The Yards Plaza by BEYOND: Offices From AED 2.85M, Allocation 19 Oct

Quick Answer

The Yards Plaza is BEYOND's new office building in City of Arabia, Dubai: 272 shell & core offices from AED 2.85 million on a 40/60 payment plan, with completion in Q3 2029. Expressions of interest (EOI) of AED 100,000 are open now, and units are allocated on 19 October 2026. If you don't hold an EOI by then, you're choosing from what's left.

Why it stands out: a pool, a gym and two padel courts in an office building, 1,200+ parking spaces, and a developer whose first office project sold out. The catch: 60% is due at completion, and fit-out is on you.

Contents

• The numbers at a glance
• The size mix, and what it tells you
• The 40/60 plan in dirhams
• Why Dubai offices, and why now
• What's different about this building
• In pictures
• Shell & core: read this before you buy
• Location: City of Arabia
• Who is BEYOND?
• EOI and 19 October allocation
• FAQs

The Numbers at a Glance

All figures are from BEYOND's sales team and project fact sheet (October 2026).

Starting price	AED 2,850,000
Payment plan	40/60
Completion	Q3 2029 (anticipated)
Offices	272, shell & core, on levels 3–6
Office sizes	123–296 sqm (approx. 1,324–3,186 sq ft), 32 layouts
Building	4 blocks, Basement + Ground + 6 floors
Retail & F&B	50 units on the lower levels
Parking	1,200+ spaces
EOI	AED 100,000

The Size Mix, and What It Tells You

Each of the four office floors has 68 offices, 17 per block. Here's how the 272 break down:

• Under 150 sqm: 172 offices (63%)
• 150–200 sqm: 44 offices
• 200–250 sqm: 28 offices
• 250 sqm and above: 28 offices

Nearly two in three offices are under 150 sqm (about 1,615 sq ft). The building is aimed squarely at small and mid-sized firms, the kind of tenant that makes up much of Dubai's office demand, rather than one large corporate per floor. For an investor, a smaller office is a lower ticket and a wider pool of tenants. The 28 largest offices are the scarcest stock, which matters if you're buying for your own growing business.

The 40/60 Plan in Dirhams

On the AED 2.85M starting price, our arithmetic:

Payment	Amount
40% during construction	AED 1,140,000
60% on completion (Q3 2029)	AED 1,710,000
4% DLD fee	AED 114,000
5% VAT (commercial property)	AED 142,500

Two things buyers coming from residential often miss:

• VAT applies. Unlike most homes, commercial property is subject to 5% VAT. A VAT-registered business may be able to recover it. See our commercial property guide for how VAT works on sale and rent.
• 60% lands at completion. Banks lend on commercial property at lower loan-to-value ratios than on homes, so plan your completion funding now, not in 2029. Our explainer on 30/70 and 40/60 payment plans covers how to stress-test the handover payment.

BEYOND hasn't published the instalment dates inside the 40%. Ask for the full schedule before paying the EOI.

Why Dubai Offices, and Why Now

Dubai's office market is one of the tightest in the region:

• Rents are rising fast. CBRE's Q2 2026 review put average Dubai office rents up 13% year on year, and prime rents up 16%.
• Space is scarce. Office occupancy is around 94%, according to the same review.
• Buyers are moving off-plan. Dubai Land Department figures cited by BEYOND show AED 20.16 billion of office sales across 3,695 transactions in the first nine months of 2026, with off-plan offices making up 80% of the value. September 2026 office sales were up about 54% year on year.

That's the case for offices. The case against: commercial property carries VAT, fit-out costs and longer gaps between tenants than homes. None of today's rental growth is guaranteed to hold until 2029, so buy a size and location you'd be confident leasing in a softer market too.

What's Different About This Building

• Wellness on site. A gym, a lap pool and two padel courts are part of the development, operated on a commercial basis. Few Dubai office buildings at this price point offer that.
• Parking. 1,200+ spaces for 272 offices and 50 retail units. Parking is a daily headache in many older office districts.
• Built-in customers. The Yards is a residential-led community of around 1,560 homes, which brings everyday trade to the retail and F&B units.
• Outdoor space. A landscaped central courtyard, public podium terraces and shaded plazas, inside a masterplan that's over 70% open-air with a 1 km green spine.
• Arrival. 4.5 m high ground-floor lobbies with stone flooring, and offices with ceiling heights of about 3 m.
• A business centre for meetings and overflow work beyond your own office.

The project team: architecture by Dewan Architects + Engineers, interiors by Bleu, landscape by Coopers Hill, and JLL as retail consultant.

In Pictures

Official renders from BEYOND's brochure.

Shell & Core: Read This Before You Buy

Every office is sold shell & core. According to BEYOND's sales terms, the developer delivers the structure, the building envelope and the mechanical, electrical and plumbing connections up to each unit. Everything inside is the buyer's job: partitions, ceilings, floor and wall finishes, doors, lighting, pantry, furniture and any extension of the MEP services, at your cost and to BEYOND's fit-out guidelines.

The furnished offices in the renders are illustrations only. In practice:

• Budget for fit-out on top of the purchase price, VAT and DLD fee.
• Plan for fit-out time after completion before you can move in or collect rent.
• If you're leasing it out, decide early whether you'll fit it out or offer it shell & core with a rent-free period for the tenant to do it.

Location: City of Arabia

The Yards sits on Sheikh Mohammed Bin Zayed Road in City of Arabia (Wadi Al Safa 4), in the Dubailand area near Dubai Silicon Oasis. BEYOND's stated drive times:

• 3 minutes to Silicon Central Mall
• 10 minutes to Global Village
• 15 minutes to Dubai Miracle Garden
• 16 minutes to Mall of the Emirates
• 20 minutes to Downtown Dubai
• 25 minutes to Dubai International Airport (DXB)
• 35 minutes to Al Maktoum International Airport (DWC)

This isn't a Business Bay or DIFC address, and it isn't priced like one. The bet is on the residential communities growing around this stretch of Sheikh Mohammed Bin Zayed Road needing offices, clinics, services and shops closer to home.

Who Is BEYOND?

BEYOND is the premium development brand of the OMNIYAT Group, the developer behind some of Dubai's most expensive addresses. Its first commercial project, 31 Above in Dubai Maritime City, sold out, and The Yards Plaza is its second. The Yards masterplan itself was unveiled in 2026 as a 165,000 sqm, roughly AED 4 billion community, starting with the Arancia residential cluster.

EOI and 19 October Allocation

This isn't a launch where you can wait for sales day. BEYOND is taking expressions of interest now, and units are allocated to EOI holders on 19 October 2026. Anyone without an EOI by then chooses from whatever is left.

• EOI amount: AED 100,000
• A valid EOI needs: a signed EOI form and cleared payment

With only 28 offices of 250 sqm or more, the largest layouts are likely to be the most contested at allocation. Before you pay:

• Ask whether the EOI is refundable if you don't proceed, and how it's credited against your first instalment.
• Get the full payment schedule and the price of the specific layout you want.
• Pay only into BEYOND's official account.

See the full The Yards Plaza listing.

Frequently Asked Questions

What is the starting price at The Yards Plaza?

According to BEYOND's sales team, offices start from AED 2,850,000. Prices for individual layouts are confirmed at allocation on 19 October 2026.

What is the payment plan for The Yards Plaza?

40/60: 40% during construction and 60% on completion, which is anticipated in Q3 2029. On the AED 2.85M starting price, that's AED 1,140,000 before completion and AED 1,710,000 at completion, plus the 4% DLD fee and 5% VAT.

How big are the offices at The Yards Plaza?

There are 32 layouts from about 123 to 296 sqm (approximately 1,324 to 3,186 sq ft). 172 of the 272 offices are under 150 sqm.

When is allocation for The Yards Plaza?

Units are allocated to EOI holders on 19 October 2026. Expressions of interest of AED 100,000 are open until then.

Are the offices fitted out?

No. All offices are delivered shell & core. The buyer pays for and carries out the fit-out, following BEYOND's fit-out guidelines.

Where is The Yards Plaza?

In The Yards masterplan on Sheikh Mohammed Bin Zayed Road, City of Arabia, Dubai, about 20 minutes from Downtown Dubai and 25 minutes from Dubai International Airport.

Is VAT charged on offices at The Yards Plaza?

Yes. Commercial property in the UAE is subject to 5% VAT, which is AED 142,500 on the AED 2.85M starting price. A VAT-registered business may be able to recover it.

Who is the developer of The Yards Plaza?

BEYOND, part of the OMNIYAT Group. The architect is Dewan Architects + Engineers.

Figures are from BEYOND's sales team and project documents as of 13 October 2026, and may change at allocation. Rental and market data are past performance and not a forecast of future returns. Renders are illustrative.