Arancia, The Yards by Beyond is the first phase of a residential development in City of Arabia, along the E311 corridor. M&M Real Estate’s case page, accessed in October 2026, lists 272 homes across three buildings, including six three-bedroom residences; prices start at AED 1.0 million for a one-bedroom, AED 2.1 million for a two-bedroom and AED 3.37 million for a three-bedroom. The payment plan is 40/60, with handover estimated in about 36 months. On the stated terms, a one-bedroom buyer should budget AED 440,020 in cash before handover, as the worked example below shows. This may suit buyers able to fund staged payments and plan for a longer holding period, rather than those who need immediate rental income.
What Phase 1 includes
The Yards is part of Beyond, Omniyat’s community-scale brand. The project is in City of Arabia, within the wider Dubailand area. Buyers can review Beyond’s developer information, Omniyat’s profile and our guides to City of Arabia and Dubailand when assessing the location and development context.
The limited number of three-bedroom homes is a specific feature of this phase, but it does not establish future resale demand or price growth. Consider the available layouts, floor plans, outlook and service charges alongside the headline starting prices. Ask for the current unit schedule and confirm the price and payment dates for the exact residence being considered.
How much cash is needed before handover?
The 40/60 structure allocates 40% of the purchase price to the pre-handover stage and 60% to handover. The project terms describe a 10% expression of interest (EOI), refundable before the sale and purchase agreement (SPA). Confirm the refund process, deadlines and payment instructions in writing before transferring funds.
Dubai Land Department’s initial-sale registration service, accessed in October 2026, lists a fee of 4% plus AED 20. The following single worked example combines that fee with the project’s stated payment schedule. It excludes any other charges that may apply under the buyer’s contract or financing arrangements.
Worked example: one-bedroom priced at AED 1,000,000, using the M&M case page terms accessed in October 2026.
- EOI: 10% of AED 1,000,000 = AED 100,000.
- DLD registration fee: 4% of AED 1,000,000 = AED 40,000, plus AED 20, making AED 40,020.
- Construction-stage payments: 30% of AED 1,000,000 = AED 300,000.
- Cash paid before handover: AED 100,000 + AED 40,020 + AED 300,000 = AED 440,020.
- Handover balance: 60% of AED 1,000,000 = AED 600,000.
Central Bank of the UAE mortgage-loan regulations, accessed in October 2026, cap an expatriate’s loan-to-value ratio for an investment property at 50% while it is off-plan and 60% once complete. If the bank values the completed one-bedroom at its AED 1,000,000 purchase price and approves a 60% loan, the financing would cover the AED 600,000 handover balance. At 50% financing, the buyer would need to contribute AED 100,000 towards that balance. These are illustrations, not a lending offer: a lender’s valuation, eligibility checks and terms determine the amount available.
Payments for an off-plan home should be made in line with the SPA and the project’s approved arrangements. Dubai’s Escrow Accounts Law No. 8 of 2007 sets out requirements for project escrow accounts. Read the Dubai off-plan buying guide and obtain independent advice if you are uncertain about the reservation, SPA or payment process.
Location and the Blue Line: what is confirmed
City of Arabia is the location to assess on its own merits, including road access, nearby services and the plans for the wider area. The Blue Line is a future transport project, not a current station serving The Yards. Dubai Media Office’s update of 3 May 2026 describes a 30-kilometre line with 14 stations and an opening scheduled for 9 September 2029. The stations named include Dubai Silicon Oasis and Dubai Academic City; no station is named at City of Arabia. Treat those stops as destinations to reach by car from the development, not as a short walk or a reason to assume a price premium.
The National reported in July 2026 that the RTA had completed the first tunnelling phase. That progress is relevant context, but it does not remove construction, timing or delivery uncertainty, nor does it establish a future value uplift for Arancia.
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Download free→Rental assumptions and market risk
There is no City of Arabia-specific yield figure in the available Global Property Guide data. Its Q2 2026 estimate puts Dubai’s average gross apartment yield at 5.53%. This is a broad city-level benchmark, not a forecast for Arancia; gross yield is also before property costs and any applicable tax. A buyer should build a rental case from comparable homes in the relevant area and allow for vacancy, management, maintenance and service charges.
Market conditions also call for caution. ValuStrat’s August 2026 report put Dubai residential values 3.1% lower year on year and 10.2% below February 2026. A buyer should be prepared for prices and resale demand to change during the construction period. Neither the payment structure nor the planned transport network guarantees appreciation, rent or an easy exit.
Tax treatment depends on the investor’s country of tax residence and personal circumstances. Do not treat a headline gross yield as tax-free income or as a net return.
Golden Visa considerations
The property route to the UAE Golden Visa is a 10-year residence permit, as stated by Dubai Land Department. The federal framework in Cabinet Resolution No. 65 of 2022 includes qualifying off-plan property from approved developers. A one-bedroom at the stated starting price does not meet the AED 2,000,000 property-value threshold on its own; a two-bedroom starting at AED 2.1 million may meet the federal value test, subject to the applicable rules.
There is an important documentation point: DLD’s investor visa page asks for a purchase value of AED 2,000,000 or more and, for a mortgaged property, a bank letter showing AED 2,000,000 paid. Its checklist does not explain how that requirement applies to an off-plan purchase. Check the current requirements with DLD before relying on a property for visa eligibility. This information is general and is not immigration or legal advice.
Who may find Arancia a fit?
Arancia may be worth assessing if the buyer wants an apartment in a wider community development, can meet payments during construction and has a clear plan for the handover balance. The two- and three-bedroom price points provide alternatives to the one-bedroom, while the small number of three-bedroom homes may be relevant to buyers who specifically need that layout. Availability and final prices should be confirmed against the live inventory.
It may be a poor fit for someone who needs rental income immediately, relies on a particular mortgage approval, or would struggle to meet the handover payment if financing is lower than expected. The roughly 36-month handover estimate also calls for flexibility around timing. Compare the SPA, payment milestones, escrow arrangements, unit details and total acquisition costs before deciding.
Arancia’s Phase 1 proposition is defined by its published starting prices, a 40/60 payment schedule and a stated mix of 272 residences across three buildings. The one-bedroom example requires AED 440,020 before handover under the stated assumptions, followed by a substantial final payment that may require mortgage finance or additional cash. Whether the project fits depends on the buyer’s liquidity, financing position, intended holding period and view of the risks, not on assumed market growth.
Review the Arancia investment case and contact our team to discuss whether the project matches your requirements. Legal, tax, mortgage and visa information in this article is general and should not replace advice tailored to your circumstances.
