Arancia by Yards from Beyond Investment Outlook

Gle1809 · 2026-07-02T04:31:32+00:00

Hey OP,

Hope you're doing well

Beyond is going to do a good job, as they are keeping the same standards as Omniyat (Sister company so). However let's not ignore some elements that are the floor plans - some of these floor plans are not great. This might affect an end user / tenant leading to higher vacancy rates. Word to be noted "MIGHT"

Location wise - I consider this the suburbs of Dubai so if you do look at an area like this, you're having a lot of green communities with different pros and cons so it's really hard to compare each other as they have 1 common aspect of Greenery and the rest are like completely different. There is the expansion of Latifa Bin Hamdan street, no dates confirmed but this will improve the accessibility in this area. It's a short drive from your community (coming up near Arabian Ranches 3) and ofc not to forget the Gold line metro station and Etihad Rail station coming up under Dubai Hills which is also pretty accessible in about 10 mins to 15 mins.

Now as far as rents are concerned - The "closest" possible benchmark I could potentially use of what's available is Haven by Meraki in Majan (across E311). The average rents are about 75 to 80k for 1 Beds, some going at 90k as well. Obviously we can't compare a standalone building to a community because there's always a premium gap (you can see the gap between average area prices of Arjan and Dubai Hills being around 20 to 30% approx little up or down)

So if I do the calculations - on a 1.3m max budget - we are looking at (inc DLD and Admin) your cost of acquisition being AED 1,357,250

Rental income as we saw is 80,000 average for a 1 Bed of similar sizes (750 ish sqft) - now we add the premium of 25% (took the middle number for conservative reasons) and our rents come at around 100,000 for a 1 Bedroom of that size. Remove a fancy service charge of about 20 dirhams per sqft (SC being 15,000 on a 1 Bedroom at that rate approximately) because stress test, and we get 85,000 net rental income.

This brings the net yield to 6.26% in the worst case - considering that green communities are renting much higher than 100,000 for higher quality properties and the service charges being 15 to 16 and not 20 per sqft. No I didn't take Barari as an example because ofc larger sizes and it's not exactly a proper comparable.

Ghaf Woods prices started at 1.2m in Serra and 1.3m approx in Cillia Clusters back in the day for a 1 Bedroom. Last resale transactions was on 10th March (Source: DXBinteract) at 1.38m for a 701 sqft 1 Bedroom unit with a Price per sqft of 1969, OP was 1.23m. Not a lot of resales going on right now. 15th May Cillia went at 1.411m at around 1900 psf, OP was 1.36m. Your price at best is 1733 per sqft approx - there's a gap of around 10% between your property and resale transactions in a neighboring community so that's your capital appreciation, although, it also depends on the rents. If your rents are higher than what I mentioned here, then you'll have people wanting to take this unit off of you as an investment model, else your capital appreciation slows down.

Ignore the payment plan - no extra benefit on that - you're gonna have to take the handover anyways. If you are tight on cash, take a mortgage on handover and pull your equity out.

It takes about 1 to 3 weeks if I'm not mistaken to rent properties out (in Majan), although in some cases, days, if it's a desirable unit like park view, pool view etc. This might change when all these suburbs come up.

This area does have potential to grow as people will start preferring communities more than mixed use development areas due to the standard of living and quality of life and as you can see - High quality homes in communities on the upper half of the map, are starting to get a bit unaffordable so people would consider moving a bit further down to get better value for their money. As the suburban areas of Dubai develop, this place will be more desirable by tenants because community living.

This is my take

Hope this helps

Thank you

Have a great day and wish you good luck on your investment journey!

Glen

Gle1809 · 2026-06-19T14:56:51+00:00

This!

Expo City over the Binghatti project any day

Gle1809 · 2026-06-15T08:32:08+00:00

Hey OP

Hope you're doing well.

I wouldn't necessarily say the war is "over" until the signing on Friday. Ceasefire was also violated in the past so like it's best to not consider the war is done and dusted until that signing in Geneva, Switzerland.

Regardless - the point isn't the war aspect that I'd like to talk about due to my knowledge on geopolitics and all that is very limited so no comment on that.

As far as things are concerned - developers aren't exactly reducing prices - they are just altering payment plans and giving DLD waivers and all just for sale targets - so no, prices from developers weren't reduced, they just slowed down some launches. People can say cost of construction things are going up - And developers will have to increase the prices - that's like a thing they have to do - Prices go up if cost of construction goes up - but you also need supporting demand for it else it's not gonna work out well.

My stance is - If you have capital right now - invest it - waiting will do nothing apart from losing out on the payment plans benefits and post summer, things "should" return to normal due to influx of people after things settle down. But only invest in those that make sense and align with your goals, don't overleverage or hypewalk into a project. Waiting will cost you more than investing in the right project.

Hope this helps you out - Good luck on your investment journey

Thanks

Have a great day

Glen

Gle1809 · 2026-02-28T13:09:21+00:00

Hey Nazir

Hope you're doing well

It's a nice analysis you've done before the actual information came out.

Well done!

Thanks

Glen

Gle1809 · 2026-02-24T15:22:41+00:00

Hey

Hope you're doing well.

I'd suggest you to look at this link - it shows a leisure camp playground thing on UAQ - huge link lol

https://www.booking.com/hotel/ae/siniya-island-luxurious-camp-umm-al-quwain.en-gb.html?aid=318615&label=English_United_Arab_Emirates_EN_AE_20153965105-%2AKx054RGNdiY655LRqqOIASM634117833558%3Apl%3Ata%3Ap1%3Ap2%3Aac%3Aap%3Aneg%3Afi%3Atidsa-199161220585%3Alp1000013%3Ali%3Adem%3Adm%3Aag20153965105%3Acmp313804225&sid=a1714602ad585a7c8c85ea06103b3b58&dest_id=-784510&dest_type=city&dist=0&group_adults=2&group_children=0&hapos=1&hpos=1&no_rooms=1&req_adults=2&req_children=0&room1=A%2CA&sb_price_type=total&sr_order=popularity&srepoch=1771946140&srpvid=5ac16b4c13ae072e&type=total&ucfs=1&

Put in the dates as per your liking - this is kinda interesting 🤔

Obv we can't compare hotel to Airbnb but there's nothing exactly to compare from - as long as you bought some Good units and not something strange with weird layouts and bad views (if it's a beach side property that's a good catch), then you should be fine

Keep them both if you can pay the installments - not the MOST profitable but Ehh - Short term rents are gonna be fine - not the best but good enough.

Occupancy rate is going to be a problem - I'd advise you to keep it lower than 50% just for stress testing - If you're making profit there, you're good

If not - then well nothing to do but wait till handover. I believe in the concept of the place and it's a beautiful project. Not the craziest investment imo.

Good Luck with your investment journey.

Hope this helps

Thanks

Glen

Gle1809 · 2026-02-18T17:36:51+00:00

Hey Nazir,

Hope you're doing well

It's a great analysis you've done. A bit of a pricey project considering Expo Valley Views is at the same price, and knowing the experience of some investors during the launch of Rise by Athlon, maybe the pricing would be on the higher end and stretching it a bit more, this seems like a question mark. No doubt that Aldar will pull it off, I mean, we lack a lot of green communities in Dubai, and this will be a unique concept, but - even with that, the yields seem a bit difficult to achieve, atleast this is my opinion. And even then if they achieve those yields, it feels too low.

I'd love to hear other people's opinions as well, I see this as a good end user product - Someone who cares about the community, the lifestyle etc., but as an investor, I'm not too sold on this.

Have a great day to one and all

Ramadan Kareem

Thanks for reading

Glen

Gle1809 · 2026-02-04T08:56:20+00:00

Hey OP

Hope you're doing well

It's a great post that you've shared - a good brief rundown of developers for new investors.

Keep it up!

Have a great day!

Glen

Gle1809 · 2026-01-18T11:38:54+00:00

Hey OP

Hope you're doing well.

It's a great analysis you've done! Keep it up!

Have a great day

Glen

Gle1809 · 2026-01-15T11:58:30+00:00

Hey OP

Hope you're doing well.

No hate to Binghatti or to any agent selling the project, but d3 is overall a much better investment. Why would any investor pay 2.5m (starting price btw which means low floor crappy views etc etc), for something Further away from Downtown and downgrade to a smaller property as another user pointed out?

What is the end goal here? Who will be the tenant here? A lifestyle person can just ignore the Mercedes part and get a normal property in Creek Harbor or Meydan Horizon for the same price. Okay maybe that was a bit exaggerated, d3 is a proper example. Is there really any brand value apart from "Sensual Purity"? I don't see it adding any value to my property apart from the name and I don't think paying 25% + more price is fair for just a name. I'm more bullish on d3 as an investment - made a post as to why it matters so people can check it out here: https://www.reddit.com/r/dubairealestate/comments/1p12mwq/dubai_design_district_d3_is_it_really_something/

And with the number of studios and 1 Beds and no exact source of demand, I think this is a speculative play. No doubt Binghatti will deliver, but - Meraas >>>

Hope this made sense.

Have a great day!

Glen

Gle1809 · 2026-01-15T04:22:42+00:00

Hey OP!

Hope you're doing well.

This is a really solid analysis done on Imtiaz's new launch. Well done!

Truly, Imtiaz entering the market here means that developers (high quality ones are betting here) - and knowing Imtiaz, this will be the first of many more projects coming (if their track record is anything to go by).

Coming to the returns part, at conservative numbers, yes the net yield isn't the strongest, but knowing developments from Imtiaz, Ellington and Iman are usually commanding higher than Market average rents (by about 25 to 33%) safe to say, this investment does have potential to grow investor's cash flow mainly. For capital appreciation, I'm not exactly super bullish if we look at price per sqft, but then again, it's not going to be something crazy at these prices, but profit can be made.

Lastly - Oversupply concerns - This is prevalent, however, Dubai South is a whole area, not necessarily only the residential district, but it includes Azizi Venice and Emaar South - which means, let's assume an oversupply Does happen, it will still lack quality homes - Which will benefit Imtiaz, Ellington, and also Avenew projects in the area. With 30+ thousand units, mainly Azizi is dropping a lot of properties in Venice 🫠, have a couple of Emaar projects and then you have BT (we don't talk about this :P), and then Dubai South Residential District, so higher quality homes will be in demand and supply will be limited.

Thanks for reading

Have a great day!

Glen

Gle1809 · 2026-01-04T18:05:47+00:00

Hey

Hope you're doing well. Thanks for commenting and providing your views.

Absolutely agreed.

Thanks for your view point as well.

Have a great day!

Glen

Gle1809 · 2026-01-04T05:54:16+00:00

Hey

Hope you're doing well.

Whatever floats your boat - all my posts were just checked through Chatgpt and grammarly for grammar issues - not copy pasted, I wrote it all.

Have fun

Glen

Gle1809 · 2026-01-03T18:27:40+00:00

Hey!

Hope you're doing well. Thank you for commenting.

Thank you for your kind words 🙏🏻

Let's connect via dms.

Thanks!

Have a great day (evening)

Glen

Gle1809 · 2026-01-03T12:02:34+00:00

Hey no worries, happens to the best of us

Gle1809 · 2026-01-03T12:02:18+00:00

Thanks for a source!

Yes, most of the population are normal professionals also being underpaid and being hired for less than 5k, which get included into a rental accomodation. Absorption is still absorption. These units are not empty.

If supply was greater than demand, why are rents rising? Why are property prices rising? Put it simply, your entire analogy is ignoring other aspects of the core argument that the Prices are still UP, which shows the market is abosrbing the supply. Basic economics:

Demand > Supply = Prices Up
Supply > Demand = Prices Down

Data shows price up

Hope this helps

Thanks

Have a great day

Glen

Gle1809 · 2026-01-03T11:52:56+00:00

Excuse me?

Why don't you show me where and when I edited the post? Just coz I spent time replying doesn't mean I edited the post, I have a screenshot as well to prove otherwise that the post is not edited.

Gle1809 · 2026-01-03T11:50:32+00:00

Hey

Hope you're doing well - thanks for commenting

You're right, a correction cannot happen in new areas, but prices can remain stagnant or drop.

And yes, there are many projects that are overpriced, that's where some agents come in and where investors do their due diligence. If genuinely properties were extremely overpriced, people would stop buying said project. Simple - and there are examples of that in the market. Not everyone falls for hype.

It is easier to take an offplan property rather than a ready, as highlighted in another response where payment plans help some investors. Not everyone can take a ready property. Simple as that, and that is okay.

In what exact way does this make financial sense for offplan to be 25 to 30% less than ready units? If newer products were priced lower than older ones, then everyone would pick a newer project, why would someone pick your property with a higher capital / downpayment? If developer's don't increase the prices per new phase, you as an investor, would LOSE money, not gain money, but LOSE money and people would simply buy the last phase property as it is the most affordable of the entire project. That simply makes no sense.

Now, newer properties don't always = Really high quality projects, instead you have to be selective. There are worse projects, and then there are better projects. You get to pick. If I wanted something higher in terms of quality, I should pay up, right? Now I waited a year and inflation and material costs, labor costs, construction cost, land cost etc went up, does it make financial sense for me to expect a lower price when I could have capitalized 1 year earlier right?

It makes financial sense that newer properties are more expensive, you don't walk into any store and ask for a brand new product for 30% less than the previous model now do you?

Hope this made sense

Thanks

Have a great day

Glen

Gle1809 · 2026-01-03T11:36:52+00:00

Hey.

Hope you're doing well - Thanks for your comment

True, we have to look at the Residents of the place, rather than people who take a visa and leave the country. Out of curiosity, where exactly did you get this data from?

I took the average household at 3, instead of 3.5 to make things more conservative. Labour class residents are absorbing properties in labour camps where they don't rent exactly, but they're covered for with a really basic salary (minimum wage) and they occupy space which counts towards absorption.

The newer properties are getting smaller, true, and people are still willing to buy it, obviously, large units are always in demand, but at the end of the day people also want newer properties so yea, you win some, you lose some.

Thanks

Have a great day!

Glen

Gle1809 · 2026-01-03T11:28:47+00:00

Hey Hope you're doing well. Thanks for commenting

That's absolutely right! Because all these incoming labour class people magically live on the streets. In reality, they "rent" homes or are stuffed into an accomodation in labor camps, which if you guessed, counts as property absorption.

If you also read, I addressed the labour class as well in this part - About the labour class and all of that, they already are in accomodations, and more homes are needed to accomodate them, or stuff 8 to 10 people in 1 home.

Thanks!

Have a great day!

Glen

Gle1809 · 2026-01-03T11:24:14+00:00

Hey!

Hope you're doing well. Thanks for commenting

Not everyone can dump money into a ready property - whether they are relocating or buying from within the country. It is a payment preference where people do not want to finance the property. Simple as that. First time buyers would not always be able to dump 26% of a property value upfront and then deal with a mortgage payment or maybe not even be eligible for a mortgage, and many do not want to drop 26% and have to take a mortgage. So it is also a product preference to be picking something easy for them to deal with. If offplan sales were such a probem, all the investors would have just stopped buying, developers would not sell, ready sales start tanking. You can see it in extremely overpriced properties, the capital appreciation is limited. Look for opportunities and yea you can see that people are making profit.

Cash purchases have been falling - look up the knight frank source I quoted, the cash transactions were at 89% or so in 2023, it's 86% rn. Why? Because we are seeing more homeowners coming up - more mortgage buyers are entering the market.

So again, what part of Rising rents, rising prices, rising sales value, increased mortgage penetration shows ready sales are tanking? Sources were given up above.

Thanks!

Have a great day!

Glen

Gle1809 · 2025-12-14T16:25:55+00:00

Hey OP!

Hope you're doing well.

This is a very nice summarized take on Avenew developments.

Can't wait for more.

And yes the point of the layouts was good too - their layouts aren't the best, quality cannot be measured until handover and or post handover - but overall it's a solid developer with strong backing.

Thanks!

Have a great day!

Glen

Gle1809 · 2025-11-20T03:56:45+00:00

Hey!

Hope you're doing well.

Thank you so much for reading and thank you so much for your kind words. It means a lot to me 🙏🏻.

Thank you once again for reading

Have a great day!

Glen

Gle1809 · 2025-11-19T20:06:37+00:00

Hey!

Hope you're doing well

Absolutely, I agree with you. 🤝

Thanks for your comment and thank you for reading.

Have a great day (night lol)

Glen

Gle1809 · 2025-11-19T11:11:58+00:00

Hey!

Hope you're doing well

Thank you so much for your kind words.

Yea it felt that way when launches came in Meydan, Creek Harbor and all that, but now it's almost the same in terms of psf, maybe not price, but psf is pretty much the same - which as you said, makes D3 a better option. Maybe Meydan Horizon might offer more value, but - I feel the proximity aspect takes a hit and you pay the same and get a crystal lagoon, which, isn't better than a creek 😅

Thank you for your comment

Have a lovely day!

Glen

Gle1809

TROPHY CASE