New homes in Ayana Gardens start at AED 800,000; the keys were due Jan 2026; you pay 20% to book, 30% while it is built and 50% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 153 off-plan sales of studio apartments of 414 sq ft to 621 sq ft in Al Merkadh. Their median price is AED 2,286 per sq ft (about AED 1,134,000 at 496 sq ft). This project's from price is AED 1,613 per sq ft (AED 800,000 for its smallest home, 496 sq ft), 29% less.
Keys
Jan 2026
The developer's handover date. It has passed and may be out of date, so check the current one with the developer.
Payment plan
20 / 30 / 50
20% to book, 30% while it is built, 50% at the keys
Bedrooms
Studio to 2 beds
Sizes
496 to 2,913 sq ft
Ownership
Freehold
Property types
Apartment
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 1, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 1,613 per sq ft
Similar off-plan homes: AED 2,286 per sq ft
We couldn't match this project to the Dubai Land Department project register yet. The developer can give you its RERA project number.
Paying for it
You pay 20% when you book, 30% as the building goes up, and 50% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
When you bookBooking · 20%
Booking
20%
AED 160,000+ AED 32,000 DLD fee
AED 192,000
As it is builtWhile it is built · 30%
While it is built
30%
AED 240,000
AED 432,000
At the keys (Jan 2026)Keys · 50%
Keys
50%
AED 400,000
AED 832,000
Booking payment, 20%
AED 160,000
Dubai Land Department fee (Oqood), 4%
AED 32,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 192,000
Total costPrice plus the DLD fee
AED 832,000
The handover date (Jan 2026) is too close or already past to estimate the dates. Ask the developer for its current schedule.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
A mortgage at the keys
Before you buy
Pay into the project's escrow account only.
Every off-plan project in Dubai must have an escrow account at a bank, watched by RERA. Pay into that account, never to a person. Ask for the account number.
Budget for the service charge.
Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. "Rent and yield" below gives the figure for this project.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 153 off-plan sales of studio apartments of 414 sq ft to 621 sq ft in Al Merkadh, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
We compare with off-plan sales across Al Merkadh, as this project isn't on the Dubai Land Department register yet or has too few sales.
Dubai Land Department recorded 153 off-plan sales of studio apartments of 414 sq ft to 621 sq ft in Al Merkadh, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 2,286 per sq ft
AED 1,440 to AED 1,685 per sq ft
3 sales
This project's from price is in this band.
AED 1,685 to AED 1,931 per sq ft
8 sales
AED 1,931 to AED 2,177 per sq ft
56 sales
AED 2,177 to AED 2,422 per sq ft
46 sales
AED 2,422 to AED 2,668 per sq ft
25 sales
AED 2,668 to AED 2,914 per sq ft
3 sales
AED 2,914 to AED 3,160 per sq ft
10 sales
AED 3,160 to AED 3,405 per sq ft
2 sales
AED 1,440 per sq ftAED 3,405 per sq ft
This project AED 1,613 per sq ft
Half of the sales sold for AED 2,106 to AED 2,428 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 1,440 to AED 1,685 per sq ft
3
AED 1,685 to AED 1,931 per sq ft
8
AED 1,931 to AED 2,177 per sq ft
56
AED 2,177 to AED 2,422 per sq ft
46
AED 2,422 to AED 2,668 per sq ft
25
AED 2,668 to AED 2,914 per sq ft
3
AED 2,914 to AED 3,160 per sq ft
10
AED 3,160 to AED 3,405 per sq ft
2
The 3 closest sales
Picked from the 153 similar sales above, closest in size to this project's smallest home.
Sep 2026AED 983,450AED 1,972 per sq ftAZIZI Riviera 68, 499 sq ft
Oct 2026AED 1,022,540AED 2,097 per sq ftAZIZI Riviera 66, 488 sq ft
Jul 2026AED 957,100AED 1,976 per sq ftAZIZI Riviera 68, 484 sq ft
Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Meydan City in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
Studio apartmentFrom AED 800,000 here
Off-plan medianAED 1,014,000AED 2,268 per sq ft
Sales156
29% below 153 similar sales
1-bed apartment
Off-plan medianAED 1,624,000AED 2,076 per sq ft
Sales262
2-bed apartment
Off-plan medianAED 2,697,000AED 2,100 per sq ft
Sales145
Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from priceRent ÷ price
6.8%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
5.5%
Typical gross yield of similar ready homes
7.7%
Median rent of studio apartments in Meydan City
AED 54,000 a year
Service charge a year, from the keysThe area median, AED 17 per sq ft from 16 buildings, as of 2023, for the smallest home (496 sq ft)
AED 8,432
Rent contracts counted
3,218
Rented between
Apr 1, 2025 and Mar 31, 2026
Studio apartment
AED 54,000 a year
1-bed apartment
AED 85,000 a year
2-bed apartment
AED 140,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 54,000 ÷ AED 800,000 = 6.8%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
Business Bay Metro Station6 km, 17 min driveMetro station
Business Bay creek front4.6 km, 19 min driveWaterfront
North London Collegiate School2.2 km, 4 min driveSchool
Hartland International School2.2 km, 4 min driveBritish school
Dubai International School4.6 km, 19 min driveAmerican school
GEMS New Millenium School6.5 km, 24 min driveIndian school
Sobha Mall (Under Construction)2.4 km, 5 min driveMall
Ayana Gardens is a Tuscany apartment building in Meydan City with studios to 2-bedroom homes from AED 800,000 and a listed handover of January 2026. That date has passed and may be out of date, and our price check puts the from price per square foot 29% below 153 studio sales in Al Merkadh.
Start with the price. The Dubai Land Department recorded 153 studio off-plan sales in Al Merkadh in the 12 months to November 2026, and our check puts the from price per square foot 29% below their median. Ask which unit the from price is for, its size and floor.
The listed handover month, January 2026, is now about ten months behind us and may be out of date. Ask the developer whether the building has its completion certificate and what the current handover status is, and check the unit in person before you pay.
The plan is 20% on booking, 30% during construction and 50% on handover. At the from price that is AED 160,000 on booking, AED 240,000 during the build and AED 400,000 on handover. The 4% Land Department fee adds AED 32,000. As the listed date has passed, ask which of these payments are due now.
The developer describes a five-storey building. Studios are about 496 sq ft and one-bedroom homes about 1,050 sq ft, while the two-bedroom size is given as 2,913 sq ft, so check that floor plan. For shared use there is a pool, a gym, a barbecue area, a lobby and a play area for children. Nadd Al Sheba Medical Center is about 1.5 km away, and North London Collegiate School and Hartland International School are each about 2.2 km away. Business Bay Metro Station is about 6 km away, roughly a 17-minute drive.
Median price of studio apartments in Meydan City, over the 12 months to each dateUp 26% from Dec 2024 to Sep 2026.
Dec 2024AED 1,798 per sq ft
Sep 2026AED 2,268 per sq ft
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12 months to
Median price
Sales
Sep 2026
AED 2,268 per sq ft
156 sales
Jun 2026
AED 2,214 per sq ft
118 sales
Mar 2026
AED 2,256 per sq ft
74 sales
Dec 2025
AED 2,334 per sq ft
122 sales
Sep 2025
AED 2,383 per sq ft
296 sales
Jun 2025
AED 2,477 per sq ft
518 sales
Mar 2025
AED 1,844 per sq ft
1,862 sales
Dec 2024
AED 1,798 per sq ft
2,279 sales
Off-plan sales only.
Questions about this project
Who is building Ayana Gardens?
Tuscany. The building is in Meydan City and is freehold.
How does the price compare?
Our check puts the from price per square foot 29% below the median of 153 studio off-plan sales in Al Merkadh in the 12 months to November 2026. Ask the developer which unit that price covers.
When is handover?
The listed handover is January 2026, which has passed, so the date may be out of date. Ask for the completion certificate and the current handover status before you pay.
How is the price paid?
20% on booking (AED 160,000 at the from price), 30% during construction (AED 240,000) and 50% on handover (AED 400,000). The 4% Land Department fee adds AED 32,000.
How big are the homes?
Studios are about 496 sq ft, one-bedroom homes about 1,050 sq ft, and the two-bedroom size is given as 2,913 sq ft.
What schools are close?
North London Collegiate School and Hartland International School are each about 2.2 km away, about 4 minutes by car.
