The Yards Plaza by BEYOND — City of Arabia, Dubai

THE NUMBERS (PER BEYOND, OCTOBER 2026)

• 4 blocks, Basement + Ground + 6 floors
• 272 offices on levels 3 to 6: 68 per floor, 17 per block on each floor
• 32 office layouts, from about 123 sqm to 296 sqm (approx. 1,324–3,186 sq ft)
• 50 retail and F&B units on the lower levels
• 1,200+ parking spaces
• Ceiling heights of about 3 m in the offices and 4.5 m in the ground-floor lobbies
• Starting price: AED 2,850,000
• Payment plan: 40/60
• Anticipated completion: Q3 2029

WHAT THE SIZE MIX TELLS YOU

172 of the 272 offices (63%) are under 150 sqm. This is a building designed mainly for small and mid-sized firms, the kind of tenant that has driven Dubai's office demand, rather than for single large corporates. Only 28 offices are 250 sqm or larger, so the bigger layouts are the scarcest stock in the building.

• Under 150 sqm: 172 offices
• 150–200 sqm: 44 offices
• 200–250 sqm: 28 offices
• 250 sqm and above: 28 offices

THE 40/60 PLAN IN DIRHAMS

On the AED 2.85M starting price, our arithmetic: BEYOND hasn't published the instalment dates inside the 40%. Ask for the full schedule before you pay the EOI.

• 40% during construction: AED 1,140,000
• 60% on completion: AED 1,710,000
• 4% DLD fee: AED 114,000
• 5% VAT: commercial property, unlike most homes, is subject to VAT. On AED 2.85M that's AED 142,500. If you buy through a VAT-registered business you may be able to recover it.

EXPRESSION OF INTEREST (EOI) AND 19 OCTOBER ALLOCATION

Before paying, ask whether the EOI is refundable and whether it's credited against your first instalment, and pay only into BEYOND's official account.

• AED 100,000
• A valid EOI needs a signed EOI form and cleared payment
• Units are allocated to EOI holders on 19 October 2026. Buyers without an EOI choose from whatever is left after allocation, and only 28 offices are 250 sqm or larger.

SHELL & CORE: WHAT YOU'RE ACTUALLY BUYING

BEYOND delivers the structure, the building envelope and MEP connections up to each unit. Partitions, ceilings, floors, lighting, pantry, furniture and any MEP extension are the buyer's job, at the buyer's cost and under BEYOND's fit-out guidelines. The fitted offices in the renders are illustrations only. Budget for fit-out on top of the purchase price and factor fit-out time into when you can occupy or lease the unit.

WHY OFFICES, AND WHY NOW

Dubai's office market is short of supply. CBRE's Q2 2026 review put average Dubai office rents up 13% year on year and prime rents up 16%, with occupancy around 94%. 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. Commercial property carries more costs than residential (VAT, fit-out, longer gaps between tenants), so pick the unit size and location with a tenant in mind.

THE FINANCING QUESTION

60% (AED 1,710,000 on the entry price) is due at completion. Banks lend on commercial property at lower loan-to-value ratios and with stricter conditions than on homes, so check your financing options early, or plan for a larger share in cash.

GOLDEN VISA

Every office here is priced above the AED 2,000,000 property-value threshold for the UAE Golden Visa. Confirm with the authorities that a commercial unit qualifies in your circumstances before relying on it.

LOCATION: CITY OF ARABIA

The Yards is on Sheikh Mohammed Bin Zayed Road in City of Arabia (Wadi Al Safa 4). 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)

THE YARDS MASTERPLAN

The Yards is BEYOND's 165,000 sqm masterplan, with over 70% given to open-air and landscaped space, including a 1 km green spine. It's residential-led, with around 1,560 homes, so the offices sit inside a community that will supply customers for the retail and F&B units and staff and clients for the offices.

PROJECT TEAM

• Developer: BEYOND (OMNIYAT Group)
• Architect: Dewan Architects + Engineers
• Interior design: Bleu
• Landscape: Coopers Hill
• Retail consultant: JLL

STILL TO BE CONFIRMED

Individual floor plans, prices per layout and the instalment dates inside the 40% will be confirmed by BEYOND at allocation on 19 October. Use "Get Floor Plans & Brochure" on this page and we'll send BEYOND's official documents. Prices and availability are set by BEYOND and can change before booking.