–2,490 for three-beds. ^{[1] [2]} Marketing stresses open rooms and large outdoor terraces. Select layouts are sold with walk-in closets or maid’s rooms on the PF About page — SPA exhibits still decide. ^[1]

Five names, one complex (Propsearch): Bay · Cove · Haven · Reef · Shore. ^[3] Decide which address you actually want. After that, check the reservation pack already prints Cove — not a sister label.

Easy mix-ups:

• Parent Terraces portal product (lunaya-terraces) — wider apartment label, not this single building ^[9]
• Sister Terraces cards (Haven, Reef) — some still lack Cove-level price and size detail ^[3]
• Villa-collection stock on lunaya.com (Bloom, Dune, Sol, plus Rise maisonette) ^[5]

Stills show planted façades at golden hour. Amenity chips (indoor pool, gym, gardens, kids’ play, restaurants) are design intent until exhibits list delivery. ^[1]

Public keys: PF lists September 2029 / Q3 2029 and expected completion 1 September 2029. ^[1] Projects Scout duals Sep 2029. ^[2] Propsearch’s Terraces complex guide instead stamps Q4 2029. ^[3] Portal calendars move. Written keys wording on the sale contract is the one that binds.

Dual portal cash badge for Cove:

• 25% down payment at sales launch ^{[1] [2]}
• 75% during construction ^{[1] [2]}

Timing of the residual matters. Portal dual wording keeps 75% in the construction window. Broker pages sometimes switch that residual to completion after several 5% booking rows — headline 25/75, different cash date. ^[6] Rebuild instalments from the printout in your pack.

Do not import neighbour stamps without paper:

• Haven and Shore cards → 5/20/75 ^{[7] [8]}
• lunaya.com villa marketing → 40/60 ^[5]
• Q3 Cove cards vs Q4 Propsearch parent stamp ^[3]

Builder brand: Zaya. Public Lunaya materials name Nadia Zaal’s Zaya brand alongside FIVE Holdings for the master landscape; Cove’s seller string still needs the booking form. ^{[5] [1]} Recognition is not a substitute for delay, fee and variation clauses on this building.

Geography: PF maps Cove to Jebel Ali / Jebel Ali Village. ^[1] On Propsearch the building sits inside the Lunaya Terraces complex in the Lunaya-by-Zaya / Saih Shuaib 1 tree. ^[4] Official Lunaya cards orient toward Dubai Parks and Resorts, Palm Jebel Ali, Al Maktoum International Airport and Expo City from an SZR approach. ^[5] Drive times are marketing. Pin the SPA plot yourself. Corridor research: southern Jebel Ali village hub and the SZR spine page.

Opinion (not evidence): terrace apartments with dual-published sizes on a quieter southern SZR stretch, paid largely before a 2029 keys target. ^[1] Only works if Cove’s plans already fit you — and if instalments still work after a lawyer read.

1. Portal open is not a unit quote — ~AED 2.18–2.20M is an entry band; attach building, unit ID, floor and net area. ^{[1] [2]}
2. Cash calendars clash — portal 25/75 during build vs broker 75% at completion vs Haven/Shore 5/20/75 vs villa 40/60. SPA schedule wins. ^{[1] [6] [7] [5]}
3. Keys window clash — Cove cards Q3 / September 2029 vs Propsearch complex Q4 2029. Read delay clauses. ^{[1] [3]}
4. Sister-building mix-up — Bay, Haven, Reef, Shore and the parent Terraces label sit next door. Keep Cove separate on the form. ^[3]
5. Villa mix-up — Bloom / Rise / Dune / Sol are different products. ^[5]
6. Unit count not dual-locked on public cards we read. ^[1]

No ROI promises, scarcity urgency or capital-growth forecasts here.

1. Match seller legal name on the booking form to the SPA entity (Zaya / Zaya Living / SPV).
2. Confirm registration and escrow via Dubai Land Department channels before any booking deposit. ^[10]
3. Check the form already names the Cove building and unit you chose — you do not author the developer template. ^[3]
4. Expand the 25/75 badge into dated lines; confirm whether the large residual is during build or at completion. ^{[1] [6]}
5. Attach every price to building + unit ID + floor + net area. ^[1]
6. Get written keys wording that covers the Q3 vs Q4 gap and any extension rights. ^[3]
7. Review service-charge estimates, parking and included finishes.
8. Treat OffplanInsight as research only — never as Zaya’s official pack.