Iliyaa 5

Iliyaa 5 — Spacious Family Living in Majan, Where Al Barari Adjacency Meets Dubailand Connectivity

TL;DR Snapshot

| Factor | Detail | |--------|--------| | Developer | Private Owner (Boutique Residential) | | Location | Majan, Dubailand | | Status | Ready Q4 2025 | | Unit Types | Studio / 1BR / 2BR / 3BR Apartments + 4BR Villas + Retail | | Price Range | AED 2.08M – 3.17M | | Payment Plan | 20% Down / 40% During Construction / 40% On Handover | | Views | Community Views | | Access | E311 (Sheikh Mohammed Bin Zayed Road) | | Key Proximity | Al Barari (5 min), Global Village (11 min), IMG Worlds | | Investment Thesis | Larger unit sizes at below-JVC pricing in a maturing corridor |

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Understanding Majan: The Quiet Achiever of Dubailand

Majan is a freehold residential precinct within Dubailand — Dubai's largest master-planned development zone — that has spent the better part of a decade being underestimated. It sits on the E311 (Sheikh Mohammed Bin Zayed Road) corridor, enclosed by Al Barari to the west, Dubai Silicon Oasis to the east, and Global Village to the north. The community is not branded by a major master developer the way Emaar's Arabian Ranches or Nakheel's Jumeirah Park are; instead, it has evolved through a combination of private and mid-tier developer projects that cater to families and professionals priced out of the city's more expensive residential nodes.

This relative lack of developer brand power has historically kept prices lower than equivalent-sized stock in JVC, Dubai Silicon Oasis, or Mirdif — but the fundamentals that drive long-term residential demand are firmly in place: proximity to employment, proximity to lifestyle infrastructure, E311 highway access, and a growing critical mass of residential population that brings retail, dining, and services.

The past 18–24 months have seen Majan enter a more active transaction phase, with prices compressing the gap between Majan and more established Dubailand communities. Iliyaa 5 enters the market at a moment when that trajectory is still mid-course — which is precisely when forward-looking buyers find the best value.

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Al Barari Adjacency: The Silent Premium Driver

Five minutes from Iliyaa 5 lies Al Barari — Dubai's most exclusive low-density residential community, home to mansions priced from AED 15M to AED 60M+, set within 3 million square meters of tropical botanical gardens, natural lakes, and landscaped forest. Al Barari's farm-to-table restaurant, Body Language spa, and Heart, Soul restaurant are destinations that residents from across Dubai make special trips to visit.

The significance of this proximity for Iliyaa 5 residents is twofold:

Lifestyle Proximity Without the Price Tag Al Barari's amenities, restaurants, and retail (The Farm café, Wildflower, The Nest) are accessible by a 5-minute drive. Residents of Iliyaa 5 can enjoy Al Barari's lush environment as a weekend destination while living at a price point approximately 85–90% below Al Barari's acquisition cost.

Neighbourhood Quality Signal In property markets, proximity to trophy developments creates a quality signal for adjacent communities. Al Barari's sustained appreciation and its characterisation as Dubai's greenest and most exclusive community elevates the perceived environment of the Majan corridor. Buyers and tenants conducting due diligence note the presence of Al Barari when evaluating Majan — it functions as a neighbourhood quality anchor.

The Al Barari botanical gardens, which include over 3,000 species of exotic plants and native flora, also create a genuine physical green buffer on Majan's western boundary — rare in Dubai's typically arid residential environment.

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Entertainment Infrastructure: Global Village and IMG Worlds

Global Village (11 Minutes) Global Village is not a temporary fair — it is one of the world's largest outdoor tourism and entertainment destinations, operating annually from October to April across a 1.5-million-square-meter site. Its 27 pavilions represent cultures from over 90 countries, delivering retail, dining, live entertainment, and themed experiences to approximately 8 million visitors per season. For families in Majan, a 10–11 minute drive to Global Village during the season creates access to live concerts, international cuisine, cultural festivals, and children's entertainment that would otherwise require a trip to downtown Dubai.

In the summer months when Global Village closes, the underlying infrastructure remains — the roads, the surrounding development, the staffing population — all of which benefit nearby residential communities.

IMG Worlds of Adventure One of the world's largest indoor theme parks, IMG Worlds operates four themed zones: Marvel (Avengers, Spider-Man, X-Men), Cartoon Network (Ben 10, Adventure Time, Regular Show), IMG Boulevard, and The Lost Valley dinosaur zone. At over 1.5 million square feet under air conditioning, it provides year-round family entertainment independent of Dubai's summer climate. Its proximity to Majan makes it an accessible fixture for families with children.

Dubai Silicon Oasis (DSO) DSO is approximately 12–15 minutes from Majan and provides a significant employment hub, housing the Dubai Technology Entrepreneur Campus (DTEC), multiple technology company offices, and one of Dubai's most active free zones for technology and engineering businesses. This creates a natural tenant base of technology professionals and entrepreneurs for Majan residential units.

Academic City Within 15 minutes, Academic City hosts over 20 universities including Middlesex University Dubai, Heriot-Watt University Dubai, University of Wollongong Dubai, and BITS Pilani Dubai — creating a steady tenant pool of faculty, researchers, and international students requiring furnished and unfurnished residential accommodation in the surrounding corridor.

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Unit Configuration at Iliyaa 5

Iliyaa 5 delivers a diverse unit mix that addresses both the investor and end-user market simultaneously.

Apartment Units

• Studios: Entry-level investor units for DSO/Academic City tenant sourcing
• 1BR Apartments: Core investor product, typically 700–900 sqft in this corridor
• 2BR Apartments: Mid-tier family accommodation, primary end-user target
• 3BR Apartments: Large-format apartments for families transitioning from villa communities

Premium Units

• 4BR Villas: The distinctive offering of Iliyaa 5 — villa-format living within an apartment development, delivering private gardens or terrace space at a price point of AED 2.5M–3.17M that would buy a much smaller unit in comparable community villa products

Retail Ground-floor retail creates immediate neighbourhood infrastructure — convenience stores, food and beverage, and services that serve the residential population above without requiring residents to drive.

Payment Plan: 20/40/40 The 20% on booking, 40% during construction, and 40% on handover structure is resident-friendly for off-plan buyers with access to mortgage financing, as the 40% handover component can be serviced through a mortgage triggered upon registration. For cash investors, the installment spreading reduces opportunity cost on capital deployment.

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Why Larger Units at This Price Point Matter

Dubai's apartment market has, over the past decade, increasingly compressed unit sizes as developers optimised for per-square-foot yield. The result is that a typical 2BR apartment in JVC or Dubai Marina today delivers 900–1,100 sqft of net internal area. In Majan, the same budget delivers materially more internal space.

For families with children — the primary demographic for 3BR apartments and 4BR villas — the additional square footage translates directly into usability: dedicated study rooms, storage, multiple bathroom access, and private outdoor space in the villa configurations.

This spatial advantage is particularly pronounced when Iliyaa 5 is compared against its competition in the AED 2M–3.2M range:

| Development | Location | 3BR Size | Price | |-------------|----------|----------|-------| | Iliyaa 5 | Majan | Larger format | AED 2.08M–2.8M | | JVC apartments | JVC | 1,200–1,500 sqft | AED 2.2M–2.8M | | DSO apartments | DSO | 1,100–1,400 sqft | AED 1.9M–2.6M | | Mirdif apartments | Mirdif | 1,400–1,800 sqft | AED 2.3M–3.2M |

The size-to-price equation in Majan consistently delivers more space per dirham than more centralised locations — a straightforward arithmetic advantage for families.

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Connectivity from Majan

The E311 (Sheikh Mohammed Bin Zayed Road) is Majan's primary artery, connecting directly northward to Sharjah and southward to Dubai South and Al Maktoum International Airport. From Majan, drivers can reach:

| Destination | Approximate Drive Time | |-------------|----------------------| | Al Barari | 5 minutes | | Global Village | 11 minutes | | Dubai Silicon Oasis | 12–15 minutes | | Academic City | 15 minutes | | IMG Worlds of Adventure | 8–10 minutes | | Mirdif City Centre | 20 minutes | | Dubai International Airport | 25–30 minutes | | Downtown Dubai | 30–35 minutes | | Dubai Marina | 35–40 minutes | | Al Maktoum Airport (DWC) | 45–50 minutes |

The E311 corridor also provides direct access to Sharjah — important for the significant proportion of Dubai residents who work in Sharjah's free zones (Sharjah Media City, Sharjah Publishing City, Hamriyah Free Zone) or who have family connections in Sharjah's more affordable residential areas.

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Investment Analysis

Rental Yield Potential Comparable 2BR apartments in Majan currently rent at approximately AED 75,000–90,000 annually. 3BR units command AED 95,000–115,000. 4BR villas at AED 110,000–140,000 depending on configuration and finish quality.

At the acquisition prices of Iliyaa 5:

| Unit | Acquisition | Est. Annual Rent | Gross Yield | |------|-------------|-----------------|-------------| | 2BR Apartment | AED 2.08M | AED 80,000–90,000 | 3.8%–4.3% | | 3BR Apartment | AED 2.4M–2.7M | AED 95,000–115,000 | 3.5%–4.8% | | 4BR Villa | AED 2.8M–3.17M | AED 115,000–140,000 | 3.6%–4.4% |

These yields are on the conservative side for Dubai, reflecting Majan's still-developing infrastructure. As retail, dining, and community services mature over the next 3–5 years, rental demand and pricing should tighten, compressing yields upward from the current baseline.

Capital Appreciation Drivers

• Majan's median transaction price continues to close the gap with JVC and DSO
• Al Barari's sustained development (new phases, continued landscape maturation) elevates the neighbourhood quality signal
• Global Village's permanent status as a Dubai tourism asset anchors entertainment infrastructure nearby
• E311 corridor urbanisation continues with ongoing mid-density residential and commercial development
• Q4 2025 delivery on a Ready-status project eliminates construction risk for near-term buyers

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Tenant Profile for Iliyaa 5

The diversity of employment and education infrastructure within the Majan catchment area creates a broad tenant pool:

• Technology professionals from Dubai Silicon Oasis and nearby tech free zones
• Healthcare workers from nearby NMC Royal Hospital, Al Zahra Hospital
• Academic staff from Academic City universities
• Retail and hospitality workers from Global Village seasonal staffing (though primarily seasonal)
• Family tenants from Sharjah who want a Dubai address at below-Marina pricing
• DEWA/utility sector employees from nearby facilities in Dubailand
• Logistics professionals using E311 to reach Dubai South and logistics corridor

This diversity reduces vacancy risk — if one employment sector contracts, others remain to absorb available units.

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Final Assessment

Iliyaa 5 is a boutique development that succeeds on the fundamentals that Dubai's market consistently rewards: spatial generosity at a price point below comparable locations, strong connectivity on a primary highway corridor, and proximity to irreplaceable lifestyle anchors in Al Barari and Global Village. The private developer structure means less brand recognition than an Emaar or Nakheel project, but for buyers focused on space-per-dirham and rental yield rather than brand premium, that trade-off lands firmly in the buyer's favour. Majan's trajectory over the next five years is toward greater maturity and tightening price gaps with established Dubailand communities — Iliyaa 5 offers entry into that trajectory at the Q4 2025 handover moment, before the corridor's full value recognition is priced in.