Marassi
Marassi stands as the most visited destination in Egypt’s north coast
Building Green
How ESG is transforming global real estate
Mahdi Amjad
From bold beginnings to a redefining luxury
Oman’s housing market
Heats up amid vision 2040 push
Dubai’s property market
Face a reality check?
Saudi Arabia opens its doors to foreign property buyers
Success is not final; failure is not fatal: It is the courage to continue that counts.
Churchill
Marassi stands as the most visited destination in Egypt’s North Coast. Offering a revolutionary Sahel experience, it is situated 140 km from Alexandria making it an alluring destination for many.
Spanning over 6.5 million sqm of meticulously-planned seaside luxury; the resort promises unparalleled indulgence.
Spreading over 6.5 km beachfront
Marassi Bay is the refined new neighborhood at its pinnacle. Following a master plan crafted to mirror the sweeping peninsula, this prestigious address is set to become synonymous with unparalleled elegance, privacy and tranquility.
Arrive through the grand gateway lined with tall palm trees and notice the details that define this impressive neighborhood, from the refined architecture of its residences to its elegant streets-capes and public spaces.
Enjoy a breathtaking view that looks onto vast landscape and swimming pools crowned by the azure blue horizon of the North Coast.
The Village, brings Santorini to your Marassi experience. A summer time get-away with unprecedented beauty & simplicity. Positioned on a Marassi hilltop with dazzling panoramas.
Riva Golf Villas offer a surreal getaway while waking up every day to ultimate greenery, enchanting views of the golf course, and peaceful surroundings.
Spin, slide, and splash your way down with The Tsunami & Cyclone Chute winding water slides! Add extra bump in your chest where water splashes everywhere!
Taking inspiration from seaside living across the world, Marina Views is the height of maritime en vogue living at the heart of Marassi.
With scenery that dances to the sun’s rays, and silvery views of the moon, one can enjoy the finest of candlelit dinners, warm get-togethers, or just take in a mood of unmatched serenity from the comfort of your own Miami-inspired home and terraces.
Don’t be afraid to give up the good to go for the great.
John D. Rockefeller
From carbon-neutral skyscrapers to climate-resilient housing, sustainability has become the defining force shaping property investment in Europe, Asia, and the United States.
A decade ago, sustainability in real estate was a niche concern, often dismissed as a costly addon rather than a core business imperative. Today, it is the centerpiece of strategy for developers, investors, and tenants alike. Across Europe, Asia, and the United States, the pressure to build greener, more resilient properties is intensifying as governments legislate emissions targets, investors demand Environmental, Social, and Governance (ESG) compliance, and consumers grow more conscious of climate risks. The result is nothing short of a transformation in how real estate is conceived, financed, and valued.
In Europe, the shift is particularly pronounced. The European Union’s Green Deal, with its binding commitment to cut greenhouse gas emissions
by at least 55% by 2030, has created a new regulatory landscape. Buildings, which account for roughly 40% of energy consumption and 36% of CO₂ emissions in the EU, are at the center of this agenda. Stricter building codes, mandatory energy performance certificates, and renovation subsidies are pushing landlords to retrofit existing stock and ensure new projects meet the highest environmental standards. Investors are following suit: in 2024, more than €150 billion flowed into European sustainable real estate funds, representing nearly 30% of total real estate investment.
The United States presents a more fragmented picture, with regulations varying by state and city. Yet momentum is clear. New York’s Local Law 97, which sets carbon emission caps on large buildings, is driving landlords to invest billions in retrofits. California has mandated that all new commercial buildings achieve net-zero carbon by 2030. At the same time, federal incentives under the Inflation Reduction Act are making energy-efficient upgrades financially attractive. The U.S. Green Building Council reports that LEEDcertified office space has doubled since 2015, now comprising 40% of all new office construction. Major investors such as BlackRock and Brookfield openly state that sustainability credentials are non-negotiable for new acquisitions.
Asia, too, is advancing quickly. Singapore has positioned itself as a regional leader, requiring all new buildings to meet the Green Mark certification system and aiming for 80% of its buildings to be green by 2030. In Japan, Tokyo’s municipal government has introduced mandatory carbon reduction plans for large real estate owners, while developers in China are increasingly adopting green standards to attract international tenants and investors. Asia-Pacific’s green real estate market grew by 15% annually between 2020 and 2024, reflecting both regulatory pressure and rising tenant demand.
Tenant behavior is a powerful driver of this shift. Multinational corporations with their own ESG mandates now demand green-certified offices, often refusing to lease space in outdated buildings. A 2024 survey by CBRE found that 70% of global corporations rank sustainability as a top-three criterion when choosing office space, compared to just 30% a decade ago. Employees, too, are pushing companies to align workplaces with values. Natural light, efficient air systems, and eco-friendly designs are no longer luxuries—they are expectations.
The financial case for green real estate is increasingly compelling. Data from MSCI shows that green-certified buildings command rental premiums of 8–12% globally, while also achieving lower vacancy rates. Operating costs are significantly reduced due to energy efficiency, with some retrofitted properties reporting utility savings of up to 30%. Investors also see longterm value protection: climate risks such as flooding, heat waves, and sea-level rise threaten the viability of poorly located or inefficient assets. Insurers are pricing these risks into premiums, making unsustainable buildings not only harder to lease but also more expensive to insure.
Innovation is accelerating the trend. Developers are experimenting with carbon-neutral materials such as cross-laminated timber and recycled concrete. Smart building technologies are enabling real-time energy monitoring, optimizing usage, and reducing waste. In the Netherlands, one of the world’s most advanced green buildings, The Edge in Amsterdam, generates more energy than it consumes, powered by solar panels and a smart grid. Similar examples are emerging in Asia, where skyscrapers in Singapore and Shanghai incorporate vertical gardens and rainwater harvesting systems to reduce environmental footprints.
Residential markets are also adapting. In Europe, demand for energy-efficient homes has surged as consumers grapple with rising utility costs and climate awareness. Retrofitting old housing stock is a massive challenge: nearly 75% of Europe’s buildings are energy inefficient. Governments are responding with incentives such as
subsidies and low-interest loans for home renovations. In the U.S., suburban developers are increasingly marketing eco-friendly communities with solar panels, electric vehicle charging stations, and walkable layouts. In Asia, high-density cities are experimenting with vertical farming and green rooftops to improve food security and environmental resilience.
However, the green transition is not without challenges. Retrofitting older buildings is expensive, often costing $200–$400 per square meter. Small landlords may struggle to finance upgrades, risking obsolescence or forced sales. There is also the risk of “greenwashing,” as some developers exaggerate sustainability credentials to attract investors. Regulators are responding by tightening disclosure rules. The EU’s Sustainable Finance Disclosure Regulation (SFDR) requires fund managers to prove ESG claims with hard data, while similar standards are emerging in the U.S. and Asia.
Equity is another concern. As green-certified buildings command rental premiums, there is a risk that sustainable real estate will become the preserve of wealthier tenants, exacerbating housing inequalities. Policymakers are aware of this tension. In Europe, renovation subsidies aim to ensure that low-income households benefit from energy efficiency. In the U.S., the Inflation Reduction Act allocates billions to low-income energy programs. In Asia, governments are experimenting with public-private partnerships to fund affordable green housing. Balancing sustainability with inclusivity will be a defining challenge in the years ahead.
The investment landscape is shifting rapidly. Pension funds, sovereign wealth funds, and institutional investors increasingly view unsustainable assets as stranded risks. Norway’s sovereign wealth fund, the world’s largest, has announced it will divest from non-green real estate by 2030. In the Middle East, even oil-rich states such as the UAE and Saudi Arabia are pushing green building codes to align with diversification agendas. Capital is moving decisively toward sustainability, reshaping global property markets in the process.
Looking ahead, the numbers suggest that the trend is irreversible. Analysts project that by 2030, more than 50% of new commercial real estate globally will be green-certified, up from 25% in 2020. Retrofitting will be the other half of the story: trillions of dollars will be required to upgrade existing stock to meet emission targets. While challenges remain, the direction of travel is clear. Sustainability is no longer a fringe issue—it is the central driver of value, risk, and opportunity in real estate.
The future of real estate is being built today, and it is being built green. Developers who embrace sustainability will not only comply with regulation but also gain competitive advantage. Investors who prioritize ESG will secure stronger returns and lower risks. And cities that align growth with climate goals will ensure livability for future generations. What was once a niche consideration is now the defining force of the industry. In Europe, Asia, and the United States alike, the next generation of skylines will not just be taller or shinier—they will be cleaner, smarter, and built for a planet in urgent need of change.
Success usually comes to those who are too busy to be looking for it.
Henry David Thoreau
The Founder & Executive Chairman of OMNIYAT Group, Mahdi Amjad, didn’t just set out to be yet another Dubai property entrepreneur. There were already plenty of those during Dubai’s boom period of the early noughties.
His entrepreneurial journey started at an early age working within the family business and blossomed when he started his first company that went on to become one of the largest IT distribution businesses in the UAE. Even then, he knew that diversification is key to continued growth. When he successfully exited the IT industry, he explored different investment options in the UAE and internationally.
But it was his real estate investments that sparked a lifelong passion for the industry, leading him to found OMNIYAT in 2005 with the ambition of reimagining Dubai’s skyline.
Today’s leaders don’t want cookiecutter offices; they want environments that inspire.
Since then, he has carved out a distinct niche in luxury real estate, leaving an iconic mark on Dubai’s burgeoning skyline. “In 2005, we started by reimagining the way we develop properties, combining architecture and precision with imaginative designs and art to create an elevated living experience for people in the city,” explains Amjad.
“We set out not only to reshape Dubai’s real estate landscape, but to redefine it altogether and highlight it on a global stage. Everything we do, from the way we think, design, and build iconic masterpieces and destinations, has been driven by this vision we call ‘The Art of Elevation.”
Two decades later, OMNIYAT stands as a pioneer in Dubai’s ultra-luxury sector. In 2025, the company raised USD 900 million through a USD 500m green Sukuk in May and a USD 400 million issuance in September.
“The fact that a Dubai luxury developer could raise nearly USD 1 billion in global markets in such a short period of time would have been unthinkable a decade ago. For OMNIYAT, it marks a significant milestone of credibility and strong global investor trust in OMNIYAT, and our disciplined strategy, robust pipeline, and ability to deliver exceptional developments. It also reflects Dubai’s resilience and sustained appeal as a global investment destination” says Amjad.
What does this mean for OMNIYAT’s growth trajectory? “Our second issuance was more than twice oversubscribed and the improved pricing compared to our debut Sukuk is another sign of the market’s increasing confidence in our future growth opportunities,” explains Amjad. “By extending our debt maturity profile, we’ve further strengthened our balance sheet and created the long-term stability to accelerate our most ambitious growth agenda yet.”
“The fact that a Dubai luxury developer could raise nearly USD 1 billion in global markets in such a short period of time would have been unthinkable a decade ago.
“To support this ambitious growth agenda, we’ve implemented a policy of strategic diversification across new projects, segments and geographies while retaining our ethos of bringing only the best in class to our customers.
Ambition on a Grand Scale Ambitious is certainly the operative word. Projects in the pipeline include transformative developments such as LUMENA, OMNIYAT’s record-setting commercial tower in the Burj Khalifa District, and ENARA; two commercial projects which sold out within weeks of launch. The Group has also acquired Marasi Bay Island, where OMNIYAT has major plans underway. “We are introducing the Burj Khalifa district’s first beach club at Marasi Bay Island, establishing a new paradigm of urban waterfront living that blends privacy, luxury, and curated social experiences. Marasi Bay will soon be transformed into a luxurious ecosystem right in the heart of Dubai.”
Another key milestone was the launch of OMNIYAT Bespoke, a new platform that built on the company’s legacy of ultra-luxury real estate excellence to deliver one-of-a-kind residences co-created with the world’s finest talent in design and craftsmanship. “The UAE is witnessing a new era of exceptional and unique experiences emerging within its ultraluxury market, and OMNIYAT has yet again taken a pole position in this space,” says Amjad. “As Dubai continues to experience rising economic growth cementing its position as a global luxury destination, demand for personal and ultra-rare lifestyles is soaring. OMNIYAT Bespoke offers a practical way for owners from all over the world to infuse their unique aspirations into every facet of their homes, allowing them to elevate their lifestyles into something extraordinary.”
While OMNIYAT’s residential and hospitality landmarks stand out, its focus on delivering the same luxurious experiences to commercial and working spaces remains key for the company.
One of its inaugural projects launched in 2007, The Opus by OMNIYAT, is a mixed-use commercial, residential, hospitality and hotel landmark in Dubai’s Business Bay. The Opus, which was designed by the late visionary architect Dame Zaha Hadid, has become one of the most iconic architectural masterpieces in the region.
Since then, the Company has seen a consistent increase in demand for premium or Grade A office spaces in both luxury and ultra luxury commercial buildings. These spaces offer employers and employees a refined corporate environment with
world-class amenities, sustainable design, and exclusive working experience. Within months of launch, most of its featured developments were sold out including One by OMNIYAT, The Binary, Bayswater, and The Opus and most recently joined by ENARA and LUMENA.
“Our evolution into ultra-luxury commercial spaces was organic as we saw growing demand from UHNWIs and global firms for workspaces that reflect their stature and values,” explains Amjad. “Today’s leaders don’t want cookie-cutter offices; they want environments that inspire. By bringing residential-
level refinement and hospitality-inspired service to the workplace, we see immense potential in this new vertical.”
These ultra-luxury commercial projects are designed with amenities, services and features usually reserved for fivestar hospitality, including concierge services, Michelinstar fine dining, and world-class wellness facilities. For Amjad, wellness is the new currency of luxury. “Today’s UHNWIs are looking for more than aesthetics; they want spaces that support their physical, emotional, and social well-being,” he explains.
“We set out not only to reshape Dubai’s real estate landscape, but to redefine it altogether and highlight it on a global stage.
“That’s why we have adopted a holistic living approach in our communities where luxury is measured not only by design and amenities but also by how long and how well you can thrive in these environments. Wellness is embedded into the DNA of our developments.
To achieve that, we partner with leading global providers of wellness, longevity and preventive healthcare to create unique experiences ranging from curated soundscapes to on-site longevity clinics.”
As the UAE real estate sector continues to expand, the same vision, passion and philosophy underpin all of Mahdi Amjad’s business ventures. This was particularly reflected in the launch of OMNIYAT Group in 2024, a multi-branded portfolio of companies operating across the real estate, hospitality, commercial and tech sectors.
The Group builds on OMNIYAT’s legacy as a market leader and trend setter in the ultra-luxury segment
of the industry and is positioned to drive the next phase of growth, based on a clear and future looking strategy.
“To support this ambitious growth agenda, we’ve implemented a policy of strategic diversification across new projects, segments and geographies while retaining our ethos of bringing only the best in class to our customers,” says Amjad.
“We now apply the same principles and diligence
that set OMNIYAT apart globally to every segment of the market that we operate in,” he adds. “Our vision and promise is to deliver ‘best-in-class, in every class’, setting the highest standards, ensuring quality, innovation, and inspirational experiences for all stakeholders, especially our customers, through our growing and diversified portfolio,” states Amjad.
Expanding the Platform: BEYOND
One of OMNIYAT Group’s most important steps in 2024 was the launch of BEYOND, a bold brand
created to capture the wider luxury segment of the market. It represents the Group’s entry into adjacent real estate categories, broadening its reach while staying true to the principles of design excellence and meticulous execution that define OMNIYAT.
BEYOND was founded with a clear vision: to go beyond building homes by shaping destinations in exceptional locations, where architecture flows seamlessly with nature and communities are designed around wellness and connection. “BEYOND embodies our ambition to lead this broader market with developments that are innovative, inclusive, and experienceled, creating places that inspire and endure for generations,” says Mahdi.
In less than a year, BEYOND has launched seven landmark projects, surpassing AED 7 billion in sales and introducing more than 2,000 residences to the market. These achievements have positioned the brand among Dubai’s top 10 developers and the top three in its segment. This rapid momentum underscores BEYOND’s emergence as a leading player shaping Dubai’s real estate landscape, contributing directly to the objectives of the Dubai Real Estate Strategy 2033 by strengthening the sector’s growth, enhancing its competitiveness, and reinforcing the city’s global appeal as a destination for both investment and exceptional living.
The Philosophy and Formula for Enduring Success
OMNIYAT’s philosophy is to treat real estate as a canvas where form, function, imagination and feeling must coexist. Working with the world’s most acclaimed architects and designers, they obsess over the small details – everything, from façade
engineering to interiors and landscaping is deliberate. “I have been privileged to collaborate with the world’s best minds, who have shaped how we view space and possibility. Through their boldness and vision, we challenge norms and embrace architecture as a statement.
Those collaborations still inform our creative process today.”
For Amjad, the formula is simple: “We obsess over small details and ensure that everything, from façade engineering to scent and soundscapes, is purposeful.”
As a parting note, Mahdi Amjad offers three lessons for aspiring entrepreneurs: “First, dream boldly and execute meticulously.
Second, surround yourself with people who challenge you. And third, be patient. Great things, especially iconic masterpieces, take time.”
“We obsess over small details and ensure that everything, from façade engineering to scent and soundscapes, is purposeful.
The way to get started is to quit talking and begin doing.
Rising property prices, surging demand, and government-led housing initiatives are reshaping Oman’s real estate sector as the country positions itself for longterm growth.
Oman has long been considered one of the Gulf’s quieter property markets, overshadowed by the skyscrapers of Dubai and the megaprojects of Saudi Arabia. Yet, in recent years, the Sultanate has quietly staged its own real estate story—one marked by steady growth, rising demand, and a determined government drive to expand housing supply. Data from the National Centre for Statistics and Information (NCSI) shows that in the first quarter of 2025, average residential property prices rose by 7.3% year-on-year, with land, villas, and apartments all registering gains. It is a clear signal that Oman’s real estate market is no longer operating in the shadows of its neighbors. Instead, it is emerging as a key pillar of the country’s Vision 2040 strategy, which seeks to diversify the economy and improve quality of life for its citizens.
The dynamics driving this surge are complex. On the one hand, Oman faces a youthful and growing population, with over 50% of its citizens under the age of 30. Household formation is rising, and young families are eager to enter the housing market. On the other hand, the supply of affordable housing has not kept pace with demand, creating upward pressure on prices. While villas remain the most sought-after form of housing, especially among Omani families, the apartment sector is expanding rapidly, fueled by both domestic buyers and expatriate professionals. Land values, too, have appreciated, reflecting demand for new development plots in urban centers such as Muscat, Sohar, and Salalah.
“Oman
faces a youthful and growing population, with over 50% of its citizens under the age of 30.
Government strategy is central to this transformation. The Ministry of Housing and Urban Planning has set ambitious targets to deliver tens of thousands of new housing units annually in order to meet the needs of citizens. By 2040, Oman aims to house its population of nearly 6 million in sustainable, well-planned communities. The government has launched multiple initiatives to encourage development, including the allocation of land for affordable housing projects, incentives for private developers, and partnerships with international investors. In 2024 alone, over 23,000 housing loans were approved for Omani families under subsidized financing programs, underscoring the state’s role in facilitating access to homeownership.
Foreign investment also plays an increasingly important role. Oman introduced regulations in 2018 allowing non-GCC foreigners to own property in Integrated Tourism Complexes (ITCs), such as The Wave Muscat (Al Mouj), Muscat Hills, and Salalah Beach. These developments, designed to combine residential, retail, and
“Affordability, however, remains a pressing concern. As prices rise, young Omanis are finding it increasingly difficult to buy property in Muscat and other urban centers.
leisure spaces, have attracted buyers from Europe, India, and East Asia. More recently, the government has signaled plans to expand foreign ownership rights to additional zones, particularly in mixed-use developments aligned with Vision 2040. By making real estate more accessible to international investors, Oman hopes to stimulate demand, diversify its economy, and compete more effectively with Dubai and Doha.
The results are already visible. In Muscat, property transactions reached nearly OMR 2.3 billion ($6 billion) in 2024, a 12% increase over the previous year. Demand is especially strong for mid- to high-end apartments in areas like Al Mouj and Qurum, where expatriates and Omanis alike are drawn to waterfront living and modern amenities. Villas in suburban districts, meanwhile, are seeing price increases of
10–12% annually, reflecting the desire of Omani families for larger homes. Land sales remain brisk, particularly in Sohar and Duqm, where industrial growth and port expansion are driving demand for housing.
Affordability, however, remains a pressing concern. As prices rise, young Omanis are finding it increasingly difficult to buy property in Muscat and other urban centers. A 2024 survey by the Oman Real Estate Association found that nearly 60% of first-time buyers felt priced out of the market, even with subsidized loans. This affordability gap has prompted calls for greater investment in low-cost housing. Developers are responding with smaller, more efficient apartment projects, but the challenge persists. If left unchecked, affordability constraints could dampen long-term demand and widen social inequalities.
Rental trends add another layer of complexity. Average rents in Muscat rose by 8% in 2024, with certain hotspots such as Al Mouj seeing double-digit increases. Rental yields remain attractive compared to regional benchmarks, averaging 6–7% annually, which has spurred interest from buy-to-let investors. Expatriates, who make up nearly 40% of Oman’s population, remain a key driver of the rental market. However, fluctuations in oil prices and employment patterns in the energy sector pose risks. A slowdown in global energy demand, for instance, could reduce the expatriate population and soften rental demand.
Beyond supply and demand, Vision 2040 is reshaping the very fabric of Oman’s real estate sector. The plan emphasizes sustainable urban development, with a focus on green spaces, public transport, and mixed-use communities. Developers are increasingly incorporating environmental and social sustainability into projects, from solar-powered housing to water-efficient landscaping.
Salalah’s new waterfront developments, for example, are being designed to minimize ecological impact while promoting tourism and residential living. This emphasis on sustainability is not only a response to environmental challenges but also a way to differentiate Oman’s real estate market from its regional peers.
The comparison with neighboring markets is instructive. Dubai’s property boom has been characterized by volatility, with cycles of rapid growth followed by corrections. Saudi Arabia, meanwhile, is embarking on an unprecedented wave of megaprojects under Vision 2030. Oman’s strategy appears more measured—focused on gradual, sustainable growth rather than dramatic surges. Yet this measured pace may also be a strength, insulating the market from the boom-and-bust cycles that have destabilized others.
Still, challenges remain. Access to financing, while improving, is limited compared to wealthier Gulf states.
Many Omanis rely on government-subsidized loans, while private mortgage markets are relatively underdeveloped. Infrastructure in secondary cities lags behind Muscat, limiting the attractiveness of emerging markets. Regulatory processes, while improving, can be slow, discouraging some private investors. Addressing these structural issues will be critical if Oman hopes to sustain momentum.
Looking ahead, the outlook for Oman’s real estate market remains broadly positive. Analysts expect residential prices to continue rising by 5–8% annually through 2027, driven by demographic growth, government programs, and steady foreign interest. The expansion of ITCs and mixed-use developments is likely to draw more international buyers, particularly those seeking long-term investments in a stable market. Rental yields are expected to hold steady, maintaining Oman’s appeal to investors seeking income-generating assets.
For Oman’s citizens, the government’s ability to balance rising demand with affordability will be the ultimate test. Vision 2040 is ambitious, aiming not just to provide housing but to create sustainable, livable cities that meet the needs of a young population. Success will depend on whether Oman can deliver enough homes, at the right prices, while also attracting international capital and ensuring regulatory transparency.
Oman’s housing market may not yet command the global headlines of Dubai or Riyadh, but it is quietly transforming. Rising prices, growing demand, and government-led initiatives are setting the stage for a real estate sector that is both resilient and ambitious. As cranes rise over Muscat’s skyline and coastal developments reshape Salalah and Sohar, Oman’s real estate market is moving from the margins to the mainstream. In the years ahead, it will not just be a question of whether Oman can meet demand—but whether it can shape a housing market that embodies the sustainable, inclusive vision of its future.
I never dreamed about success. I worked for it.
Estée
Lauder
After years of relentless growth, Dubai’s real estate sector is bracing for oversupply, shifting demand, and the possibility of a price correction.
Dubai’s skyline, with its glass towers, luxury villas, and ambitious off-plan projects, has long symbolized the city’s position as a global magnet for wealth and opportunity. Over the past five years, the emirate’s property market has surged on the back of foreign capital inflows, population growth, and investor confidence. Average residential prices rose by nearly 20% between 2021 and 2024, according to CBRE, with the luxury segment— especially villas on Palm Jumeirah—registering gains of up to 44% in the same period. Yet, beneath the glittering surface lies a growing concern: oversupply. Analysts now warn that a wave of new housing units may test the resilience of Dubai’s real estate sector, threatening to cool what has been one of the world’s hottest property markets.
The scale of upcoming construction is staggering. More than 210,000 new residential units are expected to hit the Dubai market between 2025 and 2026. This represents the largest pipeline since the pre-2008 boom years, when supply raced ahead of demand and triggered a painful correction. In 2024 alone, developers delivered around 47,000 units, exceeding the fiveyear annual average by nearly 35%. With flagship projects such as Dubai Creek Harbour, Jumeirah Village Circle expansions, and luxury beachfront towers under way, the city could face a saturation point.
“Every cycle in Dubai has been defined by supply and demand imbalance,” says an analyst at Knight Frank. “What’s different this time is that the luxury segment has been driving growth, but the pipeline is broadening into mid-market and affordable housing, raising questions about absorption capacity.”
Historically, Dubai’s buyers have been a mix of wealthy expatriates, Gulf investors, and increasingly, European and Asian families seeking either second homes or investment properties. Russians emerged as one of the largest buyer groups in 2022-2023, accounting for nearly 16% of prime transactions, followed closely by Indian and British investors. However, recent trends show diversification. Chinese buyers are making a comeback after travel restrictions eased, while domestic demand from Emiratis remains steady. Still, the question remains: will demand keep pace with
supply in a city where rental yields, though strong— averaging 6–7% compared to global benchmarks of 3–4%—may be pressured by oversupply?
The most dramatic growth has been at the top end of the market. Villas priced above AED 10 million ($2.7 million) accounted for a record share of sales in 2024, driven by demand for exclusivity, space, and waterfront living. Palm Jumeirah, Emirates Hills, and District One continue to attract ultra-high-net-worth individuals. In contrast, affordable and mid-market properties— historically the backbone of Dubai’s housing—have seen slower price appreciation. Average apartment prices rose just 5% in 2024, compared to nearly 15% for luxury villas. With many of the new units falling into the mid-market category, analysts fear that this segment could see the sharpest correction if absorption slows.
Despite concerns, developers remain bullish. Emaar Properties, Dubai’s largest developer, announced plans to expand its residential footprint with multiple new towers and masterplanned communities.
Despite concerns, developers remain bullish. Emaar Properties, Dubai’s largest developer, announced plans to expand its residential footprint with multiple new towers and masterplanned communities. Similarly, Damac and Nakheel are pushing forward with large-scale projects aimed at both luxury and middle-income buyers. Marketing campaigns emphasize Dubai’s tax-free status, lifestyle appeal, and relative affordability compared to global hubs like London or Hong Kong. Yet, history offers a cautionary tale. In the early 2010s, Dubai saw property prices plunge over 50% after the 2008 financial crisis, leaving many investors stranded. The current optimism, some say, risks ignoring cyclical realities. “Developers are racing to capitalize on demand while it’s hot, but if external shocks or oversupply hit, we could see a swift correction,” notes a regional economist.
Dubai’s fortunes have always been tied to global flows of capital. Rising interest rates in the U.S. and Europe during 2023–2024 did little to dampen demand, largely because Dubai’s market is less mortgage-driven and more cash-based. In fact, over 70% of
transactions in 2024 were cash purchases, insulating the sector from borrowing cost pressures. But risks remain. A slowdown in global economic growth, tightening regulations on capital outflows in key source countries, or geopolitical tensions in the region could all impact demand. Additionally, a stronger U.S. dollar—pegged to the dirham—may price out some foreign buyers.
The rental market remains a bright spot. Average rents climbed 23% between 2022 and 2024, with prime areas like Downtown Dubai and Palm Jumeirah seeing even higher increases. This has bolstered yields and attracted buy-to-let investors. However, with the upcoming wave of supply, rental growth is expected to moderate. Analysts forecast annual rental growth of 3–5% from 2025 onward, compared to double-digit increases of recent years. Tenants, long squeezed by rising rents, may finally see relief.
Dubai’s government has historically intervened to stabilize the property market. Initiatives such as visa reforms, foreign ownership rights, and digital land registration have enhanced transparency and broadened participation. In 2024, regulators introduced stricter escrow requirements for developers, aiming to reduce the risk of abandoned projects. Market watchers expect further measures if oversupply drives volatility. “We could see policies that limit speculative flipping or incentivize long-term ownership,” suggests a property lawyer. Such measures would echo those introduced in Singapore or Hong Kong to curb overheating.
Dubai’s real estate boom is not unique. Global hubs like Miami, Singapore, and Lisbon have also seen property prices surge, fueled by international buyers and post-pandemic migration. Yet, unlike these cities, Dubai’s supply pipeline is vast, raising questions about sustainability. For example, Miami delivered fewer than 20,000 new units in 2024, less than half of Dubai’s pipeline. Lisbon, meanwhile, struggles with housing shortages and regulatory bottlenecks. Dubai’s strength lies in its ability to build fast—but that strength can also create fragility.
Most experts stop short of predicting a crash. Instead, they foresee a gradual cooling. Fitch Ratings projects Dubai residential prices could fall by 10–15% over the next two years, primarily in mid-market segments, while luxury properties may remain more resilient. Developers may delay or stagger deliveries to avoid flooding the market, while population growth—Dubai’s population crossed 3.7 million in 2024, up from 3.3 million in 2020—will continue to underpin demand. Ultimately, Dubai’s property market remains a global outlier: fast-moving, volatile, and attractive to investors willing to accept higher risks for potentially higher returns.
Dubai’s real estate market stands at a crossroads. Years of booming growth have reshaped the city into one of the world’s most dynamic property hubs. But as the cranes keep swinging and supply surges ahead, the risk of
oversupply looms large. For investors, the message is clear: opportunities remain abundant, but selectivity is key. Prime assets may hold value, while mid-market apartments could face headwinds. For Dubai itself, managing this delicate balance will determine whether the city’s property market continues its ascent.
Dubai’s real estate market stands at a crossroads.
Years of booming growth have reshaped the city into one of the world’s most dynamic property hubs.
Enlighten Your Eternal Beauty, Inside and Out!
@muarjewels www.muarjewels.com
info@muarjewels.com
Ambition is the path to success. Persistence is the vehicle you arrive in.
Bill Bradley
A landmark 2026 reform will allow non-Saudis to own real estate for the first time, reshaping the Kingdom’s housing market and advancing its Vision 2030 ambitions.
In January 2026, Saudi Arabia will officially allow foreign investors to own property in designated parts of the Kingdom. For decades, Saudi real estate has been a closed market, accessible only to citizens and Gulf Cooperation Council (GCC) nationals under limited circumstances. The announcement of this new property law marks a turning point for the largest economy in the Arab world, signaling both a desire to attract foreign capital and a willingness to liberalize a traditionally conservative sector.
The move is part of Crown Prince Mohammed bin Salman’s Vision 2030, the sweeping economic
diversification plan aimed at reducing the Kingdom’s dependence on oil. Real estate is seen as a critical pillar of this strategy. With megaprojects such as NEOM, the Red Sea Global resorts, Diriyah Gate, and Qiddiya under construction, Saudi Arabia is positioning itself not just as an oil power, but as a hub for tourism, business, and urban living. Opening the property market to foreigners is expected to accelerate this transformation.
Under the law, foreigners will be able to purchase freehold property in approved areas across major cities, including Riyadh, Jeddah, and the Eastern Province.
Certain zones, such as the holy cities of Mecca and Medina, will remain restricted, though long-term leases may still be available. This distinction reflects the Kingdom’s attempt to balance modernization with cultural and religious sensitivities.
The numbers underline the scale of the potential shift. Riyadh’s population has grown from 7.5 million in 2020 to nearly 9 million in 2024, driven by both
natural growth and the influx of expatriates. By 2030, the government expects the capital to house more than 15 million residents. The Ministry of Municipal and Rural Affairs and Housing has set an ambitious target of raising the homeownership rate among Saudis from 60% in 2020 to 70% by 2030. At the same time, authorities see foreign investment as a way to diversify demand and sustain the pace of development.
Currently, Saudi Arabia’s property sector is valued at around $200 billion, representing approximately 12% of GDP. Officials expect that foreign ownership could attract between $20 billion and $30 billion in new investments over the next five years, particularly in high-demand urban centers. “The law is a game-changer,” says a Riyadh-based property consultant. “It gives international investors a stake in
the Kingdom’s future, while also helping finance the massive housing and infrastructure needs of a young and rapidly growing population.”
The luxury segment is expected to be the first to benefit. Already, projects in NEOM and Diriyah Gate are marketing themselves to global buyers, emphasizing sustainability, smart-city technology, and high-end design. In Riyadh, districts such as King Abdullah Financial District (KAFD) and Diplomatic Quarter are being prepared as hubs for foreign professionals and investors. Developers anticipate a surge in interest from regional and international buyers looking for both residential and commercial assets.
Yet the law is not just about luxury. A key element of Vision 2030 is the expansion of affordable and mid-market housing. Between 2020 and 2024, the Kingdom delivered more than 1 million housing units, with a significant focus on young
Saudi families. Authorities hope that foreign ownership will complement rather than compete with this effort. In practice, this means that while prime real estate in Riyadh or Jeddah may see a spike in foreign demand, large-scale housing projects will continue to target local buyers.
The Saudi mortgage market has also grown significantly in recent years, supported by low interest rates and government subsidies. Mortgage issuance tripled between 2019 and 2023, reaching $35 billion annually. Foreign buyers, however, are expected to rely more heavily on cash transactions or developer financing, at least in the early years, since domestic banks will likely impose stricter lending conditions.
There are risks. One concern is whether foreign demand will push prices beyond the reach of ordinary Saudis. Riyadh’s average apartment price rose 15% between 2022 and 2024, and villa prices in Jeddah
climbed by nearly 18% in the same period. If a wave of foreign buyers drives up prices further, the government may face pressure to introduce regulatory caps or taxes. Officials have already signaled that they will closely monitor the market and may intervene to prevent speculative bubbles.
Another challenge is transparency. Saudi Arabia has made strides in modernizing its property registry and legal frameworks, but investors still cite concerns over regulatory clarity and contract enforcement. The government has pledged to expand digital land registration, strengthen escrow rules for developers, and create a transparent dispute resolution system. “Without strong governance, foreign investors will hesitate,” warns a legal analyst in Jeddah. “The success of this law depends as much on execution as on the announcement itself.”
Regional comparisons offer useful lessons. In Dubai, foreign ownership has fueled one of the most dynamic property markets in the world, but also cycles of boom and bust tied to oversupply. In Qatar, foreigners are allowed to own property in select zones, boosting demand but keeping overall control in domestic hands. Saudi Arabia’s approach falls somewhere in between: open enough to attract serious capital, but cautious enough to retain sovereignty over sensitive areas.
The timing of the reform also reflects broader economic shifts. Oil revenues, while still strong, are no longer sufficient to sustain Saudi Arabia’s ambitious spending plans. The International Monetary Fund estimates that non-oil sectors now account for 50% of GDP, up from 40% in 2016. Real estate and construction are at the forefront of this diversification drive. By inviting foreign buyers, Saudi Arabia is signaling confidence in its longterm growth story.
Foreign demand will likely come from three primary groups: regional investors from the Gulf and Middle East, wealthy individuals from Asia and Europe seeking diversification, and multinational corporations looking for office and residential space for employees. Chinese buyers, in particular, are expected to play a growing role as trade ties deepen. Already, Saudi Arabia is China’s largest oil supplier, and the two countries have announced joint ventures in energy, technology, and infrastructure. Real estate could be the next frontier in this partnership.
The potential impact on tourism should not be overlooked. The government’s goal is to attract 100 million visitors annually by 2030, up from 27 million in 2023. Foreign-owned holiday homes, serviced apartments, and resorts could play a major role in accommodating this influx. The Red Sea Project, a luxury tourism development on Saudi Arabia’s western coast, is already designed with international buyers in mind, offering branded residences and eco-conscious villas.
Despite the optimism, some observers remain cautious. The Saudi property market is still relatively young and untested
in global terms. Liquidity is lower than in established hubs like Dubai or London, and resale dynamics remain uncertain. For foreign buyers accustomed to quick flips and high rental yields, patience may be required. The Kingdom’s focus on long-term ownership and sustainable growth may mean slower but steadier returns.
Ultimately, the introduction of foreign ownership is less about immediate profits and more about signaling a new era for Saudi Arabia. It reflects a broader shift toward openness, modernization, and integration with global markets. If managed well, the reform could unleash billions in investment, create new urban hubs, and help transform the Kingdom into a magnet for both capital and talent.
Saudi Arabia stands at a pivotal moment. As cranes rise over Riyadh’s skyline and new coastal cities take shape, the decision to allow foreigners into the property market represents more than an economic reform—it is a declaration of intent. The Kingdom is betting that the world will buy into its vision of the future.
Keep away from those who try to belittle your ambitions. Small people always do that, but the really great make you feel that you too can become great.
Mark Twain
As hybrid work becomes the norm, landlords, developers, and cities are rethinking the very purpose of office space.
The pandemic may have officially ended, but its aftershocks continue to reshape cities around the world. Nowhere is this more evident than in the office real estate sector. What began as a temporary experiment in working from home has solidified into a lasting shift: hybrid work. The result is a profound transformation in how businesses use office space, how developers design buildings, and how investors value assets.
In New York, vacancy rates reached nearly 22% in early 2025, the highest in decades. San Francisco fared worse, with more than onethird of its downtown offices empty. London and Paris, too, report rising vacancies and falling demand for older office stock. Even in Asia, where cities like Singapore and Tokyo traditionally favor in-person work, hybrid schedules are gaining traction. For landlords and city planners, the question is no longer whether hybrid work will endure, but how to adapt to a new reality.
The data paints a stark picture. A 2024 JLL report found that globally, only 35% of office workers are back in the office five days a week. Roughly 50% follow hybrid schedules, splitting their time between home and the workplace. The remaining 15% are fully remote. This shift has reduced average office utilization rates by 30% compared to pre-pandemic levels. For companies, this means paying for space that often sits empty. For landlords, it means rising vacancies, declining rental income, and pressure to reinvent.
Yet the picture is not entirely bleak. Hybrid work has created new opportunities for flexible office operators, co-working spaces, and landlords willing to adapt. Demand for shorter leases, plug-and-play offices, and shared workspaces has surged. WeWork’s collapse in late 2023 seemed to signal the end of co-working, but new operators have since filled the gap with more sustainable models. In London,
co-working now accounts for 15% of all new office leasing activity, up from 5% in 2019. In Singapore, flexible office space has grown by 12% annually since 2021, fueled by demand from both startups and multinationals.
The office itself is being reimagined. Rather than a place for daily desk work, it is increasingly positioned as a hub for collaboration, creativity, and culture.
Companies are investing in redesigned layouts that emphasize open meeting areas, social spaces, and wellness amenities. A Deloitte survey of 500 global firms in 2024 found that 68% had reduced their total office footprint, but 72% had increased spending on fit-outs and employee experience. This paradox—less space, but higher quality—captures the essence of the hybrid era.
For cities, the implications are profound. In the United States, empty office towers are prompting a wave of conversions to residential use. New York has announced incentives to convert up to 20 million square feet of office space into apartments by 2030, potentially creating 40,000 new housing units. In Los Angeles, similar programs are under way, though developers warn that high conversion costs and zoning restrictions pose hurdles. European cities are also exploring mixed-use strategies. In Paris, the city has launched a €500 million fund to help landlords convert obsolete office stock into housing, schools, or cultural spaces.
Asia tells a slightly different story. Tokyo and Seoul maintain relatively high office occupancy, thanks to cultural expectations around in-person work. But even here, hybrid practices are growing. In Singapore, where office rents rose 5% in 2024 despite global headwinds, demand is shifting toward premium Grade A buildings that offer sustainability credentials and modern amenities. Older Grade B buildings, by contrast, are struggling. CBRE estimates that by 2027, nearly 40% of Singapore’s office stock will require upgrades or risk obsolescence.
Sustainability adds another layer to the story. Environmental, Social, and Governance (ESG) criteria are increasingly central to real estate investment. Tenants demand buildings with green certifications, energy-efficient systems, and resilience to climate risks. In London, more than 70% of large corporations now require landlords to provide sustainability data before signing leases. In the U.S., the Inflation Reduction Act has incentivized retrofits, pushing owners to modernize older buildings with energy-efficient upgrades. Hybrid work is accelerating this trend, as tenants consolidate into fewer but higher-quality spaces, making sustainability a competitive differentiator.
Investors, however, face turbulence. Office values have fallen sharply in many markets. In the U.S., office property valuations dropped by 25% between 2022 and 2024, erasing more than $500 billion in value. Europe has seen similar declines, though less severe, with prices down 15–20%. Asia remains more resilient, but cracks are emerging. Lenders are wary of financing office acquisitions, and distressed sales are rising. Analysts predict that global office values may fall another 10% by 2026 before stabilizing.
The hybrid shift also intersects with demographic and technological trends. Younger workers, particularly millennials and Gen Z, prioritize flexibility, wellness, and work-life balance. Employers compete for talent by offering hybrid options, and the office has become a tool for brand identity and culture rather than mere utility. Meanwhile, technology—cloud platforms, AI, and collaboration software—has made remote work seamless, reducing the necessity of physical presence. This dual force of cultural preference and technological enablement ensures that hybrid work is not just a passing trend but a structural shift.
Some companies are resisting. Global banks such as JPMorgan and Goldman Sachs have pushed for stricter return-to-office policies, arguing that productivity, mentorship, and corporate culture suffer without daily
in-person interaction. Yet even these firms acknowledge hybrid realities, often requiring three to four days in the office rather than five. The result is a spectrum of approaches, but with hybrid firmly embedded as the dominant model.
For developers, the challenge is to build offices that justify their relevance. Wellness features—air quality systems, natural light, fitness centers, and green terraces—are now standard in premium developments. Technology integration, such as smart building systems and seamless hybrid meeting infrastructure, is also critical. “The office must become an experience,” says a senior executive at a global real estate firm. “If employees can do focused work at home, then the workplace must offer something they can’t get elsewhere—connection, inspiration, and community.”
The hybrid shift also intersects with demographic and technological trends. Younger workers, particularly millennials and Gen Z, prioritize flexibility, wellness, and work-life balance.
The social consequences are significant. Central business districts (CBDs) face declining foot traffic, threatening retail, restaurants, and public transport revenues. A 2024 McKinsey study estimated that reduced office usage could cut annual spending in downtowns by
15–20% globally. Cities are responding with urban redesigns, encouraging residential, cultural, and leisure uses to fill the gap. The “15-minute city” model—where work, living, and leisure are integrated—has gained momentum in Paris, Barcelona, and parts of North America.
Looking ahead, the trajectory is clear. Hybrid work will not eliminate the office, but it will fundamentally redefine it. Analysts expect global office demand to decline by 10–20% by 2030 compared to pre-pandemic levels, but with sharp differences between markets. Prime, sustainable, well-located buildings will thrive, while outdated, inflexible stock will fade. Cities that adapt by promoting mixed-use, sustainability, and inclusivity will turn the disruption into opportunity.
The future of the office is not about square footage—it is about purpose. As hybrid work cements itself as the global norm, real estate must evolve to serve new functions. Landlords will need to shift from selling space to selling experiences. Cities will need to reimagine downtowns as vibrant, multifunctional communities. And companies will need to balance flexibility with culture. The office may never be what it was in 2019, but in its reinvention lies the possibility of a more dynamic, human-centered urban future.
Don’t wait to buy real estate. Buy real estate and wait.
Will Rogers
Ellington Properties, Dubai’s leading design-led real estate developer, is preparing to introduce Soto Grande, its newest residential development in Al Hamra, Ras Al Khaimah. This project marks Ellington’s expansion into the northern emirates, reinforcing its reputation as a developer redefining lifestyle communities through architecture, design, and curated experiences.
This comes at a time when Ras Al Khaimah is rapidly positioning itself as one of the UAE’s fastest-growing real estate destinations. The emirate attracted AED 700 million in foreign direct investment in the first half of 2025 alone1, while its population, projected to rise from 400,000 today to 650,000 by 2030, is expected to drive demand for around 45,000 new housing units2, reinforcing the appetite for thoughtfully designed residential communities.
Offering a mix of thoughtfully designed studios to spacious four-bedroom apartments and penthouses, Soto Grande introduces a distinctive architectural statement to Al Hamra. Rising as two striking residential volumes connected by a central bridge, the design draws inspiration from the calm of the sea and the flow of nature. The bridge itself stands as a bold architectural gesture, symbolisingbalance, belonging, and community, while also providing residents with elevated vantage points across the lagoon, golf course, cityscape, and Arabian Gulf.
Joseph Thomas, Co-Founder of Ellington Properties, said, “With Soto Grande, we wanted to rethink what it means to live in Ras Al Khaimah at a time when the emirate is
entering a new phase of growth. For us, architecture is never just about aesthetics; it is about creating a sense of place and identity that people feel proud to call home. The bridge is symbolic of that idea as it is a bold design feature that also represents balance, connection, and belonging. Through this development, we are adding a new chapter to Al Hamra while providing residents a refined living experience rooted in design, community, and the spirit of Ras Al Khaimah.”
Soto Grande will offer an elevated living experience through a curated selection of lifestyle amenities. Residents will be welcomed into a hotel-inspired lobby and lounge complemented by concierge services, while a private clubhouse will serve as a hub for dining, entertainment, and social gatherings. Spaces dedicated to wellness include a double-height fitness studio overlooking the pool, a yoga studio with a refreshment bar, and spa-style changing rooms featuring sauna and chromatherapy showers. Leisure extends outdoors with landscaped play zones, a padel court, lap and leisure pools, and an outdoor gym, while families benefit from children’s play areas with dedicated facilities. Community life is further enriched by curated art installations and Ellington’s signature hospitality fragrance woven throughout public spaces.
Strategically located in Al Hamra, Soto Grande delivers a new benchmark for refined living in Ras Al Khaimah. With its distinctive architecture, curated amenities, and Ellington’s design-first ethos, the development introduces a bold new chapter in the emirate’s residential landscape.
Red Sea Global (RSG), the developer behind regenerative tourism destinations The Red Sea and AMAALA, has announced that the first resorts and attractions on Shura Island will begin opening to guests in the coming weeks.
Phase one of the launch includes the debut of SLS, EDITION, and InterContinental hotels, along with Shura Links, Saudi Arabia’s first island golf course. This moment marks a major milestone for RSG as it continues making Vision 2030’s ambitions for national transformation and economic diversification a reality for the people of Saudi Arabia, as well as demonstrating the possibility of regenerative tourism.
“As the heart of The Red Sea, Shura Island represents everything Red Sea Global stands for: bold ambition, deep respect for nature, and a commitment to redefining tourism in Saudi Arabia and beyond. With the soft opening of Shura in the coming weeks, we move closer to achieving our mission to set new standards in regenerative tourism, while realizing Vision 2030,” said John Pagano, Group CEO of Red Sea Global.
Shura Island will eventually be home to 11 worldclass resorts, all of which will open across the next few months. When fully complete, the island will offer guests unparalleled access to pristine natural
landscapes, luxurious amenities, high-end food and beverage and retail, signature experiences and cultural programming, making it the beating heart of this world-leading tourism destination.
Guests will either arrive by boat to the island’s marina or by electric vehicle across the stunning 3.3km Shura crossing — including Saudi Arabia’s longest internal bridge. From there, they will be immersed in a world of turquoise lagoons, untouched beaches, and elevated hospitality.
Red Sea International Airport (RSI), which is situated within three hours’ flying time of 250 million people and eight hours’ flying time for 85% of the world’s population, is the gateway to The Red Sea destination. It is already welcoming a regular schedule of domestic and international flights. Most recently it was announced that Qatar Airways will operate direct flights to RSI three times a week from next month, with further air lift expected to be announced soon.
Shura Links will also open in September, offering a world-class golfing experience that combines challenge, design, and sustainability. As Saudi Arabia’s first island golf course, Shura Links offers spectacular views and a course designed to blend natural desert landscapes with lush fairways. Sustainability is a key focus, with innovative water management and eco-friendly practices integral to its design and operation. Easily accessible from all Shura Island resorts, as well available to guests and residents at other resorts at The Red Sea, it promises an unforgettable golfing experience in a pristine coastal setting.
RSG’s impact on nature and communities extends far beyond the borders of its destinations. Through its transformative destinations at The Red Sea and AMAALA, it is creating120,000 new jobs, driving economic growth and fostering a sustainable future for all.
Al Huzaifa, a brand synonymous with craftsmanship, precision, and decades of excellence in furniture and interiors, announced its expansion into real estate with the launch of Al Huzaifa Properties last month. Its first development, Soléva Beach Residences, on Al Marjan Island, Ras Al Khaimah, is now unveiled to the public. Valued at AED450M, the property will be fullyfurnished and ready for completion by Q4 2027.
Al Huzaifa is rooted in a culture of craft and backed by five decades of consistent delivery. From furniture and interiors to development, the brand upholds a standard defined by skill, material expertise, and premium design. This legacy continues as the World
of Huzaifa now expands to shape the beginnings of Al Huzaifa Properties.
“We are proud to bring Al Huzaifa’s legacy of craftsmanship, precision, and refined design into real estate with the launch of Soléva Beach Residences. The process from concept to detailing to the finish has been brought to life under one roof, allowing us full control of our vision and prioritising quality in every stage of execution. This project embodies our commitment to creating residences that combine luxury, comfort, and a deep connection to nature, while fostering a sense of community. Soléva represents a new benchmark for holistic living, where architecture, interiors, and
amenities come together to set the standard for premium lifestyle experiences in the UAE,” said Saif Nensey, CEO of Al Huzaifa Furniture and CEO & Founder of Al Huzaifa Properties.
Set against the iconic Al Marjan Island, Soléva Beach Residences will be a signature project that truly represents the iconic brand’s signature style shaped by skill, luxuriant materials and premium design. An architectural form inspired by the natural curves of the island, Soléva will blend material sophistication with functionality to create spaces that flow seamlessly with their surroundings. Soléva Beach Residences will feature 2 basements, a ground floor, and 8 upper floors. The 232 residences and one retail unit comprise 111 studios (380–560 sq. ft.), 101 one-bedroom apartments (800–1,370 sq. ft.), and 20 two-bedroom apartments (1,500–2,500 sq. ft.), all with private pools. The payment plan is 50% during
construction and 50% on handover, with prices starting from AED 1.19M.
“Our venture into real estate at Marjan Island is the proud culmination of decades of design excellence. This project is entirely conceived, designed, and delivered in-house, giving us unparalleled control over quality, speed, and customization. It is an offering that will be hard to match—bringing together timeless design, faster delivery, and bespoke detailing. More than just a development, it represents a new dimension to the UAE’s landscape and lifestyle, while ensuring exceptional value and strong ROI for our buyers and investors,” said Zaheer Rattonsey, Managing Partner at Al Huzaifa Properties.
The development is designed to maximize sea, beach, or park views through floor-to-ceiling glass, private balconies, and elegantly crafted interiors. All two-bedroom units include private pools, while each residence reflects Al Huzaifa’s design philosophy of light, calm, and material continuity. The apartments are fully furnished to create premium living environments with bespoke fixtures that are crafted to reflect smart architecture, luxurious materials of world-class quality and custom design. The interiors feature integrated joinery with concealed storage, natural stone and wood accents with warm finishes, custom furniture in neutral palettes enhanced by accent lighting, and premium bathrooms with rainfall showers and stone vanities.
Soléva offers 50 curated resort-style amenities blending wellness, fitness, leisure, and hospitality services. Highlights include a dedicated wellness level with cryo cabins, thermal suites, massage rooms, saunas, steam rooms, jacuzzi, and a tranquil lounge; a state-of-the-art fitness studio with cardio, strength, and multipurpose zones complemented by outdoor yoga decks and a Zen Garden. In addition, it includes a rooftop escape with infinity pools, floating daybeds, cabanas, fire pit lounges, and dining courtyards with panoramic Gulf views.
It also features hospitality-inspired services such as valet, AI-powered concierge, luggage management, coworking lounges, a water sports pavilion, and seamless park and beach access. The ground floor also features a 9,000 sq. ft. F&B destination and a calming lobby with water features and fireplace, seamlessly integrating hospitality, workspace, and leisure.
LEOS Developments officially unveils Hadley Heights 2, the world’s first Olympic champion-branded residence
LEOS Developments has officially unveiled Hadley Heights 2, its newest residential project in Dubai Sports City and the world’s first branded residence developed in partnership with an Olympic champion. Co-branded with three-time gold medallist Tom Dean, the project is designed around the principles of performance, wellness, and innovation.
Building on the early success of Hadley Heights (Phase 1) in Jumeirah Village Circle, Hadley Heights 2 features 230 units ranging from studios to three-bedroom apartments, each with its own private pool. The development introduces a suite of Olympic-level amenities, including AI-powered gyms, rooftop running tracks, outdoor CrossFit zones, immersive sports simulators, wellness parks, and play areas for children.
As cities worldwide increasingly focus on designing for health, there is a growing understanding that architecture and urban planning shape how people live, move, and connect. The UAE has been at the forefront of this shift, with the 2040 Urban Master Plan placing wellbeing at the core of future development . Hadley Heights 2 reflects this vision by creating a holistic environment where residents benefit from amenities that support physical fitness, mental wellbeing, and a stronger sense of community.
Additionally, the launch comes as branded residences continue to gain momentum in Dubai, now accounting for 8.5% of total transaction value . This rising demand reflects a shift in buyer priorities toward developments that deliver not only strong returns but also a distinctive lifestyle and
sense of identity. Hadley Heights 2 responds directly to this trend, combining wellness, performance, and long-term value in a single residential offering.
“At LEOS Developments, we’ve always believed that the places we build should help people live better lives,” said Rui Liu, Chairman and Founder of LEOS Developments.
“Working alongside Tom Dean, a three-time Olympic champion, we’ve created a development that captures the spirit of performance and wellbeing in everyday living.
Hadley Heights 2 is more than just homes with great amenities; it’s a community designed to inspire people to push their limits, recharge, and thrive. For us, this is about building with purpose and responding to the growing demand in Dubai for residences that reflect lifestyle and identity.”
Each residence features private pools, floor-to-ceiling windows, and interiors inspired by calming landscapes. Warm colour tones, natural textures, and sleek modern finishes create a luminous, serene atmosphere throughout each residence, while a signature feature of the development is the Skyline Beach Infinity Pool, located above the water canal and designed with white-sand edges and panoramic views, offering residents a daily resort-style escape.
Crafted by an international design team, the project draws inspiration from movement, fluidity, and natural form. A curved façade mimicking the flow of water gives the building a sense of motion, while light-reactive materials and soft illumination enhance its presence day and night.
Strategically located in Dubai Sports City, the development offers direct access to major roads, including E311 and Hessa Street, as well as proximity to both international airports, Dubai Marina, and Palm Jumeirah. The upcoming Yellow Metro Line is expected to enhance connectivity further. The surrounding area includes international schools, golf courses, and elite training academies, making it a sought-after location for families and investors.
Hadley Heights 2 establishes a new standard for sports-inspired living in Dubai Sports City. Designed with future champions in mind, the development combines bold, aerodynamic architecture with next-generation wellness, performance, and digital innovation.
Rising prices, robust off-plan sales, and investor confidence put the capital’s property sector firmly on the map.
Abu Dhabi’s real estate market has entered 2025 with clear momentum, recording strong growth in transactions, rising property values, and a surge in demand across both ready and off-plan developments. Once considered the quieter cousin of Dubai, the capital is now stepping into the spotlight as its real estate sector matures and diversifies.
In the first half of 2025, the emirate’s real estate transaction values rose by nearly 40 percent compared to the same period last year, with total deals reaching more than AED 51 billion. The number of transactions also jumped, reflecting a wider base of buyers. The first quarter alone saw more than 6,800 deals worth over AED 25 billion, up significantly from the previous year.
The momentum is reflected in property prices across all major segments. Affordable apartments saw price
increases of up to 7 percent in the first half of the year, while budget villa prices rose by about 5 percent. Mid-tier apartment prices climbed between 6 and 11 percent, with certain villa communities such as Al Samha recording year-on-year gains of more than 25 percent.
Luxury apartments in island destinations including Yas and Saadiyat posted some of the strongest gains, with values rising by as much as 17 percent. Villas in prime neighborhoods also continued to attract wealthy buyers, though the pace of appreciation was more measured, averaging between 5 and 10 percent.
Official price indices confirm the trend. Residential prices grew by over 8 percent year-on-year by mid2025, with apartments up nearly 6 percent and villas rising more than 10 percent. Rents followed a similar trajectory, with average apartment rents climbing
more than 12 percent annually and villa rents up around 7 percent.
One of the most striking developments in 2025 has been the resurgence of the off-plan market. April recorded a 75 percent month-on-month increase in off-plan transactions, led by new launches on Saadiyat Island and Al Jubail Island. Ready-unit sales also surged, almost doubling compared to the previous month, reflecting growing confidence in the market.
Buyers are active across affordability tiers. In the affordable category, communities like Al Reef, Al Ghadeer, Khalifa City, and Al Shamkha are attracting both endusers and investors. Mid-tier zones such as Al Reem Island, Masdar City, and Al Raha Gardens remain popular, offering strong yields and lifestyle amenities. Luxury demand remains concentrated in Yas, Saadiyat, and Al Jubail, where waterfront living and premium branding continue to command attention.
For investors, rental yields are a key attraction. Affordable apartments in Al Reef are generating returns of more than 9 percent, while properties in Al Ghadeer and Masdar City deliver yields of around 8 percent. Mid-tier apartments in Al Reem Island return about 7.5 percent annually. Even in the luxury segment, yields remain competitive, with Yas Island averaging just over 7 percent. Villas produce slightly lower returns but still compare favorably with regional benchmarks, with affordable villas in Al Reef yielding about 6 percent.
Several factors are converging to fuel Abu Dhabi’s growth. Major infrastructure and leisure projects — including the planned Disneyland Abu Dhabi, ongoing expansions on Saadiyat Island, and Etihad Rail connectivity — are boosting investor confidence and creating demand in neighboring districts.
Regulatory reforms are also improving transparency. Verified listing systems, digital land registries, and stricter transaction oversight are helping to build trust among both local and international buyers. At the same time, supply remains tight in some high-demand zones, particularly for mid-tier apartments and villas, which is supporting price growth.
Demand is also being fueled by both domestic and international buyers. Local families are expanding into suburban and island communities, while foreign investors
are increasingly drawn to the stability of Abu Dhabi compared to more volatile markets. The emirate’s lifestyle appeal — combining cultural landmarks, beaches, and high-end retail — further strengthens its position.
Despite the upbeat picture, some challenges remain. Analysts warn that rapid growth in off-plan sales could lead to supply pressure in the coming years. If too many projects deliver simultaneously, price growth may slow or even reverse in some categories.
Segment-specific variations are already evident. Luxury villas in certain locations have shown signs of softening, indicating that not all sub-markets will benefit equally from the current upswing. For renters, affordability is also becoming a concern, with annual rent increases in double digits in many prime areas.
Global economic conditions could play a role as well. Interest rate fluctuations and shifts in mortgage affordability will influence local buyers, while international demand could be affected by broader capital-flow trends.
Even with these risks, the outlook for Abu Dhabi real estate in 2025 remains strong. Analysts expect residential prices to rise further, albeit at a slightly more moderate pace than in the first half of the year. Rental yields are likely to stay attractive, especially in affordable and mid-tier segments where supply is constrained and demand remains steady.
For investors, opportunities are clear. Projects in well-connected areas with strong infrastructure backing are expected to outperform, while sustainable developments that meet rising ESG standards will increasingly dominate the high-end market. For endusers, the capital continues to offer more stability compared to Dubai, where oversupply concerns loom larger.
Abu Dhabi is no longer just following the real estate cycle of its neighbor. With record transaction growth, rising prices across segments, and investor confidence supported by economic reforms, the capital is carving out its own identity in the UAE property landscape. The cranes over Saadiyat and Yas Islands are more than symbols of construction — they are signals that Abu Dhabi’s property market is entering a new era of momentum.
I’ve been watching Oman closely over the past year, and I’m convinced it’s about to become one of the Middle East’s most compelling real estate markets. From policy reforms to rising transaction volumes and government-led infrastructure, the signs are everywhere. Here’s why I think Oman is poised for a breakout—and why I’m excited to be part of what’s coming next.
First, the data: in 2024 the total real estate transaction value in Oman surged about 29.5%, reaching 3.3 billion Omani rials (roughly US$8.6 billion). Foreign investment is growing, and new laws have eased restrictions, especially for non-nationals, which is already having meaningful impact. By April 2025, transaction values hit RO 833.9 million (~US$2.17 billion), up nearly 10% year-on-year compared to the same period in 2024. Mortgage contracts are a major part of that growth—they rose substantially, showing that both developers and homebuyers are confident. Residential property prices rose about 7.3% in Q1 2025 compared to the previous year. That’s solid growth, especially since Oman has relatively affordable entry points compared to many of its Gulf neighbours.
To me, one of the most compelling things is that this isn’t just growth for growth’s sake—it’s being underpinned by policy changes. Oman has been easing ownership laws for foreigners, offering tax advantages (for example, there is no capital gains tax for individual sellers, and no property tax in many cases) and improving the legal and financial frameworks. There’s also been movement on the residency and Golden Visa fronts—foreigners investing in property or certain kinds of business are getting longer-term residency options. That adds appeal for international investors who don’t just want to buy, but stay, develop, or rent.
I also see big upside in what Oman is building. Take Sultan Haitham City, for instance: planned over about 14.8 million sqm, with 20,000 residential units, green space, neighbourhoods, amenities, and a multi-phase buildout through to 2045. Free zones and ports like SOHAR Port & Freezone are becoming global trade and logistics hubs. The industrial and commercial real estate demand that follows will be significant. Plus, putting together stable policies,
improving living standards, and growing tourism means strong demand for residential, vacation, and hospitality-type real estate. Oman’s natural beauty, coastline, and culture make it very attractive in that respect.
I’m optimistic, but real estate is never without risk. A few things I’m keeping an eye on are how macroeconomic factors—oil price fluctuations, global interest rates—might affect investment costs and demand; currency risks for foreign investors; ensuring that regulatory reforms continue, since sometimes policy shifts slow down or face resistance; and infrastructure delivery meeting expectations, since delays can erode investor confidence.
Putting it all together, the timing seems right. Oman is offering growth— transaction values rising, prices rising—combined with incentives like tax benefits, ownership reforms, and residency programs, plus a long-term infrastructure vision. For someone like me interested in real estate at scale—or even smaller investors—that combination means opportunity with relatively lower risk compared to more mature Gulf markets where valuations are already high.
So yes, I believe Oman can be the next real estate hot spot in the Middle East. It’s already proving itself. For anyone considering investment, now is the moment to look, study, and act.
CEO Wissam Younane wissam@bncpublishing.net
MANAGING DIRECTOR Rabih Najm rabih@bncpublishing.net
EDITOR IN CHIEF Anil Bhoyrul anil@bncpublishing.net
MANAGING EDITOR Tamara Pupic tamara@bncpublishing.net
FEATURES EDITOR Aalia Mehreen Ahmed aalia@bncpublishing.net
DIRECTOR OF INNOVATION
Sarah Saddouk sarah@bncpublishing.net
GROUP SALES DIRECTOR – B2B GROUP
Joaquim D’Costa jo@bncpublishing.net
HEAD OF PARTNERSHIPS
Samir Glor Samir@bncpublishing.net
COMMERCIAL LEAD
Anna Chipala anna@bncpublishing.net
CREATIVE LEAD Christian Harb chriss@bncpublishing.net
SUBSCRIBE
Contact subscriptions@bncpublishing.net to receive Entrepreneur Middle East every issue
COMMERCIAL ENQUIRIES sales@bncpublishing.net
ENTREPRENEUR.COM
Access fresh content daily on our website
EntMagazineME Entrepreneur-me
All Rights Reserved 2025. Opinions expressed are solely those of the contributors. Entrepreneur Middle East and all subsidiary publications in the MENA region are officially licensed exclusively to BNC Publishing in the MENA region by Entrepreneur Media Inc. No part of this magazine may be reproduced or transmitted in any form or by any means without written permission of the publisher. Images used in Entrepreneur Middle East are credited when necessary. Attributed use of copyrighted images with permission. All images not credited otherwise Shutterstock. Printed by United Printing and Publishing. PO BOX 502511 DUBAI, UAE P +971 4 4200 506
Bringing luxury seaside living to Sharjah for the first time, owners at the Anantara Sharjah Residences enjoy access to the Anantara Sharjah Resort’s world-class amenities, including an infinity pool, five distinctive restaurants, an Anantara Spa and a state-of-the-art gym.
As an investment, owners can enjoy the benefits of a rental management scheme operated by Anantara Hotels, Resorts & Spas, allowing them to maximize their returns when they are not resident in the property.
To register your interest, visit arada.com
LIFE IS A JOURNEY.
