Beyond DevelopmentsThe Yards Plaza
Why this project.
Why now.
The Yards Plaza is the commercial centre of The Yards, BEYOND's AED 4bn community on Sheikh Mohammed Bin Zayed Road (E311) in City of Arabia. Four office blocks of basement, ground and six upper floors frame a landscaped courtyard: 272 offices on levels 3 to 6, above 50 shops and restaurants, with a gym, a pool, padel courts and 40,000 sq ft of terraces. BEYOND is the community brand of OMNIYAT Group. EOIs are open now, ahead of the official launch on 19 October 2026.
Business Bay money buys a brand-new building here. Dubai's offices are close to full, and Grade A space in the business districts sells off-plan at around AED 4,900 per sq ft. The Plaza starts at AED 2.85M, about AED 2,150 per sq ft, close to what a ready, older office in Business Bay changes hands for. For that, you own a new office from OMNIYAT Group's community brand, with food, fitness, parking and gardens on the same address.
New community office schemes cost more per foot. DAMAC's Piazza Roma registered at AED 3,039 per sq ft this year, O1NE District in Motor City at 2,549 and DAMAC District at 2,464, all above The Plaza's entry price. BEYOND's own office tower, 31 Above, sells at AED 3,711, and OMNIYAT's Lumena Alta at 6,131.
The 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 ValuStrat's office price index reached a record in Q2 2026, 13.9% higher than a year earlier. Around The Plaza, 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. Thousands of families are on their way, and The Plaza is their office address.
The plan keeps your cash working: 40% over two years and 60% only when the building is finished in Q3 2029. At the rents Dubai firms already pay for good space, AED 138 per sq ft a year in Barsha Heights and AED 156 in Business Bay, the office works out at a gross yield of 6.4% to 7.3%, illustrative.
Reasons we
recommend this.
An EOI of AED 100,000, with the signed EOI form, secures your place ahead of the official launch on 19 October 2026, when the full price list is released.
Corner offices, private terraces of up to 653 sq ft and contiguous units for a full or half floor are limited in every block.
About AED 2,150 per sq ft, the price per foot of a Business Bay resale, below the new community office schemes registered this year.
40% over two years and the balance on completion in Q3 2029.
City of Arabia home sales rose from 166 in the first quarter of 2026 to 1,597 in the third, and BEYOND's Arancia homes next door registered 432 sales in fourteen weeks.
The developer of The Opus by Zaha Hadid and Lumena, with AED 20bn of sales in 2025, and payments held in escrow under Dubai law.
City of Arabia.
What we actually think.
The Plaza sits in City of Arabia, on Sheikh Mohammed Bin Zayed Road (E311), the road that links the inland communities from Dubai Silicon Oasis down to Dubai South. IMG Worlds is next door and Global Village is across the junction. BEYOND puts Downtown Dubai 20 minutes away and DXB 25, in free-flowing traffic.
The established communities of Arabian Ranches, Motor City, Dubai Silicon Oasis, Academic City and Al Barari are within a short drive, and new ones are being built on every side: The Yards itself and the Dubailand villa districts. Next door to The Yards, Azizi's Milan was launched in 2025 for about 80,000 homes and 140,000 residents.
Built for the drive: a basement of 1,200+ parking spaces, entries from Sheikh Mohammed Bin Zayed Road and from The Yards, and a separate drop-off for taxis. The Metro Blue Line, due in September 2029, will add stations at Dubai Silicon Oasis and Academic City, a short drive away.
Beyond Developments.
The track record matters.
BEYOND is the community brand of OMNIYAT Group, launched in September 2024 to take OMNIYAT's design approach to masterplanned communities. OMNIYAT was founded in Dubai in 2005 by Mahdi Amjad. Its completed buildings include The Opus by Zaha Hadid, The Lana with the Dorchester Collection and One at Palm Jumeirah; ORLA on Palm Jumeirah is under construction. The group reported AED 20bn of sales in 2025, about AED 10.6bn of it under the BEYOND name.
BEYOND already sells offices. 31 Above, its 30-office-floor tower in Dubai Maritime City, registered 89 office sales worth about AED 1bn in 2026, at a median of AED 3,711 per sq ft. In Business Bay, OMNIYAT's Lumena and Lumena Alta office towers registered 242 office sales this year, Lumena Alta at a median of AED 6,131 per sq ft.
BEYOND's projects registered 1,720 sales worth AED 7.6bn with the DLD in 2026 to 3 October, across Dubai Maritime City, Dubai Islands, Palm Jumeirah and The Yards, where Arancia and Arancia 2 registered 432 home sales. OMNIYAT Group sold AED 20bn of property in 2025, and BEYOND brings that standard to The Yards. Payments go into a project escrow account under Dubai Law 8 of 2007.
What tenants
actually get.
Official renders from Beyond Developments. These are the amenity spaces included in the development.
Layouts and
spatial planning.
What's available
and at what entry.
Different strategies.
Same asset.
Illustrative scenarios built on the assumptions shown in each one. They are not a forecast, prices can fall as well as rise, and returns are not guaranteed.
The full case, prepared for you.
Developer analysis, location deep-dive, risk assessment and our complete thesis, sent straight to your inbox.
We recommend
this case. With
caveats you
should read.
The Yards Plaza gives you a brand-new office with OMNIYAT Group's name at the price per foot of a Business Bay resale, below the new community office schemes registered this year. The building gives tenants what they leave the office for: food, a gym, a pool, padel, outdoor space and a car park of 1,200+ spaces, at the heart of one of Dubai's fastest-selling new communities.
Dubai's offices are close to full, firms are moving out of the business districts for newer space, and thousands of families are on their way to City of Arabia. At the rents firms already pay in Barsha Heights and Business Bay, the office works out at 6.4% to 7.3% gross, illustrative, and you pay 60% only when the building is finished.
BEYOND launches The Plaza officially on 19 October 2026, and EOIs of AED 100,000 with the signed EOI form are open now. Corner offices, terraces and full or half floors go first, so the right next step is a shortlist by block, floor, size and terrace, then your EOI before the launch.
A disclosure: M&M markets units in The Yards Plaza and is paid by the developer on sales.
- The case in one page
- Four blocks, one courtyard
- The offices
- The working day
- The location
- The neighbourhood
- The office market
- The price
- Rent and yield
- The payment plan
- Ownership, tax and residency
- The developer
- Why now