Established in: 2008
Forum Group Dubai is the UAE arm of a property developer established in 2008, with operations in the Dubai market dating from 2015. Its local portfolio stretches across very different parts of the residential market, from seven-bedroom beachfront villas on Palm Jumeirah to apartments in Jumeirah Village Triangle and newer homes in Downtown Jebel Ali.
The developer works across residential and commercial real estate and handles the development process from land selection and concept planning through construction and property management. In Dubai, buyers are most likely to encounter three names connected with the company: XXII Carat Villas, FH Residency, and Metropoint. The first two provide completed stock, while Metropoint gives buyers access to a newer off-plan project. That range is useful, but each development needs to be judged on its own price, location, construction stage, and likely end-user demand.
Feature | Details |
Developer | Forum Group / Forum Real Estate Development |
Founded | 2008 |
Operating in Dubai Since | 2015 |
Market | Dubai, UAE, with an international development background |
Developer Type | Full-cycle real estate developer |
Property Types | Apartments, luxury villas, penthouses, residential buildings, retail space, and commercial property |
Development Services | Land selection, investment planning, concept development, design, construction, sales, and property management |
Focus | Residential development, commercial real estate, and design-led properties |
Headquarters/Origin | Yekaterinburg, Russia |
Portfolio | Dubai projects include XXII Carat Villas, FH Residency, and Metropoint, alongside the group’s international property operations |
Forum Group began operations in 2008 in Yekaterinburg and later expanded into Dubai. Its arrival in the emirate came in 2015, when work on XXII Carat introduced the company to the Palm Jumeirah luxury residential market. The project took a narrow, high-value approach, with a limited collection of large beachfront homes rather than a conventional high-volume villa community.
The company’s development experience is not restricted to housing. Its wider activities have covered residential, commercial, office, and land development, giving it experience with projects that require different planning and operating requirements.
Forum Group also describes itself as a full-cycle developer. In practical terms, that means its role can begin before construction, with site selection, investment work, project concepts, and design, then continue through construction and property management. This gives the developer more control over individual stages than a business focused only on construction or sales.
Architecture has played a visible role in its Dubai projects. XXII Carat uses Mediterranean-influenced villas, generous private plots, pools, gardens, and direct beachfront access. Its apartment projects take a different route, with smaller urban layouts and shared amenities suited to buyers looking at more attainable price levels.
Its Dubai portfolio has also widened geographically. Palm Jumeirah established the developer at the top end of the market, FH Residency brought it into Jumeirah Village Triangle, and Metropoint places its newer development activity in Downtown Jebel Ali.
Forum Group’s Dubai portfolio covers very different price points and buyer profiles. The company has completed high-value waterfront homes on Palm Jumeirah, delivered apartment projects in established residential communities, and continues to develop newer off-plan stock in emerging parts of Dubai. Buyers should compare each project on its own location, property type, completion stage, and current market pricing.
XXII Carat Villas is located on the Crescent of Palm Jumeirah and remains Forum Group’s most exclusive completed development in Dubai. The project contains 22 private residences, with seven-bedroom villas making up the main housing type alongside a limited number of penthouse-style homes.
The villas were designed for buyers seeking large private plots, direct beach access, landscaped gardens, swimming pools, and generous internal space. The project is fully completed and now forms part of the resale market rather than the off-plan segment.
Current 2026 listings show asking prices starting at roughly AED 109 million for available seven-bedroom villas. Some larger or more prominently positioned homes have been listed above AED 200 million. There is no standard developer payment plan for typical resale purchases, so buyers normally follow the payment terms agreed with the seller and the transaction parties.
FH Residency is a completed apartment development in Jumeirah Village Triangle. It offers a broader range of unit sizes than XXII Carat, including studios, one-bedroom apartments, two-bedroom apartments, and three-bedroom homes.
The project reached completion in 2026 and is now better assessed as a ready-property purchase. Buyers can examine the finished unit, building condition, service charges, current tenancy position, and recent resale activity before making a decision.
Pricing varies according to apartment size, floor level, condition, and remaining availability. Since FH Residency is no longer in its main off-plan phase, earlier launch prices are less useful than current resale values and recent transaction data.
Metropoint is Forum Group’s current off-plan project in Downtown, Jebel Ali. The development includes studios, one-bedroom apartments, and two-bedroom homes, along with retail elements that support the residential component.
Current 2026 inventory starts at around AED 583,000. Studios begin at approximately 336 square feet, while one-bedroom apartments start near 537 square feet. Larger two-bedroom layouts extend beyond 900 square feet.
The project remains under construction, with handover scheduled for December 2027. Its current payment structure requires 50% during construction and the remaining 50% at handover. The location also places residents close to Dubai Metro access and the wider Jebel Ali employment district, which may appeal to buyers looking for a lower entry point than many central Dubai projects.
Forum Group has chosen three very different Dubai locations rather than concentrating its work in one master community. Palm Jumeirah addresses the ultra-luxury waterfront market, Jumeirah Village Triangle serves a broader apartment buyer base, and Downtown Jebel Ali places the company close to a large employment and logistics district.
Palm Jumeirah carries the highest property values of the three. XXII Carat occupies the Crescent, where limited beachfront land and large private homes place it in a specialist segment that bears little resemblance to Dubai’s mainstream apartment market.
Jumeirah Village Triangle has a more residential character and a wider selection of apartments, townhouses, and villas. FH Residency adds completed apartment stock to that area.
Downtown Jebel Ali has a different investment argument. Metropoint is positioned close to the Metro and the Jebel Ali Free Zone employment base, which may be relevant to tenants who work in western Dubai. Buyers should still allow for the fact that this district remains less mature than Palm Jumeirah or established central communities.
Forum Group has operated since 2008 and has been active in Dubai since 2015. That gives buyers an established development history to review rather than a portfolio made up entirely of uncompleted launches.
The range of completed work also helps with due diligence. XXII Carat allows prospective buyers to inspect a finished Forum Group luxury development, while FH Residency provides a more recent apartment example. Finishes, common areas, maintenance, and resale activity can all be checked directly in a completed project.
Its full-cycle development model is another practical point. Forum Group works across concept creation, design, construction, and later property operations instead of limiting its involvement to one part of the development process.
Project design changes with the location rather than following the same formula everywhere. The large Mediterranean-style beachfront homes at XXII Carat look very different from the compact apartment layouts offered at Metropoint.
There is also a broad price range. Forum Group now has exposure to both exceptional-value Palm Jumeirah homes and apartment stock with an entry point below AED 1 million, giving its Dubai portfolio a wider buyer base than its original luxury positioning suggested.
Forum Group can warrant consideration, but the investment case changes considerably from one project to the next. A buyer purchasing at Metropoint is making an off-plan apartment decision in an emerging employment-led area. Someone buying at XXII Carat is entering a scarce beachfront villa market where ticket sizes can exceed AED 100 million.
Location should come first. Palm Jumeirah has an established international buyer and tenant base, while Downtown Jebel Ali relies more heavily on employment access, transport links, future development, and the continued expansion of Dubai’s western corridor.
Entry price changes the likely strategy as well. Metropoint offers a far lower purchase threshold than the developer’s Palm Jumeirah stock. Its 50/50 structure reduces the amount due before completion, although the remaining 50% creates a sizeable handover payment that should be planned for in advance.
Rental demand cannot be assessed using the same assumption across all three projects. Apartments close to employment districts may attract professionals seeking practical commuting options. An XXII Carat villa serves a much narrower luxury tenant group and requires considerably greater capital.
For wider context, Palm Jumeirah recorded an indicative rental yield of about 5.4% across property listings in 2026. That community-wide figure should not be treated as a projected return for an XXII Carat villa, where rent, purchase price, vacancy periods, and property running costs can differ substantially from the island average.
Comparable transaction prices deserve equal attention. Investors considering FH Residency can now assess completed stock, while an off-plan Metropoint buyer has to make more assumptions around future resale prices and rental levels at the time of handover.
Forum Group’s current off-plan activity is concentrated primarily around Metropoint in Downtown Jebel Ali. FH Residency reached completion in 2026, while XXII Carat belongs to the ready and resale segment.
Project | Location | Units | Starting Price | Payment Plan | Construction Status | Expected Handover |
Metropoint | Downtown Jebel Ali | Studios, 1 and 2 bedrooms | From about AED 583,000 | 50/50 | Under construction | December 2027 |
Metropoint has a lower entry point than many luxury-focused projects in central Dubai. The development also provides covered parking, landscaped outdoor areas, a swimming pool, gym, coworking facilities, and children’s spaces.
The 50/50 schedule is straightforward, but buyers should check the payment dates written into the sales agreement rather than working from a general project summary. Availability can change quickly as individual unit types sell out or return to the market.
Ellington Properties provides a useful point of comparison because both companies have design-led residential developments in Dubai, although Ellington operates with a considerably larger current project pipeline. Forum Group’s local portfolio is smaller and stretches from a highly exclusive villa scheme to lower-priced apartment projects.
Feature | Forum Group | Ellington Properties |
Founded | 2008 | 2014 |
Dubai Presence | Since 2015 | Dubai-based since establishment |
Property Focus | Residential, commercial, luxury villas, and apartments | Design-led residential developments |
Project Locations | Palm Jumeirah, JVT, Downtown Jebel Ali | Multiple Dubai communities including JVC, Dubai Hills Estate, Business Bay, MBR City, and Al Jaddaf |
Property Types | Studios, apartments, penthouses, villas, and retail space | Apartments, penthouses, villas, and selected branded residences |
Starting Prices | Metropoint from about AED 583,000 in 2026 inventory | Varies considerably by active development |
Payment Plans | Metropoint uses 50/50 | Terms vary by project, with construction and completion installments commonly used |
Ready/Off-Plan | Both | Both |
The comparison shows why developer name alone should not determine a purchase. Forum Group currently offers a smaller collection with a much wider gap between its least expensive apartments and most expensive villas. Ellington gives buyers a wider choice of active residential developments across Dubai.
The buying process should begin with the individual project and unit rather than a general decision to purchase from one developer. A ready XXII Carat villa requires a different review from an apartment that is still under construction at Metropoint.
For a ready property, buyers should examine the title deed, service charges, physical condition, any tenancy agreement, recent transactions, and seller documentation. Very high-value villas may also require a more detailed technical inspection because private pools, extensive landscaping, specialist finishes, and beachfront exposure can increase maintenance requirements.
An off-plan purchase adds several checks. The project and developer registration should be confirmed, payments should go through the approved project arrangements, and the sales agreement needs to be read closely for construction milestones, completion provisions, fees, and resale restrictions.
Price comparison is equally important. Metropoint’s entry point may appear attractive beside many newer Dubai developments, but unit size, price per square foot, payment timing, nearby supply, and expected rent after completion give a fuller picture of value.
Foreign buyers should also confirm ownership eligibility for the chosen property. Forum Group’s principal Dubai developments are in freehold locations, although the ownership position of the individual unit should still be checked before signing.
Forum Group is a full-cycle property developer with residential and commercial experience. Its Dubai portfolio includes luxury villas and apartment developments across several communities.
Forum Group was established in 2008. The company originated in Yekaterinburg, Russia, before expanding its development activity internationally.
The developer entered the Dubai market in 2015. XXII Carat on Palm Jumeirah became its first major UAE residential development.
XXII Carat Villas, FH Residency, and Metropoint are among the developer’s known Dubai projects. They cover ready luxury villas, completed apartments, and newer off-plan homes.
Its Dubai developments include Palm Jumeirah, Jumeirah Village Triangle, and Downtown Jebel Ali. Each location serves a different buyer and tenant segment.
Forum Group develops residential and commercial real estate. Its Dubai inventory includes studios, apartments, penthouses, luxury villas, and retail components.
Yes. Metropoint in Downtown Jebel Ali is the main current off-plan project, with studios and one- and two-bedroom apartments.
Yes. XXII Carat is a completed Palm Jumeirah development, while FH Residency also reached its completed stage in 2026.
Metropoint entry prices are sitting at roughly AED 583,000 in current listings. XXII Carat is a different conversation entirely, with resale villas asking for around AED 109 million in 2026. The two projects serve completely different buyer profiles and budgets.
An authorized agent or the project's own sales team is where most buyers start. Registration status, ownership details, contract terms, and the full payment schedule all need written confirmation before any funds are transferred.