ZOYA "Mirari Lagoon" (Dubai Industrial City) — SKID Score 5.7/10

Key information

Delivery date: Dec 2028
Location: Dubai, Dubai Industrial City, ZOYA "Mirari Lagoon"
Payment plan: 20/25/13/42 (post-handover)
Property types: Apartment
Government fee: 4% + AED 3,500 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,701 / sq.ft
Unit sizes: From 426 sq.ft
SKID score: 5.7 / 10 (Proceed with caution)

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Payment plan

20%

Down payment

AED 145K

At sales launch

25%

During construction

AED 181K

Construction milestones

13%

On handover

AED 94K

Dec 2028

42%

Post-handover

AED 305K

Over 60 months

Published milestone schedule · Payment Plan 1 (8% discount, post handover 60 months)

20% + 4% DLD + 3500 AED Admin fee20% · AED 145K

25% (1% per month)25% · AED 181K

13%13% · AED 94K

42% (0.7% per month)42% · AED 305K

Project timeline

Project announcement
Zoya Developments 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.

Mirari Lagoon is a residential complex by Zoya Developments, located in Dubai Industrial City. The building comprises a ground floor and five residential floors. The architecture is inspired by nature and the relaxed elegance of waterfront resorts. Flowing façades, spacious balconies, and a warm natural palette blend seamlessly with the landscaped surroundings. The development offers studios and apartments with one and two bedrooms. Interiors feature functional layouts, contemporary finishes, premium materials, and warm neutral tones that create comfortable living spaces. Residents enjoy a range of lifestyle amenities, including a lagoon-style swimming pool, a fully equipped gym, a running track, landscaped gardens, lounge areas, and outdoor recreational spaces. The location provides excellent connectivity across Dubai. Sapphire Mall is 8 minutes away, Expo City Dubai and Al Maktoum International Airport (DWC) are 10 minutes away, IMG Worlds of Adventure is 14 minutes away, Palm Jebel Ali is 20 minutes away, Dubai Festival Plaza is 25 minutes away, Dubai Marina Mall and Al Marmoom Lakes & Reserve are 30 minutes away, Palm Jumeirah is 38 minutes away, Yas Island Abu Dhabi is 42 minutes away, and Downtown Dubai is approximately 44 minutes away.

Asking price is 26.0% above comparable off-plan sales (+AED 351/sq.ft.)

This project appears expensive relative to comparable transactions.

Amenities

Broadband Internet
Cabanas
Floating Deck with Sunbeds
Jogging Tracks
Lagoon
Lagoon-Style Swimming Pool
Landscaped Garden
Lift
Lobby
Outdoor Kids’ Play Area
Pool Deck
Shared Gym & Fitness Centre
Sitting Area
Social Zone
Walking Paths

Units

from developer

Studio

Floor plan not published by source

426 sq.ft · AED 1,701 / sq.ft

From AED 725K

1 BR

Floor plan not published by source

Size on request

Price on request

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 26.0% higher than comparable off-plan registrations (+AED 351/sq.ft.)

26.0% above comparable sales

The developer asks AED 725,000 (~AED 1,701/sq.ft. for a published 426 sq.ft. starting unit), while comparable off-plan residential registrations in Dubai Industrial City sold for a median of AED 1,350/sq.ft. (AED 575,505 for the same size).

1. Published Asking Price

AED 1,701 / sq.ft.

AED 725,000 starting price · 426 sq.ft.

2. Historical Nearby Closed Sales

AED 1,350 / sq.ft.

~AED 575,505 for the same size

3. Spread vs Historical Median

+AED 351 / sq.ft. (+26.0%)

+AED 149,495 vs historical median

Published Launch AskAED 1,701 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,350 / sq.ft.

Historical transaction context: The asking rate is 26.0% (~AED 149,495 on a 426 sq.ft. unit) above recent comparable off-plan registrations in Dubai Industrial City. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 26.0% 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 payment20%

AED 145K

At booking

During construction25%

AED 181K

Construction milestones

On handover13%

AED 94K

Handover 2028

Post-handover42%

AED 305K

Over 60 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 26.0% above comparable off-plan sales (+AED 351/sq.ft.)

The developer asks AED 1,701/sq.ft., whereas comparable off-plan registrations in Dubai Industrial City sold for a median of AED 1,350/sq.ft. (~AED 149,495 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+26.0% (+AED 351/sq.ft.)

Asking price is 26.0% above comparable off-plan sales (+AED 351/sq.ft.)

The developer asks AED 1,701/sq.ft., whereas comparable off-plan registrations in Dubai Industrial City sold for a median of AED 1,350/sq.ft. (~AED 149,495 higher for the same area).

Why this matters: The asking rate is 26.0% (~AED 149,495 on a 426 sq.ft. unit) above recent comparable off-plan registrations in Dubai Industrial City. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 26.0% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Developer Track Record (Incomplete Data)

History Incomplete

Incomplete historical delivery data for Zoya Developments in catalog

Zoya Developments 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: 2026-10-24

Strong

• 55% 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

• Located in Dubai Industrial City
• Service charge published at 15

Risk

• Published starting price vs historical DLD closed sales median: +26.0% above per sq ft in this community
• Busy pipeline: 9 other launches in Dubai Industrial 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%

6.0/ 10

Located in Dubai Industrial City

Entry price

Weight: 22.2%

3.2/ 10

Published starting price vs historical DLD closed sales median: +26.0% above per sq ft in this community

Developer

Weight: 18.2%

Insufficient evidence (N/A)

Supply / competition

Weight: 14.8%

5.0/ 10

Busy pipeline: 9 other launches in Dubai Industrial City

Payment plan

Weight: 14.8%

8.1/ 10

55% 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 15

Factor	Weight	Score
Location Located in Dubai Industrial City	29.6%	6.0/ 10
Entry price Published starting price vs historical DLD closed sales median: +26.0% above per sq ft in this community	22.2%	3.2/ 10
Developer Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Supply / competition Busy pipeline: 9 other launches in Dubai Industrial City	14.8%	5.0/ 10
Payment plan 55% 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 15	3.7%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-03	Off-plan · Apartment	AED 1.43M	1,023	1,400
2026-07-03	Off-plan · Apartment	AED 949K	729	1,302
2026-07-02	Off-plan · Apartment	AED 575K	389	1,479
2026-07-01	Off-plan · Apartment	AED 1.03M	851	1,215
2026-07-01	Off-plan · Apartment	AED 912K	786	1,161
2026-06-29	Off-plan · Apartment	AED 579K	389	1,488
2026-06-25	Off-plan · Apartment	AED 969K	843	1,150
2026-06-25	Off-plan · Apartment	AED 572K	379	1,511
2026-06-25	Off-plan · Apartment	AED 598K	376	1,589
2026-06-25	Off-plan · Apartment	AED 927K	729	1,271
2026-06-25	Off-plan · Apartment	AED 1.03M	747	1,383
2026-06-25	Off-plan · Apartment	AED 570K	389	1,466
2026-06-25	Off-plan · Apartment	AED 556K	395	1,408
2026-06-25	Off-plan · Apartment	AED 465K	388	1,198
2026-06-25	Off-plan · Apartment	AED 947K	843	1,123
2026-06-25	Off-plan · Apartment	AED 575K	376	1,528
2026-06-25	Off-plan · Apartment	AED 592K	389	1,523
2026-06-25	Off-plan · Apartment	AED 455K	365	1,247
2026-06-24	Off-plan · Apartment	AED 484K	372	1,299
2026-06-24	Off-plan · Apartment	AED 540K	415	1,301
2026-06-24	Off-plan · Apartment	AED 382K	415	920
2026-06-24	Off-plan · Apartment	AED 737K	557	1,324
2026-06-24	Off-plan · Apartment	AED 561K	389	1,442
2026-06-24	Off-plan · Apartment	AED 467K	389	1,201

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

Location

Dubai, Dubai Industrial City, ZOYA "Mirari Lagoon"

Interactive map ready (1 verified location)

· Dubai Industrial City, Dubai

View project

Living in Dubai Industrial City

Historical DLD Median

AED 1,350 / sq.ft

Historical DLD Sample

130 closed sales

Ownership

Freehold

Frequently asked questions

Is ZOYA "Mirari Lagoon" a good off-plan investment in Dubai Industrial City?

ZOYA "Mirari Lagoon" in Dubai Industrial 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 Dubai Industrial City record a median of AED 1,350/sqft across 130 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-10-24).

Who is building ZOYA "Mirari Lagoon"?

Zoya Developments is the developer named on this launch.

When is handover for ZOYA "Mirari Lagoon"?

The published handover is Dec 2028.

What is the starting price of ZOYA "Mirari Lagoon"?

The published starting price is AED 725K.

What does the SKID screen mean for ZOYA "Mirari Lagoon"?

The SKID screen for this launch in Dubai Industrial City is 82 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.