BEYOND, the community brand of OMNIYAT Group, launches The Yards Plaza officially on 19 October 2026, and expressions of interest are open now. It is the commercial centre of The Yards, BEYOND's AED 4bn community on Sheikh Mohammed Bin Zayed Road (E311) in City of Arabia: 272 offices from AED 2.85M, in four blocks around a landscaped courtyard, above 50 shops and restaurants, with completion set for Q3 2029. Every price, size and date for the building comes from BEYOND's brochure, floor plates, payment plan, broker release and unveiling presentation; market figures come from the DLD register and the research houses we name. A disclosure: M&M markets units in The Yards Plaza and is paid by the developer on sales.
Start with the building. Four office blocks of basement, ground and six upper floors frame the courtyard, and from outside they read as one building about 160 m long, under aluminium louvres over glass. The offices sit on levels 3 to 6, 68 per floor and 17 per block on each floor, from about 123 to 296 m² (1,325 to 3,189 sq ft), with ceilings of about 3.2 m. Below them are 50 retail and food units on three levels, a business centre for meetings, a membership gym of 6,500+ sq ft, a half-Olympic pool, two padel courts and more than 40,000 sq ft of terraces, and the basement holds more than 1,200 parking spaces.
Most offices are around 1,400 sq ft. Six in ten are under 150 m², the size an advisory firm, a clinic, a design studio or a regional sales team looks for, and most corner units are 200 to 296 m². On level 3, every office in Block C has an outdoor terrace, from 75 to 653 sq ft. BEYOND will also sell a full floor or half a floor to one buyer, for a company that wants its own space or an investor who wants to let to one.
Offices are handed over shell and core, so you can fit out to let a ready office, or let it to a firm that builds its own space. BEYOND hands over the structure, the facade and services to each unit's connection points, and the fitted interiors in the brochure are illustrations. We can give you an estimate for the fit-out of your unit.
Now the price. The Plaza starts at about AED 2,150 per sq ft, dividing AED 2.85M by the smallest office in the Block C plates, about 1,325 sq ft. On the Dubai Land Department register this year, ready Business Bay offices sold at a median of AED 2,010 per sq ft and off-plan Business Bay offices at AED 4,897. New community office schemes cost more per foot: DAMAC's Piazza Roma registered at AED 3,039, O1NE District in Motor City at 2,549 and DAMAC District at 2,464. BEYOND's own office tower, 31 Above, sells at AED 3,711, and OMNIYAT's Lumena Alta at 6,131. Business Bay money buys a brand-new building here.
The office market is on your side. CBRE puts Dubai office occupancy at about 94%, with average rents 13% up on a year earlier and prime rents up 16% (Q2 2026), and reports continued shortages of Grade A office stock, with occupiers pre-leasing in buildings not yet finished. Cushman & Wakefield put occupancy at 98% in DIFC and 97% in Downtown. ValuStrat's office price index reached a record in Q2 2026, 13.9% higher than a year earlier. Firms are moving further out for newer, better space, and that is the opportunity for a new building with parking, food and fitness on site.
The neighbourhood is selling fast. City of Arabia registered 2,467 home sales in 2026 to 3 October, from 166 in the first quarter to 1,597 in the third, and BEYOND's Arancia and Arancia 2 at The Yards registered 432 of them. Next door, Azizi's Milan was launched in 2025 for about 80,000 homes and 140,000 residents. The people who buy these homes run businesses, see clients and want to work near home, and the 2026 register shows no office sales at all in City of Arabia. The Plaza will be the first new office address on the stretch.
What could the office earn? Dubai's register already shows what firms pay for good space: AED 138 per sq ft a year on new leases in Barsha Heights and AED 156 in Business Bay this year, mostly in older towers. On an office of about 1,325 sq ft at AED 2.85M, those rents work out at about AED 183,000 and AED 207,000 a year, a gross yield of 6.4% and 7.3%. Both figures are illustrative, before service charges, fit-out and letting costs, and are not a forecast. Each AED 10 of rent per sq ft adds about half a point of gross yield.
The payment plan keeps most of the price until the end. Over two years you pay 10% on booking, 10% one month later, and four instalments of 5% in May and October of 2027 and 2028, which takes you to 40% by October 2028. The other 60% falls due on completion in Q3 2029. Commercial property carries 5% VAT, charged with each instalment, and the 4% DLD fee is due at registration. On the AED 2.85M entry price that is about AED 1.31M before completion and AED 1.80M on completion. Instalments go into a project escrow account under Dubai Law 8 of 2007.
Offices are owned and taxed simply. You can own the office freehold, in your own name or through a company. An individual's rent from property held without a business licence is outside UAE corporate tax, though your home country may tax it. A buyer who registers for VAT and lets the office can usually reclaim the VAT paid on the purchase. The investor Golden Visa covers all types of property worth AED 2M or more, per the GDRFA, so an office here can qualify; off-plan units from approved developers can be accepted, the title must be in your own name, and we confirm eligibility with the DLD for each case.
The name behind it matters. OMNIYAT Group, founded in Dubai in 2005, built The Opus by Zaha Hadid and The Lana with the Dorchester Collection, and sold AED 20bn of property in 2025. BEYOND already sells offices: 31 Above in Dubai Maritime City registered 89 office sales worth about AED 1bn this year.
The Plaza suits investors who want a new office to let and firms that want their own address. Corner offices, private terraces and contiguous units for a full or half floor go first in every block, and an EOI of AED 100,000 with the signed EOI form secures your place before the full price list is released at the launch on 19 October.
Read the full The Yards Plaza investment case →
