Arancia is Phase 1 of The Yards, Beyond Developments' multi-phase community on the E311 corridor in City of Arabia. It is the first price list the community has released, and the case for it rests on three things: a developer group with a long delivery record, a first-phase price and a payment plan that leaves most of the cost until handover. It suits buyers who can hold through construction.
A one-bedroom apartment opens at AED 1.0M, the same price Laguna Residence launched at in 2024. By June 2026 Laguna buyers were sitting on 25 to 40% unrealised gains, according to DLD transaction data, Bayut and PropertyFinder, but Laguna had no developer of Omniyat's calibre behind it. Arancia does. Those gains belong to another project bought in a stronger market, and they tell you nothing certain about this one.
Phase 1 is the first price list in The Yards. In older Dubai master communities such as Arabian Ranches and Town Square, later phases often launched at higher prices as roads, schools and retail arrived. That is precedent and carries no guarantee: in a falling market a later phase can launch at or below today's price. Phase 1 has 272 units across three buildings, 6 of them three-bedrooms (Beyond Developments pre-launch materials, 2026). Families who want that layout should ask their advisor about current availability.
The Metro Blue Line, 30km and 14 stations, is due on 9 September 2029, and the RTA finished the line's first tunnelling phase in July 2026 (RTA Dubai; The National, Jul 2026). It will not stop in City of Arabia. Its nearest announced stations are at Dubai Silicon Oasis and Academic City, so residents of The Yards will still drive to reach it. CBRE's 2023 research on Dubai's Red Line found the price premium sat with homes within walking distance of a station, so we treat the Blue Line as an improvement to the wider area and do not count on a transit premium for Arancia.
The payment structure suits an investor. On a 40/60 plan, a buyer pays AED 400,000 across construction on a AED 1M unit, plus the 4% DLD registration fee. That is AED 100,000 to AED 200,000 less than the 50 to 60% structures peers typically ask for before handover. The 60% balance falls due at handover, in cash or with a mortgage, when UAE banks lend against the completed property. After handover the unit can be let: Global Property Guide put the average gross yield on Dubai apartments at 5.53% in Q2 2026, and net yield will be lower after service charges and vacancy. The UAE does not tax an individual's rental income, but your home country may.
None of this removes the ordinary risks of off-plan. Delivery sits with the developer until handover, and a position cannot be readily sold mid-build except by SPA assignment. The market is also softer in 2026: ValuStrat put Dubai values 3.1% lower year on year in August and 10.2% below their February level, and a further fall would hit buyers who need to sell early. What tilts the balance for us is the lineage. Beyond is the community-scale division of Omniyat, a group that reports completing every project it has launched since 2005, including The Opus by Zaha Hadid, The Lana by Foster + Partners and ORLA on Palm Jumeirah, and that listed a USD 500M green sukuk on NASDAQ Dubai. Beyond takes that record into a master community at a lower price point.
Our read: buy at the Phase 1 entry if you can hold through construction and past handover. Arancia brings a credible developer, an investor-efficient payment plan and a first-phase price list together in one release, with the nearest Metro stations a drive away from 2029. The 8 June 2026 launch event has passed, Phase 1 has been released and the EOI is fully refundable before SPA. Ask your advisor for current availability and pricing, including the six three-bedrooms.
Read the full breakdown, covering the developer dossier, the Metro Blue Line brief, three illustrative growth scenarios and the risk register, in our complete investment case, then register for unit, floor and view selection.
Read the full Arancia investment case →
