The Yards Plaza
By BEYOND · City of Arabia · On the E311
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% in Q2 2026, and ValuStrat's office price index reached a record in the same quarter, 13.9% higher than a year before. Around The Plaza, City of Arabia registered 2,467 home sales in 2026 to 3 October, rising 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 Grade A already pays, AED 200 to 210 per sq ft a year in Dubai's best towers and AED 215 in Dubai Hills Estate's community offices, the office works out at a gross yield of 9.3% to 10.0%, illustrative.
A brand-new building with OMNIYAT Group's name, at the price per foot of a Business Bay resale.Savannah SevernPrivate Investment Advisory · UAE
- Developer
- BEYOND
- Location
- City of Arabia
- Offices
- 272
- Retail and F&B
- 50 units
- Entry price
- AED 2.85M
- Price per sq ft
- ~AED 2,150
- Parking
- 1,200+
- Payment plan
- 40/60
- Completion
- Q3 2029
The community brand of OMNIYAT Group
Sheikh Mohammed Bin Zayed Road (E311)
Levels 3 to 6, in four blocks
On three levels around a central plaza
BEYOND, October 2026
AED 2.85M over the smallest office, about 1,325 sq ft
Basement spaces
60% on completion
Launch 19 October 2026, EOIs open
1 / 10
The reasons it stands up.
Six things that have to be true. If one fails, the case fails with it.
Your place before the launch
An EOI of AED 100,000 with the signed form secures a place ahead of the official launch on 19 October 2026, when the full price list is released.
The best units go first
Corner offices, private terraces of up to 653 sq ft and contiguous units for a full or half floor are limited in every block.
An entry price for a new address
About AED 2,150 per sq ft, the price per foot of a Business Bay resale, and below every new community office scheme registered this year.
60% only when it is finished
40% over two years and the balance on completion in Q3 2029.
A community selling fast
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.
OMNIYAT Group's name
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.
What a new office costs elsewhere.
Per square foot, against the new community office schemes registered this year.
AED per sq ft. Registered 2026 values and medians, DLD. The Plaza shown at its entry price.
City of Arabia. What I 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.
On the E311
Sheikh Mohammed Bin Zayed Road links the inland communities from Dubai Silicon Oasis down to Dubai South.
Established neighbours
Arabian Ranches, Motor City, Dubai Silicon Oasis, Academic City and Al Barari are within a short drive.
Thousands of families coming
2,467 home sales worth AED 2.1bn registered in City of Arabia from 1 January to 3 October 2026.
The first offices on the stretch
The 2026 register shows no office sales at all in City of Arabia. The Plaza would be the first.
Firms are being formed
Dubai issued 58,337 new business licences in the first half of 2026, and every new company needs an address.
Built for the drive
1,200+ parking spaces, entries from the E311 and from The Yards, and a separate taxi drop-off.
Drive times as published by Beyond Developments, in free-flowing traffic.
Beyond Developments. The 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 office tower in Dubai Maritime City, registered 89 office sales worth about AED 1.03bn 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. Payments go into a project escrow account under Dubai Law 8 of 2007.
Figures from the DLD register to 3 October 2026 and the developer's published results.
Talk to me about this case.
Savannah Severn · Private Investment Advisory · UAE
What tenants actually get.
Official renders from Beyond Developments. These are the amenity spaces included in the development.
- Landscaped central courtyard
- 50 retail and F&B units
- Membership gym, 6,500+ sq ft
- Half-Olympic pool
- Two membership padel courts
- Business centre for meetings
- Public terraces on the podium
- Open-air, triple-height garden lounges
- 1,200+ parking spaces
- 24-hour security and managed access
Layouts and spatial planning.
Block C, levels 3 to 6. Offices run around a central core, with the corner and terrace units in short supply.
Official floor plates, Beyond Developments. Areas in sq ft. The unit is sold shell and core.
What's available and at what entry.
Different strategies. Same asset.
Two ways to hold it, with the assumptions shown so you can argue with them.
| Measure | Grade A towers · Business Bay | Recommended scenarioCommunity offices · Dubai Hills Estate |
|---|---|---|
| Est. gross yield | 9.3 to 9.8% | 10.0% |
| Unit | Office of about 1,325 sq ft | Office of about 1,325 sq ft |
| Rent assumed | AED 200 to 210 per sq ft a year, AED 265,000 to 278,000 | AED 215 per sq ft a year, AED 285,000 |
| Entry | AED 2.85M · ~AED 2,150 per sq ft | AED 2.85M · ~AED 2,150 per sq ft |
| Thesis | What Dubai's best office towers, The Oberoi Centre, The Opus and The Binary, let for on the 2026 register: 28 to 35% above the Business Bay average. | The average office rent in Dubai Hills Estate in H1 2026 (Cavendish Maxwell), the closest match to The Plaza: offices inside a masterplanned community, with homes, shops and parks around them. |
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, the location in depth, the price working and my complete thesis, sent straight to your inbox.
I recommend this case.
Savannah SevernPrivate Investment Advisory · UAEThe 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 1,200+ parking 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 Grade A rents the office works out at 9.3% to 10.0% 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 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.
Disclosure. I advise independently. Where a client proceeds, I am paid a commission by the developer at the standard rate. I am not paid more for recommending one project over another, and I do not rebate commission. If a project does not stand up, I say so.
Investors who want to let
A 2029 building with amenities and parking, at the rents Dubai firms already pay for good space.
Firms that want their own address
Advisory firms, clinics, design studios and regional sales teams, close to where thousands of new residents will live. Full and half floors are on offer.
Buyers funding from income
40% over two years, and the balance only when the building is finished and can be let.
Tell me your budget, the size you have in mind and whether you will let the office or use it. In a twenty-minute call we go through the price list block by block, the terraces and corner units, the VAT and the cash you need before completion.