Fior 2

Fior 2 by Emaar — Riviera Waterfront Living at Mina Rashid, Dubai's Superyacht Destination

TL;DR Snapshot

| Factor | Detail | |--------|--------| | Developer | Emaar Properties | | Location | Mina Rashid (Rashid Yachts & Marina), Deira Coast | | Master Community | Rashid Yachts & Marina | | Status | Off-Plan — Q1 2030 | | Unit Types | 1BR (758–850 sqft), 2BR (1,100–1,400 sqft), 3BR (1,500–1,865 sqft) | | Price Range | AED 1.8M – AED 15.5M | | Payment Plan | 10% Down / 70% During Construction / 20% On Handover | | Views | Marina, QE2 floating hotel, canal, community views | | Key Lifestyle | Riviera coastal, superyacht marina, nautical promenade | | Investment Thesis | Emaar waterfront at lower entry price vs Dubai Marina / Creek Harbour |

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Mina Rashid: The Port That Became a Riviera

Mina Rashid — Arabic for Rashid Port, named after the late Sheikh Rashid bin Saeed Al Maktoum, the architect of modern Dubai — was the emirate's primary commercial port for decades. It was where the freighters unloaded, where the trading community of Deira and Bur Dubai received their cargo, and where the maritime infrastructure of a pre-oil Dubai was concentrated.

That era has ended. The commercial shipping activity relocated to Jebel Ali, the world's ninth-largest port by container volume. Mina Rashid's 2.5-kilometre waterfront, its historic infrastructure, and its extraordinary position on Dubai Creek's outlet toward the Arabian Gulf has been repurposed into what Dubai calls Rashid Yachts & Marina — a master-planned superyacht destination and premium residential community that is among the most ambitious waterfront regeneration projects the city has undertaken.

The scale of the Rashid Yachts & Marina development: 430 berths for superyachts up to 120 metres in length, making it the largest superyacht marina in the Middle East; a yacht club and promenade extending 2.5 kilometres along the waterfront; hotels; retail; restaurants; and the residential towers of which Fior 2 is the latest Emaar phase.

The centrepiece of the existing development is the QE2 — the original Queen Elizabeth 2 ocean liner that has been permanently moored at Mina Rashid as a floating hotel, restaurant, entertainment, and heritage destination. The ship's presence is not merely symbolic. The QE2, visible from Fior 2's waterfront position, functions as a permanent cultural destination that draws visitors to Mina Rashid year-round and creates the international atmosphere that conventional residential communities cannot manufacture.

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Fior 2 Within the Master Development

Fior 2 is the second phase of Emaar's Fior development at Rashid Yachts & Marina — the name "Fior" deriving from the Italian for "flower," consistent with the development's Mediterranean Riviera positioning. The architectural language — low-to-mid-rise buildings, expansive glazing, coastal-palette materials, open terraces — references the residential architecture of Nice, Monaco, and the Côte d'Azur rather than Dubai's typical high-rise residential vernacular.

Within the Rashid Yachts & Marina master plan, Fior 2 occupies a position that provides:

• Views across the marina basin toward the superyacht berths and the Arabian Gulf opening
• Proximity to the marina promenade restaurant and retail strip
• Access to the QE2 floating hotel (restaurants, bars, entertainment venues) at walking distance
• The low-density, human-scaled street environment that the master plan's design codes enforce across the entire development

The master plan's design code is worth emphasising. Rashid Yachts & Marina is not a collection of independently designed towers. It is a coherently planned precinct with architectural controls that ensure every building, street, and public space maintains the Mediterranean waterfront aesthetic. The promenade trees, the pier-side lighting, the paving materials, and the building heights all reference a consistent Riviera design language. The result is an environment that feels curated rather than assembled — and that distinguishes Mina Rashid from Dubai Marina's more ad hoc accumulation of towers.

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Unit Configuration at Fior 2

1-Bedroom Apartments (758–850 sqft) The entry tier at AED 1.8M for a 1BR in an Emaar waterfront master development represents meaningful value against the broader Dubai waterfront market. Dubai Marina 1BR units — comparable waterfront address, similar Emaar brand quality — transact from AED 1.5M for older stock to AED 2.5M+ for Emaar's newer South Beach and Harbour Views products. Mina Rashid pricing reflects the development's earlier market maturation stage and the 2030 delivery timeline.

At 758–850 sqft, the 1BR configurations are efficiently sized for single professionals and investor units targeting the short-to-medium-term rental market. The marina-facing 1BR units capture the promenade view and the open water access that makes Mina Rashid distinctive from inland comparable developments.

2-Bedroom Apartments (1,100–1,400 sqft) The primary family investor unit. At AED 2.8M starting price, the 2BR positions comfortably below comparable Emaar waterfront 2BR pricing at Creek Harbour (AED 3M–4.5M) and Dubai Marina (AED 2.5M–4M). The size range — 1,100–1,400 sqft — delivers genuinely liveable family accommodation rather than the compressed floor plans that have become common in the AED 2.5M–3.5M Dubai apartment market.

3-Bedroom Apartments (1,500–1,865 sqft) Family-oriented accommodation at AED 4.5M starting. The upper size limit of 1,865 sqft for a 3BR approaches villa-equivalent space in a waterfront apartment format. For families prioritising waterfront lifestyle and maritime promenade access over garden space, Fior 2's 3BR offers a compelling alternative to inland villa communities at higher price points.

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The Emaar Advantage: Brand and Execution Certainty

Emaar Properties is the developer behind the Burj Khalifa, The Dubai Mall, Dubai Marina, Dubai Creek Harbour, Downtown Dubai, Emaar Beach Front, Arabian Ranches, and dozens of other mega-projects across the UAE and internationally. In Dubai's property market, the Emaar brand functions as execution insurance: the company has delivered more large-scale residential projects than any other UAE developer, has never abandoned a major project through multiple market cycles, and maintains post-delivery community management standards that consistently exceed developer-average benchmarks.

For off-plan buyers evaluating 2030 delivery, Emaar's track record reduces the execution risk component of the investment calculation. While no development is risk-free, the probability of on-time delivery, specification adherence, and post-completion management quality is materially higher with Emaar than with most alternative developers in the same price bracket.

Payment Plan: 10/70/20 The 10% on booking, 70% during construction, and 20% on handover structure spreads the acquisition cost over approximately 4 years (2025–2029) with the majority of capital deployed in installments during the construction phase. This front-loading during construction rather than on handover is characteristic of Emaar's standard payment structure — it differs from more back-loaded plans (like Jumeirah Living's 20/20/60) but reflects Emaar's scale and lower incentive to defer capital collection.

| Milestone | % | AED (1BR at AED 1.8M) | |-----------|---|----------------------| | On Booking | 10% | AED 180,000 | | During Construction (2025–2029) | 70% | AED 1,260,000 | | On Handover (Q1 2030) | 20% | AED 360,000 | | DLD Registration | 4% | AED 72,000 | | Total | | ~AED 1,872,000 |

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Location: The Deira Waterfront Position

Mina Rashid occupies a position on the eastern side of Dubai's central geography — on the Deira coast, north of Bur Dubai, adjacent to the historic trading districts of Deira and the Creekside heritage zones. This location provides:

Airport Proximity Dubai International Airport (DXB) is 15–20 minutes from Mina Rashid — materially closer than Dubai Marina (30 minutes), Downtown (20 minutes), or Business Bay (15–20 minutes). For residents and tenants who are frequent travelers or who work in airport-adjacent sectors (aviation, logistics, airlines), this proximity is a daily quality-of-life advantage.

Historical Context The surrounding Deira and Bur Dubai districts are Dubai's oldest urban zones — the trading souks (Gold Souk, Spice Souk), the Dubai Museum, the Abra water taxis, and the Al Fahidi Historical Neighbourhood are all within 15–20 minutes. This creates a cultural richness rare in newer Dubai residential zones, where heritage is absent because the land was undeveloped until recently.

Dubai Creek and Deira Waterfront The Creek — Dubai's historic waterway and natural harbour — connects Mina Rashid to the broader Deira waterfront ecosystem. The planned Deira Waterfront development and the ongoing Creek transformation create a long-term appreciation corridor anchored in Dubai's most historic urban fabric.

Key Distances from Fior 2

| Destination | Drive Time | |-------------|-----------| | Dubai International Airport | 15–20 min | | Deira City Centre | 15 min | | Downtown Dubai / Burj Khalifa | 15–20 min | | DIFC | 15 min | | Dubai Frame | 15 min | | Gold Souk / Spice Souk | 15 min | | Dubai Creek Harbour | 20 min | | Dubai Marina | 35–40 min |

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Investment Analysis

Rental Yield Projections Mina Rashid is a maturing community — transactional data is building as the earlier Rashid Yachts & Marina phases deliver and establish rental benchmarks. Comparable Emaar waterfront 1BR units (Creek Harbour, Dubai Marina) achieve annual rents of AED 100,000–150,000. At AED 1.8M acquisition, Fior 2's 1BR targets gross yields of approximately 5.5%–8.3%.

For the 2BR tier at AED 2.8M, comparable Creek Harbour 2BR rents of AED 150,000–200,000 imply gross yields of 5.4%–7.1%.

Capital Appreciation Drivers

• Rashid Yachts & Marina is in its Phase 2–3 development cycle; early-phase pricing typically reflects a discount to completed-community values
• The QE2 permanent anchoring creates a permanent cultural and tourism infrastructure that increases the precinct's global name recognition over time
• Emaar's consistent community management investment supports progressive asset appreciation in its waterfront developments
• Airport proximity creates structural tenant demand from aviation and logistics sector professionals
• The broader Deira Waterfront regeneration program is a government-backed long-duration infrastructure catalyst

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Fior 2 vs. Comparable Emaar Waterfront Projects

| Project | Location | 1BR Price | Completion | Marina View? | |---------|----------|-----------|------------|-------------| | Fior 2 | Mina Rashid | AED 1.8M | Q1 2030 | Yes | | Emaar Beachfront | Dubai Harbour | AED 2.5M–4M | Various | Beach/Sea | | Creek Waters | Creek Harbour | AED 2.2M–3.5M | 2024–2026 | Creek/Gulf | | Address Harbour Point | Creek Harbour | AED 2.8M+ | 2020 | Creek | | Address Residences JBR | Dubai Marina | AED 3.5M+ | 2026 | Marina |

Fior 2's pricing at AED 1.8M entry represents the most accessible point in Emaar's current waterfront portfolio — while delivering a superyacht marina setting that is genuinely unique in the company's development stable.

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Final Assessment

Fior 2 offers Emaar's construction certainty, Mediterranean Riviera aesthetic, and superyacht marina frontage at the most accessible price point in the developer's current waterfront lineup. The Mina Rashid master community — anchored by the QE2, 430 superyacht berths, and a 2.5-kilometre promenade — creates a lifestyle destination whose international character and maritime heritage distinguish it from every other Dubai waterfront address. The Q1 2030 delivery timeline and 10/70/20 payment structure create a four-year acquisition window with manageable installment spreading. For investors who want Emaar's execution guarantee at a waterfront address that is still in its market discovery phase, and for end-users who want Riviera coastal living near Dubai's historic centre rather than its modern western expansion, Fior 2 positions at the intersection of these two demands with price and provenance intact.