The Yards Plaza, City of Arabia
Offices in Dubai,
by Beyond.
272 offices from 1,321 sq ft, on a 40/60 payment plan, with completion expected in Q3 2029.
The market
Why Grade A offices in Dubai.
Grade A means modern, well-located buildings with a high specification. In Dubai they are close to full, rents have risen quickly, and most new supply doesn't arrive until 2028.
- 96%
- of Grade A offices occupied, with vacancy at 4.2%. JLL, Q2 2026
- 0.7%
- of prime office space available. JLL, Q2 2026
- +26.2%
- Grade A rents, year on year. JLL, Q2 2026
Dubai office vacancy, Q2 2026
Source: JLL, UAE Market Dynamics Q2 2026.
Office completions, million sq ft
Source: Cavendish Maxwell, H1 2026, converted from sq m. All offices, not only Grade A. Delays are common.
Office sales value, AED billion
Source: Cavendish Maxwell, H1 2026. 2025 values are derived from its reported growth rates.
Also worth knowing
- Savills reports average office rents stable at AED 241 per sq ft in Q3 2026, after growth paused in Q2. Its figures cover the whole market and use a different method from JLL's.
- Cavendish Maxwell recorded about 36% fewer transactions in Q2 2026 than in Q1.
- Savills expects much of the coming Grade A supply to be pre-leased or absorbed by existing demand.
See the data and sources
| Measure | Value | Source |
|---|---|---|
| Grade A vacancy | 4.2% | JLL via Khaleej Times |
| Prime availability | 0.7% | JLL via Khaleej Times |
| Citywide vacancy | 6.1%, was 7.7% | JLL via Zawya |
| Grade B vacancy | 8.0%, was 10.9% | JLL via Khaleej Times |
| Grade C vacancy | 10.9%, was 12.7% | JLL via Khaleej Times |
| Grade A rents, year on year | +26.2% | JLL via Zawya |
| Average rent per sq ft a year | AED 189, +14% | Cavendish Maxwell via Built Environment |
| Average sale price per sq ft | AED 2,012, +15% | Cavendish Maxwell |
| Completions 2026 | 92,300 + 150,000 sq m | Cavendish Maxwell |
| Completions 2027 | 379,000 sq m | Cavendish Maxwell |
| Completions 2028 | 718,000 sq m | Cavendish Maxwell |
| Office sales H1 2026 | AED 15.8B | Cavendish Maxwell |
| Average market rent, Q3 2026 | AED 241 per sq ft | Savills |
Market data for Dubai as a whole, not specific to this project. Past performance does not guarantee future results.
Four buildings. One address.
Four office blocks share one design language, with aluminium louvers and glass that filter the light across every façade. At ground level they open onto gardens and a shared courtyard.
- 272
- shell-and-core offices, on floors 3 to 6
- 3 m
- office ceiling height
- 4.5 m
- ground-floor office lobbies
- 1,200+
- parking spaces
The location
City of Arabia, Dubai
On Sheikh Mohammed Bin Zayed Road, part of Beyond's 165,000 m² The Yards masterplan.
- 3minIMG World
- 10minGlobal Village
- 20minDowntown Dubai
- 23minMall of the Emirates
- 25minDubai International Airport
- 35minDWC Airport
Drive times from the developer's brochure.
Work, with more around it.
Retail and dining, public terraces, a business centre, a gym, a lap pool and padel courts share the same address as the offices.
Gym, lap pool and padel courts are membership-based.
Payment plan
40/60
- 10%On booking
- 10%1 month from booking
- 5%1 May 2027
- 5%1 October 2027
- 5%1 May 2028
- 5%1 October 2028
- 60%On completion, Q3 2029
Questions buyers ask
What does shell and core mean?
The seller delivers the building structure, the outer envelope and the mechanical, electrical and plumbing connections for your unit. Partitions, ceilings, finishes, lighting and furniture are your own fit-out, at your cost and under the developer's fit-out guidelines.
What do I pay at booking?
10% of the price, plus the Dubai Land Department registration fee. We'll send you the full list of purchase costs before you commit.
When is completion expected?
The developer's payment plan gives Q3 2029.
Are the pool, gym and padel courts included?
They're on site but membership-based. We can share the details the developer provides.
Who is behind the project?
The developer is Beyond, a real estate brand within the Omniyat Group. Armaan Capital is a Dubai real estate brokerage focused on commercial property.