The Square

TL;DR: The Square by Omniyat is a fully completed, mixed-use master community in Al Mamzar, Deira, Dubai. Comprising 7 residential buildings with 524 apartments, a 180-room Mövenpick Hotel, a 14,836 sqm office tower, and 5,402 sqm of retail space, all centred around a 6,000 sqm landscaped park. Studios start from approximately AED 395,000 in the resale market, with rental yields of 4.4% to 7%. Located just 1.4 km from Al Mamzar Beach Park and 6.8 km from Dubai International Airport.

Introduction

The Square is a landmark mixed-use master community developed by Omniyat, one of Dubai's most visionary luxury real estate firms. Prominently positioned within the established, well-connected Al Mamzar district of Deira, this expansive development was conceived as a self-sufficient "city within a city" — seamlessly integrating residential living, five-star hospitality, commercial office space, and ground-floor retail within a single, cohesively designed precinct. Phase 1 residential handovers commenced in December 2009, with the full development reaching operational completion by 2016.

The Square holds the distinction of being Omniyat's inaugural project — the foundation upon which the developer built a portfolio now valued at over USD 10 billion. Designed by Arkiplan Consulting Architects & Engineers, the community draws architectural inspiration from Middle Eastern, Moorish, and Moroccan design motifs, creating a distinctive aesthetic identity that sets it apart from the glass-and-steel towers that define much of Dubai's newer residential stock. For established families, professionals working in Deira's commercial corridors, and investors seeking strong rental yields in a mature, fully operational community, The Square delivers a compelling combination of lifestyle quality, locational advantage, and investment performance.

Location & Connectivity

Al Mamzar occupies a strategic position in northeast Dubai, bordered by the Persian Gulf to the north, the Al Waheda district to the west, Hor Al Anz to the south, and the emirate of Sharjah to the east. This cross-border positioning provides residents with seamless access to both Dubai and Sharjah's commercial, educational, and healthcare infrastructure.

The Square sits approximately 1.4 kilometres from Al Mamzar Beach Park — one of Dubai's largest coastal parks spanning 106 hectares, featuring five named beaches (Nouras, Danah, Murjan, Flamingo, and Sadaf), extensive jogging tracks, and waterfront recreation facilities. Dubai Municipality has committed AED 755 million to the Al Mamzar Beach Development Project (Phase 1: AED 355 million awarded June 2024; Phase 2: AED 400 million awarded January 2025), which will deliver a 200-metre floating pedestrian bridge, 5 kilometres of pedestrian paths, and 11 kilometres of cycling and running tracks — dramatically enhancing the recreational infrastructure immediately adjacent to The Square.

Dubai International Airport (DXB) is just 6.8 kilometres away, accessible within approximately 10 to 12 minutes by car. The Al Qiyadah Metro Station on the Green Line is approximately 5 minutes' drive from the development, providing rapid transit connectivity across Dubai's metropolitan rail network. The Abu Hail Metro Station, also on the Green Line, offers an additional nearby access point. Deira City Centre Mall is within a short drive, and the Mövenpick Hotel component provides a complimentary daily shuttle service to both Al Mamzar Beach and Deira City Centre for hotel guests.

Downtown Dubai and the Dubai Mall are reachable within approximately 20 to 23 minutes by car, while the Sharjah border is approximately 15 minutes away. The surrounding Al Mamzar neighbourhood is characterized by a quiet, family-oriented atmosphere with a balanced mix of UAE national and expatriate residents, supported by established schools including Al Ittihad Private School (American curriculum) and Queen International School.

Architecture & Design

The Square's master plan is organized around a central 6,000-square-metre landscaped park — the community's defining spatial element. This expansive green heart features adult and children's swimming pools, jogging tracks, and meticulously maintained gardens inspired by traditional Middle Eastern courtyard design principles. The seven residential buildings are arranged to frame this central amenity space, ensuring that the majority of apartments benefit from garden-facing orientations and natural ventilation corridors.

The seven residential buildings — Dalia, Al Neem, Sendyan, Tala, Al Zan, Ayka, and Afnan — each rise six storeys, maintaining a low-rise, human-scaled architectural character that maximizes natural light penetration and avoids the density pressures associated with high-rise living. The buildings' facades incorporate rendered finishes with arched detailing, terracotta tones, and geometric patterns that reference the community's Moorish and Moroccan design vocabulary.

Interior specifications reflect Omniyat's commitment to quality across all unit types. Apartments feature tiled flooring, fitted kitchens with integrated appliances, contemporary bathroom fixtures, built-in wardrobes, and individual balconies. Unit sizes are generous by Dubai standards:

• Studios: 530 to 652 square feet — efficiently designed open-plan layouts with dedicated kitchen zones and full bathroom facilities.
• 1-Bedroom Apartments: 900 to 984 square feet (some units extending to 1,057 square feet) — separate living and sleeping areas with one or two balconies.
• 2-Bedroom Apartments: 1,400 to 1,553 square feet (select units reaching 2,425 square feet) — spacious family-oriented layouts with two full bathrooms and generous storage.
• 3-Bedroom Apartments: 1,776 to 1,804 square feet — the community's largest residential configurations, featuring storage rooms, powder rooms, and select ground-floor units with private gardens.

Beyond the residential buildings, the master plan integrates the Al Raihan Building — a 14,836-square-metre shell-and-core commercial office tower offering flexible workspace configurations from 680 to 2,110 square feet. A continuous retail arcade spanning 5,402 square metres runs across the entire ground floor of the complex, housing convenience stores, restaurants, cafés, and service outlets that ensure residents can meet daily needs without leaving the community.

Amenities & Lifestyle

The Square delivers a comprehensive amenity ecosystem designed to support a self-contained lifestyle. The centrepiece 6,000-square-metre park provides the community's primary outdoor recreation space, featuring both an adult swimming pool and a dedicated children's pool, surrounded by landscaped lounging areas and shaded seating.

Health and wellness facilities include a fully equipped fitness centre with cardiovascular and strength training equipment, complemented by dedicated sauna, steam room, and Jacuzzi facilities. The indoor amenity offering extends to a recreation room for social gatherings and informal entertainment.

Outdoor lifestyle amenities include jogging tracks that wind through the central park, dedicated children's play areas with age-appropriate equipment, and barbecue lounges with outdoor patio seating for community events and social gatherings. The entire community is monitored by 24-hour security with comprehensive CCTV surveillance, and valet parking services are available for residents.

The Mövenpick Hotel Apartments component significantly elevates the community's hospitality offering. This 180-room, 7-floor, 5-star aparthotel (managed by Accor/Mövenpick) features the Spices Restaurant serving international cuisine for breakfast, lunch, and dinner, along with the signature Mövenpick Chocolate Hour daily café service. Hotel facilities include a rooftop outdoor pool, fitness centre, and four meeting rooms — amenities that residential occupants can access through the integrated community environment.

Unit Types & Payment Plans

The Square is a fully completed, operational community. All residential transactions occur through the secondary resale and rental markets. Current market pricing based on DLD transaction data and active listings:

Sale Prices (Resale Market, 2024–2025):

• Studios (530–652 sq ft): AED 395,000 to AED 508,714
• 1-Bedroom (900–1,057 sq ft): AED 591,362 to AED 750,000
• 2-Bedroom (1,400–2,425 sq ft): Approximately AED 2,210,877 (confirmed DLD transaction, December 2024)
• 3-Bedroom (1,776–1,804 sq ft): Price on request (limited availability)

Annual Rental Rates (2025):

• Studios: AED 45,000 to AED 50,000 per annum
• 1-Bedroom: AED 60,000 to AED 75,000 per annum
• 2-Bedroom: AED 85,000 to AED 100,000 per annum
• Furnished/serviced units (all-inclusive): AED 60,000 to AED 90,000 per annum

The community operates on freehold title, with ownership available to all nationalities. Service charges are approximately AED 14 per square foot per annum (Skyloov, 2025), which is competitive relative to comparable Deira developments.

Historical note: Phase 1 was originally sold under a 35-year leasehold structure in 2006. Subsequent regulatory changes enabled conversion to freehold title, and current listings universally describe the property as freehold.

Developer Profile

Omniyat was founded in 2005 in Dubai by Mahdi Amjad, who serves as Executive Chairman. The company has evolved from The Square — its debut mixed-use community — into one of the UAE's most prestigious luxury developers, with a current portfolio valued at over USD 10 billion across 18 masterpiece developments. In 2025, Omniyat reported USD 5.4 billion in sales and launched six new projects with a combined gross development value of AED 20.8 billion — the highest single-year launch volume in the company's history (Zawya, 2025).

The developer's completed portfolio includes some of Dubai's most architecturally significant buildings: The Opus (designed by Zaha Hadid, housing the ME Dubai Hotel), One at Palm Jumeirah (managed by Dorchester Collection), The Pad (a 30-floor tilted tower with LED façade in the Burj Khalifa District), ANWA (Dubai Maritime City's first and tallest tower at 44 floors), and The Lana Residences (Dorchester Collection, Dubai Water Canal). Current leadership includes Co-Managing Directors Peter Stephenson (Development) and Ishan Garga (Finance/Strategy), with Rt. Honourable Nadhim Zahawi chairing the advisory board.

Omniyat's trajectory from The Square to its current ultra-luxury positioning demonstrates the developer's consistent ability to identify emerging market opportunities and deliver differentiated, design-led communities.

Investment Potential

The Square presents a mature, income-generating investment opportunity within one of Deira's most established residential enclaves. Gross rental yields across the development range from approximately 4.4% to 7%, depending on unit type and data methodology (Metropolitan Premium Properties; PropertyStellar, 2025). Studios and one-bedroom apartments, which constitute the bulk of the 524-unit inventory, deliver the strongest yields owing to their accessible price points and consistent tenant demand from professionals employed in Deira's commercial corridors and the nearby airport zone.

The investment case for The Square is strengthened by several structural factors. First, the community's proximity to Dubai International Airport — the world's busiest international airport by passenger traffic — creates a permanent demand anchor for both residential tenants and the Mövenpick Hotel's short-stay guests. Second, the AED 755 million Al Mamzar Beach Development Project currently underway will transform the adjacent coastline into a world-class recreational destination, directly enhancing the area's liveability and property values.

Third, Al Mamzar's positioning on the Dubai-Sharjah border provides access to a broader tenant pool that spans both emirates, while maintaining significantly lower entry prices than comparable developments in newer Dubai districts. With studios available from under AED 400,000 — a fraction of the entry price in areas like Business Bay, Dubai Marina, or Downtown Dubai — The Square offers one of Dubai's lowest barriers to freehold property ownership in a fully established, amenity-rich community.

The Deira district's ongoing regeneration, anchored by projects including the Deira Enrichment Project and the continued expansion of the Deira Islands waterfront, further supports the long-term capital appreciation thesis for well-located properties in this historic quarter of Dubai.