u/zidkumar

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.

For years in Dubai, if you wanted beautiful landscaping, low-density living, wellness spaces, walking trails, and a community designed around lifestyle rather than unit count, you had to pay a premium.

Communities like Dubai Hills Estate set the benchmark, but the entry prices have continued to rise.

That’s why The Yards by BEYOND (sister brand of Omniyat) caught my attention.

This is a 165,000 sqm masterplan in City of Arabia where more than 70% of the land is dedicated to open spaces, landscaping, gardens, wellness areas, plazas, and community facilities.

Think about that for a moment.

Most developers maximize the number of units they can sell. BEYOND is dedicating the majority of the land to creating a better living environment.

The first phase, Arancia Yards, includes:

• 1, 2 & 3 Bedroom residences
• Only 3 low-rise buildings
• A central green valley
• 3.1m ceiling heights
• Large terraces
• Edible gardens
• Wellness decks and relaxation spaces
• School, nursery, clinic, mosque, cafés and retail within the masterplan

What makes this interesting is the pricing.

1-bedroom apartments are starting from around AED 1 million.

Historically, developments with this amount of landscaping, open space, and lifestyle infrastructure were usually found at much higher price points.

That’s what makes The Yards different.

It’s trying to bring a premium community experience to a segment of the market that normally gets higher density developments.

Of course, the real test will be execution and delivery. But on paper, this could be one of the most exciting master-planned communities launched in Dubai this year.

Would you rather buy in an emerging community like The Yards at today’s prices, or pay more for an established area such as Dubai Hills Estate?

Curious to hear everyone’s thoughts. DM me for more pricing details, PDF versions of floor plans, analysis of the project etc.

For years in Dubai, if you wanted beautiful landscaping, low-density living, wellness spaces, walking trails, and a community designed around lifestyle rather than unit count, you had to pay a premium.

Communities like Dubai Hills Estate set the benchmark, but the entry prices have continued to rise.

That’s why The Yards by BEYOND (sister brand of Omniyat) caught my attention.

This is a 165,000 sqm masterplan in City of Arabia where more than 70% of the land is dedicated to open spaces, landscaping, gardens, wellness areas, plazas, and community facilities.

Think about that for a moment.

Most developers maximize the number of units they can sell. BEYOND is dedicating the majority of the land to creating a better living environment.

The first phase, Arancia Yards, includes:

• 1, 2 & 3 Bedroom residences
• Only 3 low-rise buildings
• A central green valley
• 3.1m ceiling heights
• Large terraces
• Edible gardens
• Wellness decks and relaxation spaces
• School, nursery, clinic, mosque, cafés and retail within the masterplan

What makes this interesting is the pricing.

1-bedroom apartments are starting from around AED 1 million.

Historically, developments with this amount of landscaping, open space, and lifestyle infrastructure were usually found at much higher price points.

That’s what makes The Yards different.

It’s trying to bring a premium community experience to a segment of the market that normally gets higher density developments.

Of course, the real test will be execution and delivery. But on paper, this could be one of the most exciting master-planned communities launched in Dubai this year.

Would you rather buy in an emerging community like The Yards at today’s prices, or pay more for an established area such as Dubai Hills Estate?

Curious to hear everyone’s thoughts. DM me for more pricing details, PDF versions of floor plans, analysis of the project etc.