Giovanni Boutique Suites

TL;DR: Giovanni Boutique Suites (Roma) is a 21-storey fully furnished residential tower in Dubai Sports City, completed in 2016. Developed by Arthur & Hardman (Neo Solutions) with interiors by Italian designer Giovanni Battista Ravagnani, it offers 400 freehold units — approximately 320 studios and 80 two-bedroom apartments — with current resale prices from AED 550,000 for studios and rental yields of 8.6–8.9% gross annually.

Introduction

Giovanni Boutique Suites — officially marketed as Roma by Giovanni Boutique Suites — is a distinctive 21-storey residential tower in Dubai Sports City, registered with the Dubai Land Department at a project value of AED 93.45 million (approximately USD 25.4 million). Developed by Neo Solutions Ltd (a subsidiary of Arthur & Hardman Real Estate Development LLC, part of the Reign Holdings conglomerate) and completed in 2016 following construction that commenced in December 2008, the tower houses 400 fully furnished freehold apartments designed by internationally acclaimed Italian architect-designer Giovanni Battista Ravagnani.

The building was originally conceived as a condo hotel (boutique suites) and retains this hybrid character today — operating as a mix of individual owner-let units, short-term holiday rentals through licensed operators, and long-term tenancies. Units are listed on Booking.com, Hotels.com, Agoda, and TripAdvisor as hotel-style accommodation, while simultaneously available through standard residential brokerage channels. This dual-mode operational flexibility provides investors with multiple revenue-generation strategies from a single asset.

The Giovanni brand encompasses multiple towers across Dubai, with Roma (Dubai Sports City) as the flagship, Milano in Jumeirah Village Circle (completed 2018/2019, 124 units), and PR1 listed as an upcoming development. The Roma tower was fully sold out at launch, confirming strong initial market demand for the concept of Italian-designed, fully furnished residential product within the sports-lifestyle corridor.

Location & Connectivity

Giovanni Boutique Suites is positioned within Dubai Sports City, a master-planned community centred around five major sports venues in the Al Hebiah 4 district of DubaiLand. The tower sits directly beside the Els Club championship golf course, providing select upper-floor units with views across the Greg Norman-designed fairways and the broader sporting landscape.

Key distances include approximately 1.71 kilometres to the Dubai International Cricket Stadium (25,000-seat capacity, expandable to 30,000), a 15-minute walk to the ICC (International Cricket Council) headquarters (which relocated from Lord's, London, to Dubai Sports City in 2009), 5 minutes to the Sports Village multi-sport complex, and direct proximity to the ICC Academy international cricket training facility.

Broader connectivity includes approximately 15 minutes to Mall of the Emirates, 12 minutes to Dubai Internet City Metro Station (Red Line), 8 kilometres to Palm Jumeirah, 11 kilometres to Burj Al Arab, 4.8 kilometres to Dubai Autodrome in Motor City, and approximately 27 minutes to Dubai International Airport (DXB). The community is served by RTA bus routes F34, F38, and J02, while Sheikh Mohammed Bin Zayed Road (E311) and Al Khail Road (E44) provide dual arterial access.

Educational institutions nearby include Victory Heights Primary School (0.8 kilometres, British curriculum, KHDA "Very Good" rated), Renaissance School (1.2 kilometres), and Dwight School Dubai (American/IB curriculum, Pre-KG to Grade 12). Healthcare facilities within DSC include Aster Clinic, Saudi German Clinic, and HealthBay Community Care, with NMC Specialty Hospital approximately 14 minutes away.

Architecture & Design

Giovanni Boutique Suites' defining feature is its interior design pedigree — every unit was conceived and specified by Giovanni Battista Ravagnani, an internationally recognised Italian architect-designer whose vision was described at launch as creating "a glass tower that will reflect quality, finesse and refined Italian taste, combining art and modern architecture." The building's architectural design is by Eng. Adnan Saffarini.

The tower's exterior presents a contemporary glass facade that maximises natural light through panoramic floor-to-ceiling windows across all residential floors, while the Italian-designed interiors create a visual cohesion and quality standard that distinguishes the building from conventional residential towers in the DSC market. Every unit is delivered fully furnished with designer selections by Ravagnani, including Italian-style bathrooms with premium fixtures, built-in wardrobes, spacious private balconies, and fully equipped kitchens with integrated built-in appliances.

The elegant entrance lobby and reception area establish the boutique-hotel aesthetic from the moment of arrival, while the rooftop level houses the building's primary recreational facilities with views across the sporting landscape. The building connects to Emicool district cooling for climate control and DEWA for electricity and water, with dedicated two-level basement parking and high-speed elevators serving all residential floors.

Unit Types & Payment Plans

Giovanni Boutique Suites offers two residential configurations across its 400 units, with each floor containing approximately 16 studios and 4 two-bedroom apartments (20 units per floor), yielding an approximate breakdown of 320 studios and 80 two-bedroom apartments across the tower's residential levels.

Studios range from 380 to 530 square feet (most commonly 380–454 square feet), with current secondary market resale prices ranging from AED 550,000 to AED 600,000 — approximately AED 1,070–1,290 per square foot. DLD transaction data from YallaValue shows 55 apartment sales over the most recent 12-month period, confirming active market liquidity.

Two-bedroom apartments span 880 to 1,000 square feet (most commonly 880–881 square feet), with current resale prices of AED 1,050,000 to AED 1,350,000 — approximately AED 1,078–1,136 per square foot. These larger units provide generous family accommodation with two bedrooms, two bathrooms, living and dining area, fully equipped kitchen, and private balcony.

As a completed development from 2016, all transactions are secondary market sales with full payment upon transfer. The fully furnished specification means buyers acquire a turnkey asset requiring zero additional investment before generating rental income or listing on short-term platforms.

Amenities & Lifestyle

Giovanni Boutique Suites provides a curated amenity offering designed to complement the boutique-hotel living concept. The rooftop level features an outdoor swimming pool with sun lounger areas providing elevated views across Dubai Sports City's sporting landscape. A modern gymnasium equipped with contemporary fitness apparatus sits alongside the pool, while an aerobics hall provides dedicated group exercise space.

Wellness amenities include a steam room and jacuzzi, offering thermal relaxation within the building. Children's play areas provide family-oriented recreation. The concierge services and 24-hour front desk reflect the building's hotel-apartment heritage, delivering professional hospitality-grade reception and guest management. 24/7 CCTV security with on-site staff ensures comprehensive safety, while covered basement parking accommodates residents' vehicles. Electric vehicle charging stations and high-speed WiFi have been noted in current listings.

The broader Dubai Sports City ecosystem adds extraordinary sporting and lifestyle dimensions. The Els Club championship golf course sits directly adjacent to the tower, while the 25,000-seat Dubai International Cricket Stadium hosts major international tournaments. The Sports Village provides facilities for athletics, football, rugby, tennis, and netball with an Olympic-standard running track. Multiple restaurants, retail outlets, and convenience services within the DSC community reduce the need for external travel for daily requirements.

Developer Profile

Giovanni Boutique Suites was developed by Neo Solutions Ltd, a Dubai-based real estate construction company operating as a subsidiary within the Arthur & Hardman Real Estate Development corporate structure. Arthur & Hardman is the development arm of Reign Holdings, a global conglomerate led by chairman and CEO Samir Salya.

Reign Holdings traces its origins to the Salya family's arrival in London in 1968, beginning with garment and denim manufacturing in the 1980s serving clients including Levi's, Marks & Spencer, Wrangler, and Lee. The group's first commercial property investment was in 1986 (UK), with entry into the Dubai market in 2004 and initiation of the Giovanni Boutique Suites (Roma) project in 2008. The group claims over 50 high-grade developments delivered across the UK, Bulgaria, UAE, and India, with a total investment portfolio exceeding USD 1 billion.

The Giovanni brand represents the group's premium residential offering in Dubai, with Roma (Dubai Sports City) as the flagship delivery, Milano in JVC (124 units, AED 125 million investment, completed 2018/2019) as the second phase, and PR1 in development. Arthur & Hardman's UK construction arm, Pillars Construction, was formed in 2015, reflecting the group's continued geographic diversification.

Investment Potential

Giovanni Boutique Suites delivers some of the strongest rental yields in Dubai Sports City, underpinned by the fully furnished specification, the dual-mode (long-term and short-term) rental flexibility, and the building's established operational track record.

Studio apartments generate gross rental yields of 8.6–8.88% annually, with annual rental rates of AED 48,000–60,000 against current purchase prices of AED 550,000–600,000. Two-bedroom apartments achieve 7.64–7.9% gross yields, with rents of AED 80,000–120,000 against prices of AED 1,050,000–1,350,000. YallaValue's specific analysis of Unit 1501 (a studio) confirms a 7.8% yield with a +9.43% price growth trend — indicating simultaneous income generation and capital appreciation.

Service charges are RERA-regulated at AED 14.91–16.06 per square foot annually. For a typical studio at 454 square feet, this translates to approximately AED 6,769 per year — a manageable operating cost that preserves positive cash flow.

The short-term rental option provides significant yield enhancement potential. Units listed on Booking.com, Hotels.com, and other platforms can command nightly rates that substantially exceed long-term rental equivalents during peak tourism months (October–April). Licensed holiday home operators such as Deluxe Holiday Homes manage individual units on behalf of investors, providing a hands-off management solution.

At entry prices from AED 550,000 for a fully furnished, Italian-designed studio in a freehold building adjacent to the Els Club championship golf course, Giovanni Boutique Suites represents exceptional value in Dubai's investment landscape.