Kaia Residences (Dubai Islands) — SKID Score 7.3/10

Key information

Delivery date: Dec 2028
Location: Dubai, Dubai Islands, Kaia Residences
Payment plan: 10/10/80
Property types: Apartment
Government fee: 4% + AED 5,250 admin
Ownership type: Freehold
Starting price / sq.ft: AED 2,256 / sq.ft
Unit sizes: From 802 sq.ft
SKID score: 7.3 / 10 (Worth comparing)

Similar projects like this

Samana Developers

From: AED 2.94M

Dubai, Dubai Islands, Samana Ocean Crest

Imtiaz Developments

From: AED 4.2M

Dubai, Dubai Islands, Wynwood

Flora Realty

From: AED 3.5M

Dubai, Dubai Islands, Flora Isle

Prestige One

From: AED 2.83M

Dubai, Dubai Islands, Coastal Haven by Prestige Harbour

Payment plan

10%

Down payment

AED 181K

At sales launch

10%

During construction

AED 181K

Construction milestones

80%

On handover

AED 1.45M

Dec 2028

Published milestone schedule · Payment Plan 1

10% + 4% DLD + 5250 AED Admin fee10% · AED 181K

3%3% · AED 54K

4%4% · AED 72K

80%80% · AED 1.45M

Project timeline

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

About the project

Worth comparing.

The evidenced factors are mixed.

Kaia Residences is a residential complex by AMWAJ Development, presented by Zed Capital Real Estate and located on Dubai Islands. The project includes two mid-rise buildings connected by a ground floor and two podium levels, while each building also consists of eight residential floors and a rooftop. The architecture is inspired by natural forms and combines smooth lines, panoramic glazing and spacious terraces, creating a light and harmonious appearance. The façades are finished in a soft palette that emphasizes the project’s nature-driven concept. The complex offers one-, two- and three-bedroom apartments, as well as duplex four-bedroom units. The layouts are designed to maximize natural light and functionality. The interiors feature a soft colour palette, modern materials. Residents have access to an infinity pool and a children’s pool, indoor and outdoor fitness zones, a rooftop yoga space, sauna, steam and snow rooms, a gaming lounge, a kids’ creative club, a splash zone, a garden, outdoor seating areas and concierge services. Kaia Residences offers convenient access across the city: Dubai Health Care City and Dubai International Airport — 15 minutes, La Mer Beach — 18 minutes, Dubai Creek Harbour and Downtown Dubai — 24 minutes, Burj Al Arab — 30 minutes, Palm Jumeirah — 35 minutes. For sale: 5th floor bulk deal – 20 749 236.94 AED / 9 717.65 sq. ft.

80 competing off-plan launches tracked in Dubai Islands — potential handover competition

SKID tracks 80 competing off-plan launches in Dubai Islands. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Amenities

Cabanas
Children’s Pool
Concierge Service
Covered Gym
Electric Vehicle Charger
Gaming Lounge
Infinity Pool
Jogging Tracks
Kids’ Club
Kids’ Splash Pad
Landscaped Open Areas
Lift
Lobby
Lounge
Multipurpose Sports Courts
Open-Air Gym
Outdoor Kids’ Play Area
Outdoor Yoga
Pool Deck
Sauna
Shared Jacuzzi
Sitting Area
Smart Home
Social Zone
Steam Room
Terrace Garden

Units

from developer

1 BR

Floor plan not published by source

802 sq.ft · AED 2,256 / sq.ft

From AED 1.81M

2 BR

Floor plan not published by source

Size on request

Price on request

3 BR

Floor plan not published by source

Size on request

Price on request

4 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

7.3/ 10

Historical DLD Transaction Context

Asking price is 10.7% lower than comparable off-plan registrations (-AED 271/sq.ft.)

10.7% below comparable sales

The developer asks AED 1,809,597 (~AED 2,256/sq.ft. for a published 802 sq.ft. starting unit), while comparable off-plan residential registrations in Dubai Islands sold for a median of AED 2,527/sq.ft. (AED 2,026,654 for the same size).

1. Published Asking Price

AED 2,256 / sq.ft.

AED 1,809,597 starting price · 802 sq.ft.

2. Historical Nearby Closed Sales

AED 2,527 / sq.ft.

~AED 2,026,654 for the same size

3. Spread vs Historical Median

-AED 271 / sq.ft. (-10.7%)

-AED 217,057 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 2,256 / sq.ft.

Historical Nearby Closed Sales MedianAED 2,527 / sq.ft.

Historical transaction context: The asking rate is 10.7% (~AED 217,057) below recent comparable off-plan registrations in Dubai Islands. While a lower entry rate reduces your starting cost basis, it does not guarantee capital upside or an immediate financial advantage—final outcomes still depend on 4% registration fees, construction delivery, unit micro-location, and market demand at handover.

Get an available quotation

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

Down payment10%

AED 181K

At booking

During construction10%

AED 181K

Construction milestones

On handover80%

AED 1.45M

Handover Dec 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

80 competing off-plan launches tracked in Dubai Islands — potential handover competition

SKID tracks 80 competing off-plan launches in Dubai Islands. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover. (Potential Risk · Estimate — Potential Supply Risk)

Competing Supply (Potential Risk)

80 Launches

80 competing off-plan launches tracked in Dubai Islands — potential handover competition

SKID tracks 80 competing off-plan launches in Dubai Islands. 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 AMWAJ Development in catalog

AMWAJ 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.

Handover Horizon (Potential Risk)

~2.7 Yrs (2028-12)

Estimated ~2.7-year horizon until 2028-12 target handover (~32 months)

Target completion is scheduled for 2028-12. SKID does not assume or predict developer delays, but a ~2.7-year construction window carries potential schedule and market-cycle exposure.

Why this matters: Capital committed during construction remains illiquid until handover, and multi-year timelines carry potential exposure to contractor pacing, phased delivery, and market shifts.

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

• Published starting price vs historical DLD closed sales median: 10.7% below historical DLD closed sales median per sq ft in this community
• 80% 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

• Waterfront or beach positioning
• Service charge published at 18

Risk

• Heavy competing supply: 80 other launches in Dubai Islands
• 88 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

See all 8 scoring factorsWhy SKID gave it 7.3

Why SKID gave it 7.3

Location

Weight: 29.6%

7.4/ 10

Waterfront or beach positioning

Entry price

Weight: 22.2%

9.0/ 10

Published starting price vs historical DLD closed sales median: 10.7% below 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: 80 other launches in Dubai Islands

Payment plan

Weight: 14.8%

9.0/ 10

80% 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

88 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 18

Factor	Weight	Score
Location Waterfront or beach positioning	29.6%	7.4/ 10
Entry price Published starting price vs historical DLD closed sales median: 10.7% below historical DLD closed sales median per sq ft in this community	22.2%	9.0/ 10
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition Heavy competing supply: 80 other launches in Dubai Islands	14.8%	3.6/ 10
Payment plan 80% 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 88 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 18	3.7%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Off-plan · Apartment	AED 2.83M	1,272	2,223
2026-07-07	Off-plan · Apartment	AED 2.66M	1,585	1,676
2026-07-07	Off-plan · Apartment	AED 4.26M	2,295	1,858
2026-07-07	Off-plan · Apartment	AED 3.23M	1,568	2,060
2026-07-06	Off-plan · Apartment	AED 4.15M	1,504	2,760
2026-07-06	Off-plan · Apartment	AED 4.35M	1,635	2,661
2026-07-06	Off-plan · Apartment	AED 3.37M	1,553	2,170
2026-07-06	Off-plan · Apartment	AED 3.4M	1,550	2,194
2026-07-06	Off-plan · Apartment	AED 2.45M	910	2,687
2026-07-06	Off-plan · Apartment	AED 3.31M	1,403	2,361
2026-07-06	Off-plan · Apartment	AED 5.79M	1,596	3,629
2026-07-06	Off-plan · Apartment	AED 2.94M	837	3,519
2026-07-06	Off-plan · Apartment	AED 4.42M	1,285	3,439
2026-07-06	Off-plan · Apartment	AED 3.57M	1,202	2,971
2026-07-06	Off-plan · Apartment	AED 4.02M	1,376	2,925
2026-07-06	Off-plan · Apartment	AED 3.71M	1,383	2,683
2026-07-06	Off-plan · Apartment	AED 2.29M	862	2,660
2026-07-03	Off-plan · Apartment	AED 2.23M	1,196	1,864
2026-07-03	Off-plan · Apartment	AED 4.1M	1,652	2,481
2026-07-03	Off-plan · Apartment	AED 2.96M	1,295	2,287
2026-07-03	Off-plan · Apartment	AED 2.4M	1,333	1,800
2026-07-02	Off-plan · Apartment	AED 3.35M	1,622	2,066
2026-07-02	Off-plan · Apartment	AED 3.71M	1,568	2,370
2026-07-02	Off-plan · Apartment	AED 2.42M	1,274	1,901

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

Location

Dubai, Dubai Islands, Kaia Residences

Interactive map ready (1 verified location)

· Dubai Islands, Dubai

View project

Living in Dubai Islands

Historical DLD Median

AED 2,527 / sq.ft

Historical DLD Sample

1012 closed sales

Ownership

Freehold

Frequently asked questions

Is Kaia Residences a good off-plan investment in Dubai Islands?

Kaia Residences in Dubai Islands (Dubai) scores 7.3/10 (compare) on the independent SKID 8-factor off-plan model across 82% evidenced factor weight. Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: entry price. Weakest: supply. Historical DLD Closed Transactions: matched closed sales in Dubai Islands record a median of AED 2,527/sqft across 1012 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building Kaia Residences?

AMWAJ Development is the developer named on this launch.

When is handover for Kaia Residences?

The published handover is Dec 2028.

What is the starting price of Kaia Residences?

The published starting price is AED 1.81M.

What does the SKID screen mean for Kaia Residences?

The SKID screen for this launch in Dubai Islands is 92 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.