AYAMI Residence (International City) — SKID Score 5.7/10

Key information

Delivery date: Dec 2028
Location: Dubai, International City, AYAMI Residence
Payment plan: 5/25/50/20 (post-handover)
Property types: Apartment
Government fee: 4% + AED 3,990 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,262 / sq.ft
Unit sizes: From 711 sq.ft
SKID score: 5.7 / 10 (Proceed with caution)

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Payment plan

5%

Down payment

AED 45K

At sales launch

25%

During construction

AED 224K

Construction milestones

50%

On handover

AED 448K

Dec 2028

20%

Post-handover

AED 179K

Over 12 months

Published milestone schedule · Payment Plan (post handover 12 months)

5% + 4% DLD + 3990 AED Admin Fees5% · AED 45K

15%15% · AED 135K

5%5% · AED 45K

50%50% · AED 448K

20% (10% every 6 months)20% · AED 179K

Project timeline

Project announcement
Ayat Development official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Dec 2028

About the project

Proceed with caution.

Several evidenced factors are weak.

AYAMI Residence is a residential complex by Ayat Development, located in Warsan. The project is inspired by the idea of everyday comfort, where every detail is thoughtfully designed to create a harmonious and calm living environment within the city. The building includes a ground level, a podium level, six residential floors, and a rooftop. The architecture features a contemporary, understated aesthetic with clean lines, panoramic glazing, and elegant balconies that create a light and balanced appearance. The development offers a collection of studios, as well as one- and two-bedroom apartments. Each residence is designed with a focus on practicality and comfort, featuring well-planned layouts, large windows, and bright finishes that create a welcoming living space. Residents enjoy a wide range of amenities that combine relaxation, activity, and social interaction, including adult and children’s swimming pools, a rooftop pool, fitness areas, a yoga room, a padel court, an outdoor cinema, and BBQ areas. Additional features include a podcast studio, children’s play areas, and landscaped communal spaces. The location provides convenient access to key destinations: approximately 5 minutes to Meydan Mall, 12 minutes to Downtown Dubai and Burj Khalifa, 15 minutes to Dubai Healthcare City, 20 minutes to Dubai International Airport, and around 25 minutes to Palm Jumeirah.

Asking price is 22.1% above nearby closed sales (+AED 229/sq.ft.)

Published starting price per sq ft is notably above historical closed transactions in this district.

Amenities

Adults’ Pool
BBQ
Billiards
Broadband Internet
Children’s Pool
Covered Gym
Covered Parking
CrossFit Zone
Floating Deck with Sunbeds
Fountain
Leisure Areas
Lift
Lobby
Lounge
Outdoor Cinema
Outdoor Kids’ Play Area
Paddle court
Resting Areas
Rooftop Pool
Sitting Area
Social Zone
Yoga Area

Units

from developer

1 BR

Floor plan not published by source

711 sq.ft · AED 1,262 / sq.ft

From AED 897K

2 BR

Floor plan not published by source

Size on request

Price on request

Floor plans & layouts

Floor plans not yet published by developer

Request the latest developer brochure and unit floor plan sheets on WhatsApp.

Request floor plans

Price comparison & DLD history

8-Factor Evidence Breakdown

7/8 factors backed by verified evidence (82% weight coverage) · skid-geo-v3.0-8factor

5.7/ 10

Historical DLD Transaction Context

Asking price is 22.1% higher than nearby completed homes (+AED 229/sq.ft.)

22.1% above comparable sales

The developer asks AED 896,956 (~AED 1,262/sq.ft. for a published 711 sq.ft. starting unit), while comparable residential homes in International City sold for a median of AED 1,033/sq.ft. (AED 734,463 for the same size).

1. Published Asking Price

AED 1,262 / sq.ft.

AED 896,956 starting price · 711 sq.ft.

2. Historical Nearby Closed Sales

AED 1,033 / sq.ft.

~AED 734,463 for the same size

3. Spread vs Historical Median

+AED 229 / sq.ft. (+22.1%)

+AED 162,493 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 1,262 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,033 / sq.ft.

Historical transaction context: The asking rate is 22.1% (~AED 162,493 on a 711 sq.ft. unit) above recent nearby completed homes in International City. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 22.1% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Down payment5%

AED 45K

At booking

During construction25%

AED 224K

Construction milestones

On handover50%

AED 448K

Handover Dec 2028

Post-handover20%

AED 179K

Over 12 months

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-language summary of pricing, payment terms, and delivery outlook

Bottom Line

Asking price is 22.1% above nearby closed sales (+AED 229/sq.ft.)

The developer asks AED 1,262/sq.ft., whereas comparable homes in International City sold for a median of AED 1,033/sq.ft. (~AED 162,493 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+22.1% (+AED 229/sq.ft.)

Asking price is 22.1% above nearby closed sales (+AED 229/sq.ft.)

The developer asks AED 1,262/sq.ft., whereas comparable homes in International City sold for a median of AED 1,033/sq.ft. (~AED 162,493 higher for the same area).

Why this matters: The asking rate is 22.1% (~AED 162,493 on a 711 sq.ft. unit) above recent nearby completed homes in International City. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 22.1% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Competing Supply (Potential Risk)

21 Launches

21 competing off-plan launches tracked in International City — potential handover competition

SKID tracks 21 competing off-plan launches in International City. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, sellers may face longer marketing times or more competitive secondary resale pricing.

Developer Track Record (Incomplete Data)

History Incomplete

Incomplete historical delivery data for Ayat Development in catalog

Ayat Development is named on the launch, but SKID currently has 0 verified past-handover completion records in its catalog to evaluate historical on-time delivery performance.

Why this matters: An incomplete catalog record does not necessarily mean a developer has no prior projects elsewhere, but it introduces uncertainty—rely on verified DLD construction escrow milestones and independent due diligence.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 7/8 factors (81.8%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

Last evaluated: 2026-11-02

Strong

• 70% of the price is due at or after handover, keeping strong buyer leverage until completion
• Handover sits in a typical 1–3 year off-plan window

Watch

• Amenities mention park
• Service charge published at 14

Risk

• Published starting price vs historical DLD closed sales median: +22.1% above historical DLD closed sales median per sq ft in this community
• Heavy competing supply: 21 other launches in International City
• 24 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

See all 8 scoring factorsWhy SKID gave it 5.7

Why SKID gave it 5.7

Location

Weight: 29.6%

6.5/ 10

Amenities mention park

Entry price

Weight: 22.2%

3.2/ 10

Published starting price vs historical DLD closed sales median: +22.1% above historical DLD closed sales median per sq ft in this community

Developer

Weight: 18.2%

Insufficient evidence (N/A)

Supply / competition

Weight: 14.8%

3.6/ 10

Heavy competing supply: 21 other launches in International City

Payment plan

Weight: 14.8%

9.0/ 10

70% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 7.4%

8.6/ 10

Handover sits in a typical 1–3 year off-plan window

Exit liquidity

Weight: 7.4%

4.5/ 10

24 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

Service charges

Weight: 3.7%

7.1/ 10

Service charge published at 14

Factor	Weight	Score
Location Amenities mention park	29.6%	6.5/ 10
Entry price Published starting price vs historical DLD closed sales median: +22.1% above historical DLD closed sales median per sq ft in this community	22.2%	3.2/ 10
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition Heavy competing supply: 21 other launches in International City	14.8%	3.6/ 10
Payment plan 70% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	9.0/ 10
Delivery risk Handover sits in a typical 1–3 year off-plan window	7.4%	8.6/ 10
Exit liquidity 24 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)	7.4%	4.5/ 10
Service charges Service charge published at 14	3.7%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Ready · Apartment	AED 430K	524	821
2026-07-07	Off-plan · Apartment	AED 740K	443	1,671
2026-07-07	Off-plan · Apartment	AED 983K	636	1,546
2026-07-07	Off-plan · Apartment	AED 1.25M	1,022	1,218
2026-07-07	Off-plan · Apartment	AED 1.25M	1,022	1,220
2026-07-07	Off-plan · Apartment	AED 1.08M	747	1,447
2026-07-07	Off-plan · Apartment	AED 1.25M	1,026	1,218
2026-07-07	Off-plan · Apartment	AED 1.2M	883	1,358
2026-07-07	Off-plan · Apartment	AED 909K	690	1,318
2026-07-07	Off-plan · Apartment	AED 1.39M	1,026	1,350
2026-07-07	Ready · Apartment	AED 1.24M	1,099	1,128
2026-07-07	Off-plan · Apartment	AED 518K	373	1,386
2026-07-07	Off-plan · Apartment	AED 521K	376	1,386
2026-07-07	Off-plan · Apartment	AED 523K	376	1,392
2026-07-06	Ready · Apartment	AED 430K	743	579
2026-07-06	Ready · Apartment	AED 440K	710	619
2026-07-06	Ready · Apartment	AED 465K	405	1,149
2026-07-06	Ready · Apartment	AED 495K	381	1,300
2026-07-06	Off-plan · Apartment	AED 532K	475	1,120
2026-07-06	Off-plan · Apartment	AED 539K	490	1,100
2026-07-06	Off-plan · Apartment	AED 842K	443	1,900
2026-07-06	Off-plan · Apartment	AED 1.24M	1,022	1,215
2026-07-06	Off-plan · Apartment	AED 516K	376	1,373
2026-07-06	Off-plan · Apartment	AED 521K	376	1,386

Closed sales in this community. These are not this tower's own contracts unless the record says so.

Location

Dubai, International City, AYAMI Residence

Interactive map ready (1 verified location)

· International City, Dubai

View project

Living in International City

Historical DLD Median

AED 1,033 / sq.ft

Historical DLD Sample

1026 closed sales

Ownership

Freehold

Frequently asked questions

Is AYAMI Residence a good off-plan investment in International City?

AYAMI Residence in International City (Dubai) scores 5.7/10 (caution) on the independent SKID 8-factor off-plan model across 82% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: payment plan. Weakest: entry price. Historical DLD Closed Transactions: matched closed sales in International City record a median of AED 1,033/sqft across 1026 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building AYAMI Residence?

Ayat Development is the developer named on this launch.

When is handover for AYAMI Residence?

The published handover is Dec 2028.

What is the starting price of AYAMI Residence?

The published starting price is AED 897K.

What does the SKID screen mean for AYAMI Residence?

The SKID screen for this launch in International City is 88 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.