BETTERHOMES ''Vayla Residences''
Off-Plan

BETTERHOMES ''Vayla Residences''

From AED 1.66M·Handover Apr 2027·15% down payment Payment
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AED 1.66M
Starting Price
Apr 2027
Handover
15% down payment
Payment Plan
1 BR · 2 BR
Type

Project Overview

Vayla Residences is a residential project by Blue Square Real Estate Development, presented by Betterhomes, located within Dubai Islands. The building features a contemporary architectural style with a wave-inspired façade, creating a distinctive silhouette along the coastline, consisting of one ground and one podium levels, six residential floors with a roof. The development offers one-, two- and three-bedroom apartments, including duplex units on the ground level. Interiors are designed in a soft natural palette with accents of wood and stone textures, while spacious kitchens are equipped with modern appliances. Floor plans include laundry rooms as well as private balconies. The amenities at Vayla Residences include adult and children's swimming pools, a fitness area, a yoga studio and multi-purpose rooms, along with leisure zones, separate male and female saunas, a jacuzzi and a pool bar, all set among landscaped terraces. The lobby features an atmospheric space with high ceilings and refined design accents. The location of Vayla Residences ensures convenient access to key destinations across Dubai Islands: nearby are the World-Class Mall, nine marinas with more than a thousand berths and two golf courses. Surrounded by beaches and natural landscapes, the project offers a serene coastal lifestyle.

Project Specifications
DeveloperBlue Square Real Estate Development
LocationDubai Islands
Unit Types1 BR, 2 BR, 3 BR, Apartments
AreaDubai Islands
Ownershipfreehold
Est. ROIContact Astraterra for area-specific ROI guidance

Investor Return Snapshot

Base-case underwriting using Astraterra's current Dubai assumptions: 60/40 debt/equity, 5.5% debt cost, 4% vacancy, 5% management, 1.2% service charge proxy, and 10% annual appreciation. For a live bespoke model, use our financial analysis calculator.

Projected Cap Rate
4.3%
NOI AED 71,456 / year
Cash-on-Cash
2.2%
Levered cashflow AED 16,808
Base-Case IRR
12.8%
5-year hold, levered
Payback Period
18.4 yrs
Gross rent AED 107,640 / year

Comparable Sales Context

Indicative pricing context built from current area benchmarks so buyers can anchor this launch against ready stock, premium peer launches, and trophy alternatives.

BenchmarkAED / sq ftIndicative TicketContext
BETTERHOMES ''Vayla Residences'' launch basis1,840AED 1.66MCurrent launch / asking basis
Dubai Islands ready-stock comps1,500AED 1.35MIndicative resale benchmark
Dubai Islands premium peer launches1,850AED 1.67MNew-launch peer set
Trophy alternative proxy2,250AED 2.02MHigher-end anchor for negotiation context

Gallery

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BETTERHOMES ''Vayla Residences'' official render 1

BETTERHOMES ''Vayla Residences'' official render 1

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Astraterra Properties

Official Documents

Download official marketing materials from Blue Square Real Estate Development.

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Payment Structure

15% down payment

Flexible Payment

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Amenities & Lifestyle

Bar
Children’s pool
Fitness Zone
Indoor Multipurpose Space
Infinity pool
Jogging tracks
Kids Play Area
Leisure areas
Lift
Lobby
Lounge
Pool Lounge
Sauna
Shared Jacuzzi
Shared gym & fitness
Smart home
Social zone
Yoga studio

Location

Dubai Islands

Nearby Destinations

Dubai Creek — 10 mins
Deira City Centre — 12 mins
Dubai International Airport — 18 mins
Al Mamzar Beach Park — 8 mins
Dubai IslandsDubai IslandsDubai, UAE

Developer Track Record

01

BETTERHOMES ''Vayla Residences'' by Blue Square Real Estate Development

02

Located in Dubai Islands

03

Starting from AED 1,656,000

04

Unit mix includes 1 BR, 2 BR, 3 BR, Apartments

05

Expected handover: Apr 2027

06

Official brochure and PDF marketing materials available

07

Official render/gallery images available

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