Ayami Residence is a 376-unit mid-market residential development in Warsan First, Dubai, by Ayat Development — the property arm of Ayat Group. Ground was broken February 16, 2026, with studios to 2-bedroom apartments starting from AED 475,000 on a 50/50 payment plan and Q4 2028 handover. The Dubai Metro Blue Line, confirmed for September 9, 2029, will serve the International City and Warsan corridor approximately one year after residents move in. Oplus International Realty covers affordable off-plan Dubai for Abu Dhabi-based investors and UAE residents — this is the verified project picture, the developer structure, and the investment context the listing doesn't tell you.
Who Ayat Group Is — and Why It Matters for Off-Plan Buyers
Ayat Development is the real estate arm of Ayat Group, a fully vertically integrated UAE conglomerate. When most listings name Ayat Development, they omit the structure that is most relevant to an off-plan buyer's risk assessment.
Ayat Group encompasses development, construction, properties, trading, investment, and manufacturing — including its own factories. Nasser Ali Alsomahi, Chairman of Ayat Group, stated at the Ayami Residence groundbreaking ceremony: "What truly sets us apart is our fully integrated ecosystem. From development and construction to properties, trading, investment, and our factories, every entity works in synergy to ensure quality, efficiency, and complete control over standards and timelines."
For an off-plan buyer purchasing from a developer without an extended Dubai delivery history, this is the most relevant verification data point. A developer that controls its own construction arm and materials supply chain is structurally less exposed to the subcontractor cost escalation and supply chain delays that have affected delivery timelines across Dubai's apartment market. The construction has physically commenced — groundbreaking was February 16, 2026 — meaning this is not a pre-launch paper project.
Ahmed Salamah is CEO of Ayat Development. The project targets Q4 2028 completion.
Ayami Residence — The Project in Detail
Structure: G+Podium+6 floors+Rooftop. An 8-storey building — mid-rise by Dubai standards, which contributes to the lower density and community feel the developer describes as central to the project brief.
Units: 376 apartments across studio, 1-bedroom, and 2-bedroom configurations. Size range: 380 to 1,500 square feet. One-bedroom and 2-bedroom units include study rooms — a practical feature for remote workers and professionals that is not highlighted in most listings. Layouts favour open-plan arrangements with double-height living areas in select units, and a material palette of sand, taupe, muted grey, and charcoal.
Starting price: AED 475,000.
Payment plan: 50/50 — 10% on booking, 40% during construction milestones, 50% on handover. Handover: Q4 2028.
The building's design concept centres on "The Plaza" — the ground-level and podium community hub integrating the social and wellness amenity suite. The architectural approach prioritises a clean geometry with a sculptural entrance frame.
Amenities — What Is Confirmed and What Makes This Unusual at Price
The amenity list for Ayami Residence is exceptional at the AED 475,000 price bracket:
Pools: Three — a family pool with dedicated kids' pool, a splash pad, and a rooftop adults-only pool described as a private retreat with panoramic views. Two separate pool environments for different residents is uncommon in mid-market development.
Wellness: Two fully equipped gyms with Technogym equipment (a specific brand specification that indicates a genuine investment in kit quality), a dedicated yoga room, and a padel court.
Community and lifestyle: Open-air cinema, podcast studio, BBQ areas and lounge, landscaped gardens, and a kids' play area.
The podcast studio is the most unusual single amenity in this price range in Dubai. It signals a specific target resident — content creators, remote professionals, and young entrepreneurs — for whom the studio is a productive daily facility, not a gimmick. At AED 475,000 entry price, no comparable mid-rise in the International City / Warsan corridor offers this.
Warsan First — Location and What Is Actually Nearby
Warsan First sits adjacent to International City and Dragon Mart, with direct access to Sheikh Mohammed Bin Zayed Road (E311) and Al Awir Road. The area is a car-dependent, established residential corridor with an expanding off-plan pipeline.
Key journey times from Warsan First, consistent across source data:
- Dragon Mart: 6 minutes.
- Dubai Safari Park: 12 minutes.
- Mirdif City Centre: 11 minutes.
- Dubai Silicon Oasis: 14 minutes.
- Dubai International Airport: 16–20 minutes.
- Downtown Dubai: 25–30 minutes off-peak.
The area has bus connectivity within Warsan and International City. The car-dependence of the corridor is a genuine consideration for residents without private vehicles — Warsan First is not a walkable community.
Retail within the area is functional — Dragon Mart, multiple supermarkets, and the International City retail strip provide daily essentials without driving to a major mall. For broader shopping and dining, Mirdif City Centre and Festival City are the nearest significant destinations at 10–15 minutes.
The Blue Line Metro — A Confirmed Timeline
Most listings covering Ayami Residence reference the "future Metro Blue Line" without stating when it arrives. The Dubai Blue Line is confirmed to open September 9, 2029.
Ayami Residence is scheduled for Q4 2028 handover. The Blue Line opens approximately one quarter to nine months after residents move in. Buyers who evaluate Warsan First as a car-only location at the time of purchase will be buying into a metro-connected address within one year of handover.
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Contact us via WhatsAppThe Blue Line connects Dubai Silicon Oasis, Academic City, and Dubai Creek Harbour, with International City and Warsan corridor stations planned as part of the route. This connectivity expansion is the most significant structural change in the Warsan First investment case — it directly addresses the corridor's primary current disadvantage: no metro.
For investors modelling rental demand growth between 2028 and 2030, the Blue Line opening is the most specific catalyst to price into projections.
The Investment Case — Yield, Price Context, and the ROI Figure
Some listings for Ayami Residence cite a projected ROI of 5–6%. Based on the Warsan First and International City rental corridor's actual yield profile, this figure appears conservative.
Per DXB Interact and REIDIN 2025 data, Dubai's citywide apartment average yield is 7.2%. The International City and eastern affordable corridor — which includes Warsan First — consistently produces 7–8%+ for compact apartments due to the combination of affordable acquisition prices and sustained tenant demand from Dubai's industrial, logistics, and mid-income professional workforce.
Warsan First median apartment price per square foot was AED 1,273, up 4.4% year-on-year, per Dubuy.ai citing DLD data as of April 2026. At Ayami Residence's starting price of AED 475,000 for a studio from 380 square feet, the implied price per square foot of approximately AED 1,250 sits broadly in line with the Warsan First DLD median.
Oplus recommends investors build rental income projections from DLD comparable transaction data for Warsan First specifically — not from developer-stated ROI estimates, which are inherently indicative. The corridor's existing rental market and the Blue Line catalyst together present a defensible investment case; the specific yield outcome will depend on unit size, floor level, management approach, and rental market conditions at handover.
At AED 475,000 for a studio, the cash-at-risk entry point is among the lowest available for a freehold Dubai off-plan apartment with this amenity profile and metro connectivity incoming within one year of handover.
Who Ayami Residence Suits — and Who Should Look Elsewhere
Well suited for: Abu Dhabi-based investors seeking low-entry-point freehold Dubai exposure with the E311 highway connection and Blue Line catalyst. Young professionals and couples relocating to Dubai who need a functional, well-amenitised apartment at an affordable rental. Remote workers and content creators who will use the podcast studio and open-plan study room regularly. Investors seeking a sub-AED 600,000 entry into a corridor with genuine infrastructure-driven appreciation potential before 2030.
Harder fit for: Buyers who need metro access from day one — the Blue Line arrives in September 2029, approximately one year after handover. Residents without private vehicles who need walkable daily mobility now. Investors seeking immediate rental income — Q4 2028 handover means approximately 2.5 years from booking before any income. Buyers who need established resale data to model exit valuations — as a new development, no Ayami Residence-specific resale history exists.
For investors evaluating Ayami Residence alongside other affordable Dubai off-plan options, browse off-plan apartments in Dubai through Oplus for available alternatives across price points, handover dates, and locations. The Oplus Dubai investment guide covers yield comparisons across affordable and mid-market communities citywide.
Frequently Asked Questions
Ayat Development is the real estate development arm of Ayat Group, a fully integrated UAE conglomerate that includes construction, manufacturing, trading, and investment entities. Nasser Ali Alsomahi is Chairman of Ayat Group; Ahmed Salamah is CEO of Ayat Development. The group's integrated structure — including its own construction arm and factories — gives it direct supply chain control, which is a material delivery credibility factor for off-plan buyers.
Studios start from AED 475,000, with 1-bedroom and 2-bedroom apartments at higher price points. All unit types range from 380 to 1,500 square feet. One and two-bedroom units include study rooms as part of the floor plan configuration.
Groundbreaking occurred on February 16, 2026, confirming that construction has physically commenced. Handover is scheduled for Q4 2028 per the official project announcement.
The 50/50 plan is: 10% on booking, 40% during construction milestones, and 50% on handover. At AED 475,000 starting price, the handover payment is AED 237,500. Buyers planning mortgage financing at handover should note the UAE Central Bank's 50% maximum LTV for off-plan property and confirm current mortgage eligibility with a licensed advisor.
The Dubai Blue Line is officially scheduled to open September 9, 2029 — approximately one quarter to nine months after Ayami Residence's Q4 2028 handover. The Blue Line serves International City and the Warsan corridor, connecting to Dubai Silicon Oasis, Academic City, and Dubai Creek Harbour. Residents of Ayami Residence will gain metro access within approximately one year of moving in.
Dubai's citywide apartment average yield was 7.2% in 2025 per DXB Interact and REIDIN data. The International City and Warsan corridor consistently produces 7–8%+ for affordable apartments due to strong tenant demand from Dubai's industrial and mid-income professional workforce. Some listings for Ayami Residence cite 5–6% ROI — Oplus recommends investors model yield using DLD comparable rental transaction data for Warsan First specifically, rather than developer estimates.
The podcast studio is the most distinctive amenity in this price bracket in the Warsan/International City corridor. Two Technogym-equipped gyms, a padel court, three separate pool environments (family, splash pad, adults-only rooftop), an open-air cinema, and a yoga room are all confirmed from official project specifications.
Yes. Warsan First is a freehold-eligible area in Dubai, allowing foreign nationals to purchase property with full ownership rights. At AED 2 million+ qualifying investment value, a UAE investor Golden Visa is applicable, though Ayami Residence's starting price of AED 475,000 is below that threshold for single-unit purchases.
Written by: Oplus International Realty Editorial Team
About Oplus: Licensed UAE real estate brokerage based in Abu Dhabi, covering Abu Dhabi and Dubai off-plan, secondary market, and investment properties. RERA registered. oplusrealty.com
Last reviewed: April 24, 2026
Disclaimer: This article is for informational purposes only and does not constitute financial or investment advice. Consult a RERA-licensed professional before any property decision.
Sources Zawya — Ayat Development groundbreaking announcement, February 16, 2026 (official press release) TradeArabia — Ayat Development groundbreaking, February 16, 2026 Ayat Group — Chairman and CEO statements at Ayami Residence groundbreaking ceremony Dubuy.ai — Warsan First DLD apartment median AED 1,273/sqft, +4.4% YoY (April 2026, citing DLD) DXB Interact / REIDIN — Dubai apartment average gross rental yield 7.2% (2025) Roads and Transport Authority (RTA) — Dubai Metro Blue Line September 9, 2029 confirmed opening UAE Central Bank (CBUAE) — Off-plan LTV 50% maximum