Zyra Hills (International City) — SKID Score 5.7/10

Key information

Delivery date: May 2028
Location: Dubai, International City, Zyra Hills
Payment plan: 10/40/50
Property types: Apartment
Government fee: 4% + AED 4,500 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,470 / sq.ft
Unit sizes: From 401 sq.ft
SKID score: 5.7 / 10 (Proceed with caution)

Similar projects like this

Lion Stone

From: AED 541K

Dubai, International City, Listone Residence

VHS Developments

From: AED 719K

Dubai, International City, Crystal Tower

Amber Developments

From: AED 722K

Dubai, International City, Zenith Residences

ANAX Developments

From: AED 572K

Dubai, International City, Kyomi Residence

Payment plan

10%

Down payment

AED 59K

At sales launch

40%

During construction

AED 236K

Construction milestones

50%

On handover

AED 295K

May 2028

Published milestone schedule · Payment Plan 1

10%10% · AED 59K

10% + 4% DLD + 4500 AED Admin Charges10% · AED 59K

30% (2% per month)30% · AED 177K

50%50% · AED 295K

Project timeline

Project announcement
Laraix Developers official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
May 2028

About the project

Proceed with caution.

Several evidenced factors are weak.

Zyra Hills is a residential complex by Laraix Developers, located in the Al Warsan area. The project combines modern architecture with natural harmony, creating an atmosphere of comfort and resort-style serenity. The complex consists of a basement level, ground floor and seven residential floors with apartments. The architecture features smooth lines, glass balconies, and subtle lighting that highlights the building’s elegant form. Spacious balconies and floor-to-ceiling windows fill the interiors with natural light and offer views of lush green surroundings. The development offers studios, 1-, 2-, and 3-bedroom apartments, as well as 3-bedroom penthouses. Interiors are designed in neutral tones with wood and stone accents, creating a refined and cozy ambiance. Open layouts are thoughtfully planned to maximize comfort and functionality. Zyra Hills provides a wide range of amenities, including a pool, fitness center, open-air cinema, mini golf, basketball court, children’s pool and play area, as well as lounge and barbecue zones. The complex also features open-air yoga spaces and landscaped walking paths for relaxation. Thanks to its convenient location in Al Warsan, residents enjoy quick access to Dubai’s main destinations: 20 minutes to Downtown Dubai, 25 minutes to Dubai Mall, and 30 minutes to Dubai World Trade Centre. Zyra Hills perfectly blends urban convenience with the tranquility of a private retreat.

Asking price is 42.3% above nearby closed sales (+AED 437/sq.ft.)

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

Amenities

BBQ
Basketball Court
Broadband Internet
Children’s Pool
Cinema
Fountain
Kids’ Play Area
Leisure Areas
Lift
Lobby
Meditation Garden
Mini Golf
Outdoor Cinema
Outdoor Kids’ Play Area
Outdoor Yoga
Parking
Pool Deck
Private Pool
Recreational Areas
Shared Gym & Fitness Centre
Shared Pool
Sitting Area
Social Zone
Yoga Area

Units

from developer

Studio

Floor plan not published by source

401 sq.ft · AED 1,470 / sq.ft

From AED 590K

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 42.3% higher than nearby completed homes (+AED 437/sq.ft.)

42.3% above comparable sales

The developer asks AED 589,700 (~AED 1,470/sq.ft. for a published 401 sq.ft. starting unit), while comparable residential homes in International City sold for a median of AED 1,033/sq.ft. (AED 414,440 for the same size).

1. Published Asking Price

AED 1,470 / sq.ft.

AED 589,700 starting price · 401 sq.ft.

2. Historical Nearby Closed Sales

AED 1,033 / sq.ft.

~AED 414,440 for the same size

3. Spread vs Historical Median

+AED 437 / sq.ft. (+42.3%)

+AED 175,260 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 1,470 / sq.ft.

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

Historical transaction context: The asking rate is 42.3% (~AED 175,260 on a 401 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 42.3% 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 payment10%

AED 59K

At booking

During construction40%

AED 236K

Construction milestones

On handover50%

AED 295K

Handover May 2028

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 42.3% above nearby closed sales (+AED 437/sq.ft.)

The developer asks AED 1,470/sq.ft., whereas comparable homes in International City sold for a median of AED 1,033/sq.ft. (~AED 175,260 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+42.3% (+AED 437/sq.ft.)

Asking price is 42.3% above nearby closed sales (+AED 437/sq.ft.)

The developer asks AED 1,470/sq.ft., whereas comparable homes in International City sold for a median of AED 1,033/sq.ft. (~AED 175,260 higher for the same area).

Why this matters: The asking rate is 42.3% (~AED 175,260 on a 401 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 42.3% 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 Laraix Developers in catalog

Laraix Developers 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

0.5 since last analysis

Last evaluated: 2026-11-02

Strong

• 50% 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
• Service charge published at 12

Watch

• Amenities mention park

Risk

• Published starting price vs historical DLD closed sales median: +42.3% 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: +42.3% 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%

8.1/ 10

50% 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%

8.6/ 10

Service charge published at 12

Factor	Weight	Score
Location Amenities mention park	29.6%	6.5/ 10
Entry price Published starting price vs historical DLD closed sales median: +42.3% 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 50% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	8.1/ 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 12	3.7%	8.6/ 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, Zyra Hills

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 Zyra Hills a good off-plan investment in International City?

Zyra Hills 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: delivery risk. 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 Zyra Hills?

Laraix Developers is the developer named on this launch.

When is handover for Zyra Hills?

The published handover is May 2028.

What is the starting price of Zyra Hills?

The published starting price is AED 590K.

What does the SKID screen mean for Zyra Hills?

The SKID screen for this launch in International City is 80 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.