AYS off-plan projects: AED 1,977/sqft
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Developer portalAYS has 8 off-plan projects in our July 2026 dataset across 4 communities (most in Jumeirah Village Circle, Dubai Islands, Arjan).
Across 71 priced unit records the median asking price is AED 1,977 per sqft (2% below the Dubai-wide off-plan median), with the middle half between AED 1,944 and AED 2,536.
The median unit is AED 2.40M for 979 sqft.
AYS payment plans typically ask 20% on booking and 60% before handover.
Its heaviest handover year is 2027 with 3 projects due.
Scorecard
| Measure | This developer | Base | What it says, and does not |
|---|---|---|---|
| Completions on record | 1 | 8 off-plan | 1 on record, below the 3 needed to describe a span or a cadence. |
| Past its stated handover | 2 of 8 | 25% vs 6% market | Off-plan projects whose own published handover date has passed while the source still records them as under construction. One observation cannot separate a delayed building from a listing nobody refreshed, so this is a flag to check, not a finding: a proxy for on-time delivery, never a rate. Ranked across every developer at the delivery track record page. |
| Price against neighbours | 1.09x | 6 projects | Each project’s median rate per sqft over the median of the other builders in the same community, then the median of those. The developer’s own projects are excluded from the benchmark. Middle half 0.85x to 1.14x. |
| Payment plan discount | 5.67% | 5 schedules | How much less the unit costs in today’s money than its headline, once the published schedule is discounted. Market median 5.13%. Terms, not price: the full ranking. |
| Community footprint | 3 communities | 8 located projects | A focused book: 50% of it sits in Jumeirah Village Circle. Concentration is a fact about exposure, in either direction, not a verdict. |
| Listing completeness | 95% | 8 off-plan | Share of five listing facts published across its own projects: price 100%, handover date 100%, unit inventory 88%, payment plan 88%, coordinates 100%. Market 86%. This scores disclosure, not the buildings. |
Not measured here: delivery span and cadence. Each of those needs a base this developer does not reach in the corpus, and a thin number is worse than none.
The scorecard does not measure whether AYS hands over on time. Every project in this corpus carries one handover date, the date its listing stated when we read it. There is no separately recorded original announced date and no earlier reading of the same project to compare against, so no on-time rate can be computed, and we publish none rather than a proxy. The completions column is also bounded by what the corpus can see: 1,030 of the 1,083 delivered buildings on record handed over in 2020 or later (96%), and the corpus only sees projects that were listed on the portals we read, so an absent completion is an absence of evidence rather than evidence of absence. Full definitions, queries and limitations: methodology.
Price trend
One snapshot so far: AED 1,977 per sqft median over 71 priced units on 2026-07-30. A trend needs a second read; it is drawn here the day the next snapshot lands, one point per read, never interpolated.
Where the prices sit
63 of the 71 records are individual units with a listed price and size; the rest are unit-type starting prices. See methodology.
By bedroom count
| Type | Units | Median rateAED/sqft | Middle halfAED/sqft | Median priceAED | Median sizesqft | EntryAED, p25 |
|---|---|---|---|---|---|---|
| 1 BR | 41 | 1,946 | 1,944 to 1,979 | 1.84M | 947 | 1.83M |
| 2 BR | 19 | 2,536 | 2,524 to 2,568 | 3.72M | 1,448 | 3.50M |
| 3 BR | 9 | 1,904 | 1,711 to 2,622 | 3.98M | 2,370 | 3.58M |
SourceOffplanIndex corpus, July 2026n = 69 priced unit recordsasking prices, not transactionsMethod
By property type (median AED/sqft): Apartment 1,978 (60), Duplex 1,800 (11).
Payment plan norms
Medians are computed stage by stage, so bars may not sum to exactly 100. Plans with a stated total outside 90 to 110% are excluded.
AYS launch terms
Down payment mix: of AYS’s 7 off-plan projects with a readable payment plan, the number offering a plan with each deposit due on booking. A project can sit in more than one band.
Service charge, as AYS states it at launch: a median of AED 16 per sqft a year across 4 projects. Not the RERA index. Every community compared.
Counted from the same readable plans and the same band tests as the payment plan pages, off-plan projects only. Each part appears once three projects support it.
Delivery pipeline
AYS by address
A community earns a page here at 25 or more priced records across two or more AYS projects. Each one holds the builder still and compares it with everyone else selling at the same address.
Where AYS builds
Every AYS off-plan project
| Project | Community | Type | From | Median AED/sqft | Pre-handover | Handover | Status |
|---|---|---|---|---|---|---|---|
| Q Gardens Aliya | Jumeirah Village Circle | Apartment | AED 1.83M | 1,946 | 60% | Q4 2027 | On sale |
| Tivanno Residence | Dubai Islands | Apartment, Duplex | AED 2.52M | 2,568 | 40% | Q1 2027 | On sale |
| Q Gardens Lofts By AYS Property Development | Jumeirah Village Circle | Apartment, Duplex | AED 503K | 1,773 | 60% | Q4 2025 | On sale |
| Q Gardens Lofts Phase 2 By Ays | Jumeirah Village Circle | Apartment | AED 1.02M | 1,190 | 60% | Q1 2026 | Sold out |
| Aspin Grove | Jumeirah Village Circle | Apartment | AED 515K | 927 | 60% | Q3 2028 | On sale |
| Ventone | Dubai Islands | Apartment | AED 2.17M | 2,512 | 60% | Q4 2027 | On sale |
| Breva by AYS Developers | Dubai Islands | Apartment | AED 1.97M | n/a | 60% | Q4 2026 | On sale |
| Kusto Aura | Dubai Production City | AED 879K | n/a | n/a | Q1 2029 | On sale | |
| Q Gardens Boutique Residences | Arjan | n/a | n/a | n/a | Q1 2022 | Sold out |
Project facts (name, community, starting price, handover, payment plan) are as published by the developer. Median AED/sqft is our computation over that project's priced units.
Developers at a similar price point
AYS side by side
- Off-plan in Dubai 9 projects by AYS
Questions this data answers
What is AYS's average off-plan price per sqft?+
Across 71 priced units in 7 AYS projects (July 2026), the median asking price is AED 1,977 per sqft, with the middle half between AED 1,944 and AED 2,536.
Where is AYS building off-plan?+
AYS has projects in 4 communities. The largest concentrations are Jumeirah Village Circle (4), Dubai Islands (3), Arjan (1), Dubai Production City (1).
What payment plan does AYS usually offer?+
Across 11 published AYS payment plans the median structure is 20% on booking, 40% during construction and 40% on handover, so 60% before keys. 9% of plans include post-handover instalments.
When are AYS's off-plan projects handing over?+
Scheduled handovers by year: 2022: 1, 2025: 1, 2026: 2, 2027: 3, 2028: 1, 2029: 1. Dates are as published by the developer and can move.
How much does a AYS off-plan unit cost?+
1 BR: median AED 1,841,857 for 947 sqft; 2 BR: median AED 3,719,477 for 1,448 sqft; 3 BR: median AED 3,980,294 for 2,370 sqft.
Read next
The full report: every community, every developer, ranked.
AYS in context: price per sqft by community and developer, payment plan structures ranked by cash due before handover, the 2026 to 2029 delivery pipeline, and the CSV behind every table. PDF plus data, delivered instantly.
Source: OffplanIndex derived analytics, built 2026-10-02 from developer-published project facts and unit inventories aggregated from public portals (latest observation 2026-07-30). All statistics are computed by OffplanIndex; no third-party database is reproduced. See the methodology and data policy. Not investment advice.