Omniyat Group

Fair points. I actually agree that ready property or soon to be ready properties reduces a lot of risk, especially around delivery and market cycles. For clients with less risk tolerance, I offer soon to be ready properties with 30/70 payment plans from Binghatti. My post wasn’t that The Yards is risk free. What interested me was the gap between the product quality being launched and the current entry price. Whether that gap is enough to justify the additional risk is what every investor has to decide. It depends on their risk tolerance level. Regarding the Omniyat bonds felling down, I’d be interested to see the source if you have one. Also, we are just recovering after a war, so it’s not just Omniyat that was in distressed zone, but the whole country. That doesn’t mean that we should not buy anything ever again.

Nobody should invest in off-plan property with everything happening. Beyond is a subsidiary of Omniyat. Omniyat bonds fell into distressed zones a couple of months earlier, signaling cash flow problems. This off-plan launch is an attempt at raising capital. The Yard master plan is bland and there is absolutely nothing special about it. An investor is better off purchasing something ready or an off-plan with 80% construction completion or more instead of waiting 4 years and playing russian roulete.

**Why to invest?** Omniyat meant luxury and exclusivity. The Opus by Zaha Hadid, Dorchester Collection Residences etc. Projects that brought in some of the best architects and designers in the world and created things Dubai had never seen before. Then the same founder launched Beyond. They promised the idea of premium design and premium lifestyle, but at a much lower price point. I thought they would only sell waterfront properties. Now they launched The Yards, its first non-waterfront community. The architecture is by HBA UK, and interiors by HBA Singapore, the same design firm behind Burj Al Arab, Four Seasons, Ritz-Carlton, Waldorf Astoria etc. And landscape design is by Coppers Hill Singapore, which is an award winning company that has been doing absolutely remarkable work for over 40 years. That’s 7-star hotel level design and landscaping being applied to AED 1 million apartments. Doesn’t make sense at all, but that's why it's great. **Best investment strategy?** I see agents selling 1 beds with a promise to flip at handover. This will lead to a disaster. The Yards Phase 1, which is Arancia (3 towers) has 272 units, with 199 units of 1 beds. 73% of a project being 1 beds. If most of those buyers try to exit at handover, they’ll be competing against each other, with all of them having almost identical units. This will make people desperate to reduce prices just to make a sale. This will create a chain reaction of sellers reducing prices and in the end pulling the whole market price down. This is similar to what happened with Azizi Riviera, and what is currently happening to Azizi Venice. Personally, I think the stronger strategy is to hold, mortgage the handover payments, maybe up to 25 years, let rental income pay your installments, while still making you a profit. Sell when the market works for you. Or buy rare unit types. Which, in this case, are 2 beds and 3 beds. In my opinion, this project is much better for long term hold, than short term flip. Which will upset a lot of people, but is the truth. **DM for personalised and tailor-made investment consultation.**

**Why to invest?** Omniyat meant luxury and exclusivity. The Opus by Zaha Hadid, Dorchester Collection Residences etc. Projects that brought in some of the best architects and designers in the world and created things Dubai had never seen before. Then the same founder launched Beyond. They promised the idea of premium design and premium lifestyle, but at a much lower price point. I thought they would only sell waterfront properties. Now they launched The Yards, its first non-waterfront community. The architecture is by HBA UK, and interiors by HBA Singapore, the same design firm behind Burj Al Arab, Four Seasons, Ritz-Carlton, Waldorf Astoria etc. And landscape design is by Coppers Hill Singapore, which is an award winning company that has been doing absolutely remarkable work for over 40 years. That’s 7-star hotel level design and landscaping being applied to AED 1 million apartments. Doesn’t make sense at all, but that's why it's great. **Best investment strategy?** I see agents selling 1 beds with a promise to flip at handover. This will lead to a disaster. The Yards Phase 1, which is Arancia (3 towers) has 272 units, with 199 units of 1 beds. 73% of a project being 1 beds. If most of those buyers try to exit at handover, they’ll be competing against each other, with all of them having almost identical units. This will make people desperate to reduce prices just to make a sale. This will create a chain reaction of sellers reducing prices and in the end pulling the whole market price down. This is similar to what happened with Azizi Riviera, and what is currently happening to Azizi Venice. Personally, I think the stronger strategy is to hold, mortgage the handover payments, maybe up to 25 years, let rental income pay your installments, while still making you a profit. Sell when the market works for you. Or buy rare unit types. Which, in this case, are 2 beds and 3 beds. In my opinion, this project is much better for long term hold, than short term flip. Which will upset a lot of people, but is the truth. **DM for personalised and tailor-made investment consultation.**

**Why to invest?** Omniyat meant luxury and exclusivity. The Opus by Zaha Hadid, Dorchester Collection Residences etc. Projects that brought in some of the best architects and designers in the world and created things Dubai had never seen before. Then the same founder launched Beyond. They promised the idea of premium design and premium lifestyle, but at a much lower price point. I thought they would only sell waterfront properties. Now they launched The Yards, its first non-waterfront community. The architecture is by HBA UK, and interiors by HBA Singapore, the same design firm behind Burj Al Arab, Four Seasons, Ritz-Carlton, Waldorf Astoria etc. And landscape design is by Coppers Hill Singapore, which is an award winning company that has been doing absolutely remarkable work for over 40 years. That’s 7-star hotel level design and landscaping being applied to AED 1 million apartments. Doesn’t make sense at all, but that's why it's great. **Best investment strategy?** I see agents selling 1 beds with a promise to flip at handover. This will lead to a disaster. The Yards Phase 1, which is Arancia (3 towers) has 272 units, with 199 units of 1 beds. 73% of a project being 1 beds. If most of those buyers try to exit at handover, they’ll be competing against each other, with all of them having almost identical units. This will make people desperate to reduce prices just to make a sale. This will create a chain reaction of sellers reducing prices and in the end pulling the whole market price down. This is similar to what happened with Azizi Riviera, and what is currently happening to Azizi Venice. Personally, I think the stronger strategy is to hold, mortgage the handover payments, maybe up to 25 years, let rental income pay your installments, while still making you a profit. Sell when the market works for you. Or buy rare unit types. Which, in this case, are 2 beds and 3 beds. In my opinion, this project is much better for long term hold, than short term flip. Which will upset a lot of people, but is the truth. **DM for personalised and tailor-made investment consultation.**

**Why to invest?** Omniyat meant luxury and exclusivity. The Opus by Zaha Hadid, Dorchester Collection Residences etc. Projects that brought in some of the best architects and designers in the world and created things Dubai had never seen before. Then the same founder launched Beyond. They promised the idea of premium design and premium lifestyle, but at a much lower price point. I thought they would only sell waterfront properties. Now they launched The Yards, its first non-waterfront community. The architecture is by HBA UK, and interiors by HBA Singapore, the same design firm behind Burj Al Arab, Four Seasons, Ritz-Carlton, Waldorf Astoria etc. And landscape design is by Coppers Hill Singapore, which is an award winning company that has been doing absolutely remarkable work for over 40 years. That’s 7-star hotel level design and landscaping being applied to AED 1 million apartments. Doesn’t make sense at all, but that's why it's great. **Best investment strategy?** I see agents selling 1 beds with a promise to flip at handover. This will lead to a disaster. The Yards Phase 1, which is Arancia (3 towers) has 272 units, with 199 units of 1 beds. 73% of a project being 1 beds. If most of those buyers try to exit at handover, they’ll be competing against each other, with all of them having almost identical units. This will make people desperate to reduce prices just to make a sale. This will create a chain reaction of sellers reducing prices and in the end pulling the whole market price down. This is similar to what happened with Azizi Riviera, and what is currently happening to Azizi Venice. Personally, I think the stronger strategy is to hold, mortgage the handover payments, maybe up to 25 years, let rental income pay your installments, while still making you a profit. Sell when the market works for you. Or buy rare unit types. Which, in this case, are 2 beds and 3 beds. In my opinion, this project is much better for long term hold, than short term flip. Which will upset a lot of people, but is the truth. **DM for personalised and tailor-made investment consultation.**

I’ve reviewed hundreds of launches across Dubai, and every so often a project appears that makes me stop and ask: “How are they offering this level of product at this price point?” **The recently launched Arancia at The Yards is one of those projects.** A few observations from someone who spends most of his day analyzing launches: **1. The pricing doesn’t match the quality level we’re used to seeing.** Historically in Dubai, buyers had to choose between: * Strong design and premium lifestyle, but high prices * Attractive prices, but average product quality Arancia seems to be attempting both. Starting prices around AED 1M for 1 BR apartments is at a level typically associated with mid-market to low-market developments. But the vision feels closer to projects that are significantly more premium. Whether this pricing remains available in future phases is another question. **2. The masterplan is unusually landscape-heavy.** Most communities market green space. The Yards appears to be designed around it. The masterplan spans approximately 165,000 sqm, with more than 70% dedicated to open spaces, landscaping, walking spaces, and public areas rather than building construction. In Dubai, that’s significant. Many developments add landscaping after the buildings are designed. This appears to have been planned in reverse. **3. Supply matters more than launch prices.** One thing investors often ignore is future competition. Buying a beautiful apartment is one thing. Owning it alongside thousands of similar units is another. The Yards is planned as a controlled phase by phase community like Dubai Hills, rather than a massive high-density cluster delivered all at once. That doesn’t eliminate supply risk, like RAW District by Imtiaz or other projects in Jebel Ali Downtown where current supply is 1/10 while demand is 9/10. But it creates a different dynamic compared to some areas where enormous volumes of inventory are scheduled to complete within a short period. **4. The developer deserves more attention.** Beyond is still relatively new compared to some of Dubai’s largest developers. But when new developers compete through: * Bigger discounts * Longer payment plans * Lower prices Beyond appears to be competing through design, quality, and lifestyle. That is usually harder to execute, but more valuable if delivered successfully. **5. Construction quality will determine everything.** Marketing is easy. Execution is difficult. The biggest question isn’t whether the renders look impressive. It’s whether the final delivered product matches the vision. If construction quality, landscaping, finishing standards, and public spaces are delivered as promised, early buyers could be entering at pricing levels that may look unbelievable. If not, the story changes completely. **6. No project is risk-free.** The main risks I see are: * New masterplan execution risk * Delivery quality risk * Market cycle changes before completion * Future supply from competing communities * General Dubai market volatility These are the same risks I’d highlight for any off-plan investment. But since Beyond is the sister brand of Omniyat, I believe they have enough fuel to execute properly. **Final thought** What makes Arancia interesting isn’t that it’s the cheapest project. It isn’t. **What makes it interesting is that the quality of vision appears significantly higher than what its current pricing suggests.** In Dubai, that gap between perceived value and actual price is often where the strongest opportunities emerge. Many people missed out on that. Curious to hear what others think. **DM me for more pricing details, PDF versions of floor plans, analysis of the project etc.**

I’ve reviewed hundreds of launches across Dubai, and every so often a project appears that makes me stop and ask: “How are they offering this level of product at this price point?” **The recently launched Arancia at The Yards is one of those projects.** A few observations from someone who spends most of his day analyzing launches: **1. The pricing doesn’t match the quality level we’re used to seeing.** Historically in Dubai, buyers had to choose between: * Strong design and premium lifestyle, but high prices * Attractive prices, but average product quality Arancia seems to be attempting both. Starting prices around AED 1M for 1 BR apartments is at a level typically associated with mid-market to low-market developments. But the vision feels closer to projects that are significantly more premium. Whether this pricing remains available in future phases is another question. **2. The masterplan is unusually landscape-heavy.** Most communities market green space. The Yards appears to be designed around it. The masterplan spans approximately 165,000 sqm, with more than 70% dedicated to open spaces, landscaping, walking spaces, and public areas rather than building construction. In Dubai, that’s significant. Many developments add landscaping after the buildings are designed. This appears to have been planned in reverse. **3. Supply matters more than launch prices.** One thing investors often ignore is future competition. Buying a beautiful apartment is one thing. Owning it alongside thousands of similar units is another. The Yards is planned as a controlled phase by phase community like Dubai Hills, rather than a massive high-density cluster delivered all at once. That doesn’t eliminate supply risk, like RAW District by Imtiaz or other projects in Jebel Ali Downtown where current supply is 1/10 while demand is 9/10. But it creates a different dynamic compared to some areas where enormous volumes of inventory are scheduled to complete within a short period. **4. The developer deserves more attention.** Beyond is still relatively new compared to some of Dubai’s largest developers. But when new developers compete through: * Bigger discounts * Longer payment plans * Lower prices Beyond appears to be competing through design, quality, and lifestyle. That is usually harder to execute, but more valuable if delivered successfully. **5. Construction quality will determine everything.** Marketing is easy. Execution is difficult. The biggest question isn’t whether the renders look impressive. It’s whether the final delivered product matches the vision. If construction quality, landscaping, finishing standards, and public spaces are delivered as promised, early buyers could be entering at pricing levels that may look unbelievable. If not, the story changes completely. **6. No project is risk-free.** The main risks I see are: * New masterplan execution risk * Delivery quality risk * Market cycle changes before completion * Future supply from competing communities * General Dubai market volatility These are the same risks I’d highlight for any off-plan investment. But since Beyond is the sister brand of Omniyat, I believe they have enough fuel to execute properly. **Final thought** What makes Arancia interesting isn’t that it’s the cheapest project. It isn’t. **What makes it interesting is that the quality of vision appears significantly higher than what its current pricing suggests.** In Dubai, that gap between perceived value and actual price is often where the strongest opportunities emerge. Many people missed out on that. Curious to hear what others think. **DM me for more pricing details, PDF versions of floor plans, analysis of the project etc.**

I’ve reviewed hundreds of launches across Dubai, and every so often a project appears that makes me stop and ask: “How are they offering this level of product at this price point?” **The recently launched Arancia at The Yards is one of those projects.** A few observations from someone who spends most of his day analyzing launches: **1. The pricing doesn’t match the quality level we’re used to seeing.** Historically in Dubai, buyers had to choose between: * Strong design and premium lifestyle, but high prices * Attractive prices, but average product quality Arancia seems to be attempting both. Starting prices around AED 1M for 1 BR apartments is at a level typically associated with mid-market to low-market developments. But the vision feels closer to projects that are significantly more premium. Whether this pricing remains available in future phases is another question. **2. The masterplan is unusually landscape-heavy.** Most communities market green space. The Yards appears to be designed around it. The masterplan spans approximately 165,000 sqm, with more than 70% dedicated to open spaces, landscaping, walking spaces, and public areas rather than building construction. In Dubai, that’s significant. Many developments add landscaping after the buildings are designed. This appears to have been planned in reverse. **3. Supply matters more than launch prices.** One thing investors often ignore is future competition. Buying a beautiful apartment is one thing. Owning it alongside thousands of similar units is another. The Yards is planned as a controlled phase by phase community like Dubai Hills, rather than a massive high-density cluster delivered all at once. That doesn’t eliminate supply risk, like RAW District by Imtiaz or other projects in Jebel Ali Downtown where current supply is 1/10 while demand is 9/10. But it creates a different dynamic compared to some areas where enormous volumes of inventory are scheduled to complete within a short period. **4. The developer deserves more attention.** Beyond is still relatively new compared to some of Dubai’s largest developers. But when new developers compete through: * Bigger discounts * Longer payment plans * Lower prices Beyond appears to be competing through design, quality, and lifestyle. That is usually harder to execute, but more valuable if delivered successfully. **5. Construction quality will determine everything.** Marketing is easy. Execution is difficult. The biggest question isn’t whether the renders look impressive. It’s whether the final delivered product matches the vision. If construction quality, landscaping, finishing standards, and public spaces are delivered as promised, early buyers could be entering at pricing levels that may look unbelievable. If not, the story changes completely. **6. No project is risk-free.** The main risks I see are: * New masterplan execution risk * Delivery quality risk * Market cycle changes before completion * Future supply from competing communities * General Dubai market volatility These are the same risks I’d highlight for any off-plan investment. But since Beyond is the sister brand of Omniyat, I believe they have enough fuel to execute properly. **Final thought** What makes Arancia interesting isn’t that it’s the cheapest project. It isn’t. **What makes it interesting is that the quality of vision appears significantly higher than what its current pricing suggests.** In Dubai, that gap between perceived value and actual price is often where the strongest opportunities emerge. Many people missed out on that. Curious to hear what others think. **DM me for more pricing details, PDF versions of floor plans, analysis of the project etc.**

I’ve reviewed hundreds of launches across Dubai, and every so often a project appears that makes me stop and ask: “How are they offering this level of product at this price point?” **The recently launched Arancia at The Yards is one of those projects.** A few observations from someone who spends most of his day analyzing launches: **1. The pricing doesn’t match the quality level we’re used to seeing.** Historically in Dubai, buyers had to choose between: * Strong design and premium lifestyle, but high prices * Attractive prices, but average product quality Arancia seems to be attempting both. Starting prices around AED 1M for 1 BR apartments is at a level typically associated with mid-market to low-market developments. But the vision feels closer to projects that are significantly more premium. Whether this pricing remains available in future phases is another question. **2. The masterplan is unusually landscape-heavy.** Most communities market green space. The Yards appears to be designed around it. The masterplan spans approximately 165,000 sqm, with more than 70% dedicated to open spaces, landscaping, walking spaces, and public areas rather than building construction. In Dubai, that’s significant. Many developments add landscaping after the buildings are designed. This appears to have been planned in reverse. **3. Supply matters more than launch prices.** One thing investors often ignore is future competition. Buying a beautiful apartment is one thing. Owning it alongside thousands of similar units is another. The Yards is planned as a controlled phase by phase community like Dubai Hills, rather than a massive high-density cluster delivered all at once. That doesn’t eliminate supply risk, like RAW District by Imtiaz or other projects in Jebel Ali Downtown where current supply is 1/10 while demand is 9/10. But it creates a different dynamic compared to some areas where enormous volumes of inventory are scheduled to complete within a short period. **4. The developer deserves more attention.** Beyond is still relatively new compared to some of Dubai’s largest developers. But when new developers compete through: * Bigger discounts * Longer payment plans * Lower prices Beyond appears to be competing through design, quality, and lifestyle. That is usually harder to execute, but more valuable if delivered successfully. **5. Construction quality will determine everything.** Marketing is easy. Execution is difficult. The biggest question isn’t whether the renders look impressive. It’s whether the final delivered product matches the vision. If construction quality, landscaping, finishing standards, and public spaces are delivered as promised, early buyers could be entering at pricing levels that may look unbelievable. If not, the story changes completely. **6. No project is risk-free.** The main risks I see are: * New masterplan execution risk * Delivery quality risk * Market cycle changes before completion * Future supply from competing communities * General Dubai market volatility These are the same risks I’d highlight for any off-plan investment. But since Beyond is the sister brand of Omniyat, I believe they have enough fuel to execute properly. **Final thought** What makes Arancia interesting isn’t that it’s the cheapest project. It isn’t. **What makes it interesting is that the quality of vision appears significantly higher than what its current pricing suggests.** In Dubai, that gap between perceived value and actual price is often where the strongest opportunities emerge. Many people missed out on that. Curious to hear what others think. **DM me for more pricing details, PDF versions of floor plans, analysis of the project etc.**

I pulled the full supply pipeline from Property Monitor and ran the numbers. Total upcoming residential supply in Dubai from 2026 to 2031: 463,595 units. Here is the context: if you filter to developers with a credible track record and quality products: Emaar, Sobha, Meraas, Ellington, Nakheel, Aldar, Imtiaz, Iman, Majid Al Futtaim, Beyond, Expo City, H&H, and Omniyat, the combined pipeline is 130,993 units. That is 28.3% of total supply. I have excluded DAMAC, Binghatti, Danube, Samana, and Azizi. This is not based on delivery track record as all four have completed projects. The exclusion is based on product quality and target tenant profile. DAMAC in particular has delivered at volume, but mass-produced townhouse communities with interchangeable layouts targeting a price-sensitive buyer are a different investment proposition to what I focus on. The remaining 71.7% comes from over 400 smaller developers, many of whom have never delivered a completed project in Dubai. This matters for two reasons. First, not all supply is equal. A unit from a developer with no delivery track record is not competing with an Emaar or Ellington product on the same terms. This matters a lot for end users who want to go with trusted, quality developers. Second, the delivery risk for newer, unproven developers, is high. Delays, cancellations, and quality failures will affect that 71.7%. Some of those units will never complete on schedule, which means the effective supply hitting the market will be lower than the headline number suggests. The headline number is real but the composition of that number is what determines whether it destroys your yield or not. I have also placed 2 charts showcasing the breakdown of the top 10 developers, by supply, for both apartments and townhouses/villas. Data: Property Monitor pipeline: June 2026. Dubai only, 2026 to 2031 completions

Dubai-based developer **Beyond**, the residential arm of the **Omniyat Group**, has announced the launch of [Arancia Yards](https://www.aranciayardsdubai.com/), a new mixed-use residential and retail development located in **City of Arabia** within the **Dubailand** district. # Prime Location The project occupies a strategic position at the intersection of **Emirates Road (E611)** and **Sheikh Mohammed Bin Zayed Road (E311)**, offering convenient access to key destinations across Dubai: * **5 minutes** from IMG Worlds of Adventure * **10 minutes** from Global Village * **20 minutes** from Downtown Dubai Arancia Yards forms part of a larger **185-hectare master-planned community** designed to provide a balanced lifestyle environment. # Phase 1 Overview The first phase of the development features **three low-rise residential towers**: * **Tower A** – G+6 * **Tower B** – G+7 * **Tower C** – G+6 The buildings are arranged around a **one-kilometre landscaped green spine**, complemented by sunken gardens, shaded walkways, and rooftop terraces. # Residential Options The project offers a diverse range of residences, including: * Studios * 1-bedroom apartments * 2-bedroom apartments * 3-bedroom apartments * 3-bedroom townhouses # Lifestyle & Community Amenities Residents will have access to a comprehensive selection of amenities, including: * Resort-style swimming pool * Fully equipped fitness centre * Jogging and cycling tracks * Multi-sport courts * Children's play areas * Retail and dining outlets * Landscaped gardens and open spaces * Community mosque # Ownership & Investment Highlights * **Freehold ownership** available to all nationalities * **No annual property tax** * Potential eligibility for the **UAE Golden Visa**, subject to qualifying investment thresholds * Expected **four-stage payment plan**, with final terms to be announced at launch # Timeline * **Official Launch:** Q2 2026 * **Expected Handover:** Q2 2029 # Design Inspiration The name **"Arancia"**, meaning **"orange"** in Italian, reflects the development's warm-toned architectural palette and design concept, inspired by natural colours and contemporary Mediterranean influences.

Hey folks, I have a few genuine distress deal opportunities currently available across two highly sought-after locations: **Elite Residence (Dubai Marina)** and **The PAD (Business Bay)**. Here are the exact details for the available inventory: # Deal 1: Elite Residence, Dubai Marina *Luxury, completed waterfront tower. Fully freehold, zero capital gains tax, and high rental demand.* * **Price per Sq. Ft:** AED 1,250/sqft (**\~20% below the current market transactions** of AED 1,500/sqft) * **2-Bedroom Units:** * **Size:** 1,329 sqft * **Views:** Street View or Partial Sea View * **Status:** Mix of vacant (ready to move in/re-rent) and currently tenanted. * **Current Rent:** AED 95,000 - AED 99,000 annually * **Net Rental Yield:** 5.97% - 6.21% * **3-Bedroom Unit:** * **Size:** 2,013.73 sqft * **View:** Partial Sea View * **Status:** Currently rented at AED 185,000 annually * **Net Rental Yield:** **7.66%** # Deal 2: The PAD, Business Bay *Iconic canal-front residential tower developed by OMNIYAT, famous for its futuristic 6.5° tilted architecture. Handed over around 2020/2021.* * **Size:** 1,216 sqft * **Original Purchase Price:** AED 3.4 Million * **Asking Price:** **AED 2.5 Million Only** (Massive capital discount from original price) * **Amenities:** Dedicated parking space, swimming pool, and fully equipped gym. * **Status:** Excellent condition, high aesthetic appeal for premium tenants. **Interested?** **Serious buyers** can **DM me** to arrange viewings.

**Duplex 1BR in The Sterling by OMNIYAT | AED 250K Below Purchase Price** An exceptional investment opportunity in **The Sterling by OMNIYAT**, one of Downtown Dubai’s most prestigious residential developments. This spacious duplex apartment is offered at a significant discount to the original purchase price and presents strong rental income potential. **Property Details:** • 1 Bedroom Duplex • 2 Bathrooms • Size: 939 Sq.Ft. • Ready to Move In **Investment Highlights:** • Selling Price: AED 1,675,000 • Approximately AED 250,000 below original purchase price • Estimated net rental return of around 8% annually on a long-term lease • Premium OMNIYAT development in a prime location • Strong demand from end-users and investors • Excellent value compared to comparable transactions in the area Recent market transactions indicate values reaching approximately AED 2.5 million for similar units, making this a rare opportunity to secure a luxury property at a highly attractive entry price. Contact now for more information or to arrange a viewing.

**Genuine Distress Sale | Duplex 1BR in The Sterling by OMNIYAT | AED 250K Below Purchase Price** An exceptional investment opportunity in **The Sterling by OMNIYAT**, one of Downtown Dubai’s most prestigious residential developments. This spacious duplex apartment is offered at a significant discount to the original purchase price and presents strong rental income potential. **Property Details:** • 1 Bedroom Duplex • 2 Bathrooms • Size: 939 Sq.Ft. • Ready to Move In **Investment Highlights:** • Selling Price: AED 1,675,000 • Approximately AED 250,000 below original purchase price • Estimated net rental return of around 8% annually on a long-term lease • Premium OMNIYAT development in a prime location • Strong demand from end-users and investors • Excellent value compared to comparable transactions in the area Recent market transactions indicate values reaching approximately AED 2.5 million for similar units, making this a rare opportunity to secure a luxury property at a highly attractive entry price. Contact now for more information or to arrange a viewing.

AED 250K Below Original Purchase Price + Approx. 8% Net ROI on Long-Term Rental Genuine Distress Deal in OMNIYAT’s premium project – The Sterling, Business Bay Duplex 1 Bedroom Apartment 2 Bathrooms Size: 939 Sq.Ft ✨ Ready Unit | High-End Finishing ✨ Ideal for End User or Investor ✨ Luxury Lifestyle in Prime Downtown Location Original Purchase Price + DLD: AED 1,900,813 Selling Price: AED 1,675,000 Only This is one of the best-priced duplex units currently available in The Sterling. Comparable market transactions on DXB Interact are touching AED 2.5M, making this a rare below-market opportunity with strong upside potential. Located minutes away from Downtown Dubai, Burj Khalifa, Dubai Mall, and DIFC, the project offers premium amenities, excellent connectivity, and high rental demand. Perfect for investors seeking strong yearly rental returns with future capital appreciation in one of Dubai’s most sought-after luxury developments.

Beyond is launching a master community near IMG World in Dubailand. For context on the developer, Beyond is Omniyat's second brand. Omniyat built its name on ORLA, AVA, The Opus. Beyond was set up to operate at a larger scale with a wider buyer base, still design led but master community focused rather than one off towers. Launches so far have been in Maritime City, Dubai Islands, RAK and Palm Jumeirah so this is their first move into this part of Dubai. What I know so far: • Mediterranean themed low rise master community • Around 92 units per building across 10 floors • 1, 2 and very limited 3 beds • 1 beds around 750 sqft expected from AED 1.1M • Entry PSF below AED 1,500 • 40/60 payment plan • Full floor and full building deals available • Full building package around AED 140M What stands out most to me is the density. Most projects launching around Majan/Arjan right now are trying to maximize sellable area. More units, smaller layouts, higher PSFs. A lot of them are standalone towers with barely any real infrastructure or identity around them. Here, the pitch is clearly different. Lower density, larger community planning, proper amenities and an actual ecosystem being built around the project rather than just another building going up beside a highway. And honestly, 92 units per building is a pretty important number. People overlook that now, but controlled density matters a lot long term for both livability and resale positioning. What also makes this interesting is pricing. Existing stock around the area is already trading around AED 1,700+ psf in many cases, so entering below that with an Omniyat backed developer and a proper masterplan behind it is not something you see often anymore. Connectivity is also going to change quite a bit here over the next few years. The planned direct link between Al Khail Road and E311 should materially improve access into this whole pocket. Anyone who drives through this area during peak hours already knows how big that is. The real investment angle here is that the project has the potential to create its own demand rather than just rely on surrounding area momentum. The 3 beds are probably the units I’d focus on most. Very limited supply within a low density building usually becomes important later on resale. The bulk deals are interesting too honestly. A full building at around AED 140M backed by an Omniyat owned developer is a completely different investment conversation compared to buying retail units one by one. Already accepting EOIs. Happy to share more details. Feel free to DM.

We are a family of three, including a two-and-a-half-year-old, relocating to Dubai in two weeks. My office is situated at Business Bay One By Omniyat. We are seeking a one-bedroom apartment with a kitchen and living area in close proximity to the office. Our priorities include access to a well-equipped gymnasium within the apartment complex and convenient access to a reputable nursery or daycare facility. Could you please recommend suitable apartment complexes that meet these criteria? We are planning to spend around 10000 AED a month as rent.

Off-plan financing is now available for projects from Dubai’s top developers: Sobha, Azizi, Nakheel, Meraas, Dubai Properties, Majid Al Futtaim, Ellington, Omniyat, Emaar, Damac, Aldar, Binghatti, and Wasl. 50% Minimum Contribution: You need to have paid at least half of the property value yourself before a bank will finance the rest. 30% Project Completion (RERA Verified): Banks will only release financing once the project is at least 30% built and that milestone is verified by RERA (Dubai Land Department’s Real Estate Regulatory Agency). What this actually means for buyers: Lower upfront cash needed: Before this, you’d often need to pay 80–100% out of pocket during construction. Now you can get a mortgage after 50% paid + 30% built. Less risk: RERA verification at 30% means the project is progressing and not just a hole in the ground. More access: Opens up developers like Emaar, Sobha, Damac to buyers who couldn’t front the full amount during construction. Example: A 2M AED off-plan unit with 50/50 payment plan: You pay 1M AED across construction milestones up to 50% Once project hits 30% completion, you can get a mortgage for the remaining 1M AED instead of paying all cash Things to watch: Interest rates still apply once the mortgage kicks in You need to qualify for the mortgage at that future date, so bank approval isn’t guaranteed today Not all projects from these developers will qualify. Bank + developer tie-ups vary For info please ib

Been in Dubai for 38 years. Family here since the 70s. Also invested in Dubai real estate since 2005. Oh, and family has been in General Contracting since the 1970s, so we know a bit about construction. I hate to break it to you but if you bought at 2024-2025 prices, and this war doesn't end soon, you may be stuck holding the bag for quite a while. We still have an apartment bought off-plan in 2007 that hasn't reached its OP - 19 years later and still underwater. This is obviously an outlier and most of our real estate investments have fared well, but over a span of 15 years, not 4-6. Good luck anyway. Edit: Thought I would give an example of what would have been a prime property in the last real estate crash we had. We had bought an entire floor of offices in One Business Bay by Omniyat (great location and great building) off-plan in 2007. Thankfully we sold 3 of them before the crash for 20-50% profits, but we kept one. That one office was underwater for 11 years after handover in 2011. I finally sold it for 30% above my OP in 2023, and the buyer resold it a few months ago for 100% profit on top of that. My point was that 2005-2009 was a similar market where prices shot up by double digit percentages every few months. Then we got 12 years of stagnation. 2021-2025 will be remembered as phase two.

Have an office available in Bayswater (Business Bay). Size: 1,579 sqft Rent: 150K AED/year Payment: 450K AED upfront (1 cheque for 3 years) For context, similar size offices in the same building are currently going for \~350K AED/year and up. Straightforward deal, no hype. DM if you want more details or to arrange a viewing. IGNORE Omniyat is a Dubai-based developer known for high-end, design-driven real estate. Founded in 2005, it focuses on luxury residential, commercial, and hospitality projects, often collaborating with world-renowned architects and designers. Projects like The Opus by Omniyat highlight its emphasis on architecture, quality, and prime locations.

Hello everyone I saw a post about developers offering incentives for early payments, so I wanted to share some context on why this might be happening. I’m sharing publicly available credit ratings from Fitch Ratings and Moody's for some of the developers commonly discussed here. This is based on publicly available information as of March to April 2026. If there are any updates, feel free to share. Important context here is that these are credit ratings on the developer’s debt, meaning their ability to borrow and repay. It is not a rating of project quality, design, or investment returns. In simple terms, it gives you a sense of how easily a developer can access funding and what their cost of borrowing might be like. That can partly explain why some developers push for faster or upfront payments, as it provides them cheaper liquidity access. For clarity, this is purely factual and for discussion purposes only. It should not be taken as financial advice, and it does not imply that any developer is in financial distress (I don't want to be sued haha) A Rating Watch Negative means the agency is actively reviewing the developer. It does not confirm that a downgrade has happened. |Developer|Fitch|Fitch Status|Moody’s|Moody’s Outlook|Notes| |:-|:-|:-|:-|:-|:-| |Emaar|BBB range|Stable|Baa range|Stable|Investment grade, based on publicly reported ratings| |Nakheel|Gov-linked|Dubai Holding|—|—|Implicit support due to government ownership structure| |Meraas|Gov-linked|Dubai Holding|—|—|Implicit support due to government ownership structure| |Ellington|Not rated|Private|Not rated|—|No public credit assessment available| |DAMAC|Not rated|—|Not rated|—|No active public issuer ratings| |Danube|Not rated|Private|Not rated|—|Private developer| |Imtiaz / Iman|Not rated|Private|Not rated|—|Boutique developers| |Omniyat|BB-|Rating Watch Negative|Not rated|—|Recently placed on watch by Fitch| |Arada|B+ (last known)|—|Not rated|—|Last publicly indicated range, verify latest| |Binghatti|BB-|Rating Watch Negative|Not rated|—|Under review as of March 2026| |Sobha (PNC)|Not rated|—|Ba2 range|Stable|Speculative grade|

Distress deal 🚨 Anwa Aria by Omniyat Dubai Maritime City Off market - not listed anywhere 1 Bedroom 935 sqft or 86m2 City view High floor Original price without DLD: 2.450.000 Selling price: 1.950.000 Discount: 500.000 Payment plan 60/40 Handover: Q1 2027 For deal you need 725.000 + 5% April payment plan payment Please request final breakdown only after your client has asked for them! ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,Distress deal 🚨 Anwa Aria by Omniyat Dubai Maritime City Off market - not listed anywhere 1 Bedroom 935 sqft or 86m2 City view High floor Original price without DLD: 2.450.000 Selling price: 1.950.000 Discount: 500.000

​ 🚨 Anwa Aria by Omniyat Dubai Maritime City 1 Bedroom 935 sqft or 86m2 City view High floor Original price without DLD: 2.450.000 Selling price: 1.950.000 Discount: 500.000 Payment plan 60/40 Handover: Q1 2027 For deal need 725.000 + 5% April payment plan payment Ignore below \------------------------ Lorem ipsum dolor sit amet, consectetur adipiscing elit. Sed non risus. Suspendisse lectus tortor, dignissim sit amet, adipiscing nec, ultricies sed, dolor. Cras elementum ultrices diam. Maecenas ligula massa, varius a, semper congue, euismod non, mi. Proin porttitor, orci nec nonummy molestie, enim est eleifend mi, non fermentum diam nisl sit amet erat. Duis semper.

​ 🗓️ Viewings available anytime 📎 All photos and full details are included in the attached PDF files 📍 Business Bay 1️⃣ \*Iris Bay Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 1557 sq. ft. 💵 \*Asking Sale Price\*: \~AED 5.4M\~➤ \*AED 5M\* 💼 \*Asking Rent\*: \~AED 600K/year\~➤\*AED 570K/year\* 2️⃣ \*Clover Bay Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 965 sq. ft. 💵 \*Asking Sale Price\*: \~AED 2.5M\~➤ \*AED 2.3M\* 💼 \*Asking Rent\*: \~AED 350K/year\~➤\*AED 270K/year\* 3️⃣ \*Binary by OMNIYAT\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 1,435 sq. ft. 💵 \*Asking Sale Price\*: \~AED 7.8M\~➤ \*AED 7M\* 💼 \*Asking Rent\*: \~AED 900K/year\~➤\*AED 750K/year\* 4️⃣ \*Regal Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 2,715 sq. ft. 💵 \*Asking Sale Price\*: \~AED 7.3M\~➤ \*AED 6.9M\* 💼 \*Asking Rent\*: \~AED 800K/year\~➤\*AED 750K/year\* 5️⃣ \*Bayswater by OMNIYAT\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 2,000 sq. ft. 💵 \*Asking Sale Price\*: \~AED 7.8M\~➤ \*AED 6.5M\* 💼 \*Asking Rent\*: \~AED 850K/year\~➤\*AED 700K/year\* 6️⃣ \*Westburry Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 1,340 sq. ft. 💵 \*Asking Sale Price\*: \~AED 4.7M\~➤ \*AED 4.2M\* 💼 \*Asking Rent\*: \~AED 570K/year\~➤\*AED 500K/year\* 7️⃣ \*Executive Bay Tower B\* – \_RENTED Office for Sale\_ 📏 Size: 825 sq. ft. 💼 Active lease: \*Dec 2025 – Dec 2028\* 💰 \*Annual Rent: AED 330,000 (1 cheque)\* 📈 ROI: 9–10% 💵 \*Asking Sale Price\*: \~AED 3.5M\~➤ \*AED 3.2M\* 📍 Arabian Ranches 1 8️⃣ \*Al Reem 1\* – \_VACANT Villa for Sale\_ 🏡 Plot Area: 2,611 sq. ft. 🏠 Built-up Area: 1,749 sq. ft. 🛏️ 3 Bedrooms + Maid’s Room 💰 \*Asking Sale Price\*: \~AED 6,7M\~➤ \*AED 5.9M\*

​ 🗓️ Viewings available anytime 📎 All photos and full details are included in the attached PDF files 📍 Business Bay 1️⃣ \*Iris Bay Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 1557 sq. ft. 💵 \*Asking Sale Price\*: \~AED 5.4M\~➤ \*AED 5M\* 💼 \*Asking Rent\*: \~AED 600K/year\~➤\*AED 570K/year\* 2️⃣ \*Clover Bay Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 965 sq. ft. 💵 \*Asking Sale Price\*: \~AED 2.5M\~➤ \*AED 2.3M\* 💼 \*Asking Rent\*: \~AED 350K/year\~➤\*AED 270K/year\* 3️⃣ \*Binary by OMNIYAT\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 1,435 sq. ft. 💵 \*Asking Sale Price\*: \~AED 7.8M\~➤ \*AED 7M\* 💼 \*Asking Rent\*: \~AED 900K/year\~➤\*AED 750K/year\* 4️⃣ \*Regal Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 2,715 sq. ft. 💵 \*Asking Sale Price\*: \~AED 7.3M\~➤ \*AED 6.9M\* 💼 \*Asking Rent\*: \~AED 800K/year\~➤\*AED 750K/year\* 5️⃣ \*Bayswater by OMNIYAT\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 2,000 sq. ft. 💵 \*Asking Sale Price\*: \~AED 7.8M\~➤ \*AED 6.5M\* 💼 \*Asking Rent\*: \~AED 850K/year\~➤\*AED 700K/year\* 6️⃣ \*Westburry Tower\* – \_VACANT Office for Sale & Rent\_ 📏 Size: 1,340 sq. ft. 💵 \*Asking Sale Price\*: \~AED 4.7M\~➤ \*AED 4.2M\* 💼 \*Asking Rent\*: \~AED 570K/year\~➤\*AED 500K/year\* 7️⃣ \*Executive Bay Tower B\* – \_RENTED Office for Sale\_ 📏 Size: 825 sq. ft. 💼 Active lease: \*Dec 2025 – Dec 2028\* 💰 \*Annual Rent: AED 330,000 (1 cheque)\* 📈 ROI: 9–10% 💵 \*Asking Sale Price\*: \~AED 3.5M\~➤ \*AED 3.2M\* 📍 Arabian Ranches 1 8️⃣ \*Al Reem 1\* – \_VACANT Villa for Sale\_ 🏡 Plot Area: 2,611 sq. ft. 🏠 Built-up Area: 1,749 sq. ft. 🛏️ 3 Bedrooms + Maid’s Room 💰 \*Asking Sale Price\*: \~AED 6,7M\~➤ \*AED 5.9M\*

You’re actually seeing it the right way Dubai penthouses are not for everyone. It’s a very small niche and there aren’t many of them in the market to begin with. Also not all penthouses are the same. You have levels. Some are just luxury versions of normal apartments, some are proper high end units, and then you have ultra luxury where it’s full floor, branded, very private and on a different level completely. What you noticed with developers like Danube Properties compared to Emaar Properties, DAMAC Properties, Sobha Realty and Omniyat is normal. Some focus on easier entry and payment plans, others focus more on premium living and branding. As an investment, penthouses are not really about high rental returns. There are better options for that in Dubai. They make more sense for a specific type of buyer. Either someone who wants to live in it or someone who wants to park money in a trophy asset and sell it when the right buyer offers the right price. One important point people miss is that penthouses tend to appreciate well over time. Mainly because supply is very limited and the type of clients they target is very specific. Ultra high net worth buyers are not price sensitive in the same way, so when a good unit comes up in a prime location, it holds value and can push higher. These buyers are not looking for discounts or distress deals. They care more about comfort, privacy and status. Because of that, this segment usually does not react much when the market drops. It moves slower but it does not panic. The downside is it can take longer to sell and every unit is different so pricing is not always straightforward. So in simple terms, for most people it’s more lifestyle than investment. For the right buyer, it can still make sense, and in many cases it performs well over time because of exclusivity and the kind of demand it attracts.

Came across an off-market distress deal and wanted to get some opinions / see if anyone’s interested. Project: Anwa Aria by Omniyat Location: Dubai Maritime City **Details:** • 1 Bedroom • 935 sqft (86 m²) • High floor • City view **Numbers:** • Original Price: AED 2.45M (excluding DLD) • Asking Price: AED 1.95M • Discount: AED 500K **Payment Plan:** • 60/40 • Handover Q1 2027 AED 725K + 5% April installment Not listed anywhere, pure off-market. Seller is motivated, hence the pricing. If anyone is seriously interested, I can share full breakdown after confirmation. Agents are welcome. Please DM me.

Available commercial office spaces in Business Bay for sale and rent. 1. Executive Bay Tower B – Investment Unit (Rented) Size: 825 sq.ft Lease: For 3 Years (Dec 2025 – Dec 2028) Annual Rent: AED 330,000 (1 cheque) Sale Price: AED 3.2 MN Net ROI: 10%+ 2. Iris Bay Tower – Office (Sale / Rent) Size: 1,557 sq.ft Sale Price: AED 5 MN For Rent: AED 570,000 per year 3. Clover Bay Tower – Office (Sale / Rent) Size: 965 sq.ft Sale Price: AED 2.3 MN For Rent: AED 270,000 per year 4. Binary by OMNIYAT – Office (Sale / Rent) Size: 1,435 sq.ft Sale Price: AED 7 MN For Rent: AED 750,000 per year 5. Regal Tower – Office (Sale / Rent) Size: 2,715 sq.ft Sale Price: AED 6.9 MN For Rent: AED 750,000 per year 6. Bayswater by OMNIYAT – Office (Sale / Rent) Size: 2,000 sq.ft Sale Price: AED 6.5 MN For Rent: AED 700,000 per year 7. Westburry Tower – Office (Sale / Rent) Size: 1,340 sq.ft Sale Price: AED 4.2 MN For Rent: AED 500,000 per year All units are off market and available for serious inquiries only. Full details and photos available upon request.

3 bedrooms 4200 sqft Sea view High floor For more information pls ————————————————————————————- ————————————————————————————- ————————————————————————————- ————————————————————————————- ORLA is a luxury residential development by OMNIYAT located on the Palm Jumeirah in Dubai, managed by the Dorchester Collection and designed by Foster + Partners. Situated on the crescent, it features premium apartments, duplexes, and mansions with private pools, targeting a 2026 completion, focusing on wellness and panoramic views. Key Details of ORLA Palm Jumeirah: Location: West Crescent of Palm Jumeirah, Dubai. Developer: OMNIYAT. Management: Dorchester Collection. Design: Foster + Partners, featuring three 60-meter towers with flowing, wave-inspired architecture. Unit Types: 2-4 bedroom apartments, duplexes, sky palaces, and a mansion. Amenities: Private beach club, spa, gym, pools, and cinemas. Completion: Scheduled for Q4 2026.

https://www.dib.ae/docs/default-source/cpr/dib-sukuk-list.pdf >most were still at par One of the Binghatti bonds is trading at 73/77 Same with Omniyat Do you know anything about the financial stability of these companies? Those bond prices look very tempting. I had actually signed the paperwork to purchase the Binghatti bond last december at 101. Thankfully the bank (dib) blocked my purchase because they thought that Ukrainians (my nationality) are sanctioned and barred from owning bonds held at Euroclear. They were obviously confusing Ukraine and Russia. But that prevented the purchase from going through and saved me around $100k.

Hi all, Posting on behalf of my client. inventory in premium waterfront and central locations. ANWA by Omniyat – Dubai Maritime City • 2BR • 1BR • Mix of low & high floor units Total 5 units Ideal for investors specifically targeting waterfront living / maritime city exposure ⸻ The Sterling by Omniyat – Business Bay • 1BR • Studio • 3BR Total 8 units ⸻ Read Before DM: • I will NOT share pictures/videos for time-pass • No mass-forwarding agents or “let me check” messages Only reach out if you have: Direct buyer Serious investor Clear interest in waterfront / prime Dubai assets 💰 Deal Edge: • Open to bulk purchase discussions • Potential discount for serious offers 📩 DM ONLY if you are ready to move or represent a confirmed buyer