Lunaya, and what is on the table
Sizes, prices and payment plans come from Zaya's brochures, price sheets, payment plan, FAQ and this week's sales offers. Where a figure is my own view rather than theirs, it says so. Set the currency and the area unit at the top and the whole page follows you.
What is confirmed
Terraces apartments on 25 / 75: five payments of 5% to October 2027, then 75% on completion. Villas on 40 / 60, 10% at SPA. RERA project 4456, payments into a DLD escrow account. Freehold for every nationality. DLD's 4% plus a AED 3,150 Oqood fee on signing.
What is still open
Villas complete from Q1 2029 by cluster, Terraces apartments in Q4 2029; I model March 2029 and December 2029. The superstructure payment on the villas has no fixed date. Terraces prices here are the developer's August price sheets for Cove and Reef, not a live availability list.
What I would say about it
A 25 / 75 plan is rare in Dubai. On a AED 3.5m 2 bedroom you put in AED 875,000 over 13 months, plus DLD's fees, and nothing more until the keys.
You can assign once 25% is paid and six months have passed, so an early exit is possible from October 2027.
Four villa types and the Terraces
The villas are based on homes Zaya has already built and handed over at Al Barari, each with a private lift, a maid's room and 3 m ceilings on every floor. The Terraces translate the same design into low-rise G+7 buildings, eight homes a floor, with large outdoor terraces.
Al Barari 2, from the team that built Al Barari
Lunaya is Nadia Zaal's company Zaya, in an equal 50 / 50 partnership with FIVE Holdings. Al Barari was founded by her father, Zaal Mohamed Zaal, and over the last five years Nadia has delivered hundreds of villas there: The Nest, Chorisia 1 and 2, Seventh Heaven, Ashjar, Les 8, Ixora and The Neighbourhood. Lunaya takes the same landscape-first method to Sheikh Zayed Road, and prices it at a fraction of Al Barari today.
- Al Barari, Dubai DeliveredDubai's green villa community. The phases Nadia has delivered have roughly doubled from launch within three to four years, and Zaya says Al Barari has never discounted in twenty years.
- Nurai Island, Abu Dhabi Sold to Aldar, 2022Developed and operated by Zaya until Aldar bought the island in July 2022.
- Zaya Hameni, JVC ApartmentsLaunched at an average of AED 630,000; average asking today about AED 1.9m, with yields averaging 6.83%. The closest comparison for a Terraces buyer.
- Zuhha Island, World Islands CompleteZaya and FIVE's private island: 30 beachfront villas from AED 60m, with the latest two sales at AED 72m and 75m on the developer's register.
- Lunaya, Jebel Ali Now564 homes on 4.2 million sq ft, on land permitted for 1,900. Scarcity by design, at AED 1,900 a sq ft.
Matt Siddell, on ZayaI sat down with Nadia Zaal in August to go through Lunaya. Al Barari is one of the very few communities in Dubai that feels like nowhere else, and it has the resale prices to prove it.
Lunaya is Al Barari 2: the same team and the same landscape-first method, on Sheikh Zayed Road, at well under half Al Barari's price per foot. Buyers who got into Ixora and Chorisia early were not given discounts. They were given early pricing. This is that moment again.
Photographs, not renders: Al Barari and Zuhha Island as delivered, from the developer's brochure. Tap to open.
Ixora, Chorisia I and Zaya Hameni prices are from the developer's ROI and Appreciation Pack (July 2026), which cites Bayut, Property Finder and YallaValue asking prices; asking prices and DLD transaction registers can differ. Al Barari's AED 5,000 a sq ft and the Zuhha sales are the developer's figures. Nurai's sale to Aldar was reported in July 2022.
Between Sheikh Zayed Road and the new airport
Lunaya sits in Jebel Ali, directly off Sheikh Zayed Road opposite Palm Jebel Ali, with three-lane access in both directions. Zaya calls it the first villa community on Sheikh Zayed Road since Emirates Hills. Al Maktoum International, being expanded into the world's largest airport, is 14 minutes away, and the flight path does not cross the site. Tap any point on the map.
Lunaya
The Google Maps pin is the site location the developer gives brokers.
- Etihad Rail, from 30 September 2026 NewDubai's passenger station, Al Yalayis, opens opposite the Jumeirah Golf Estates metro stop: 57 minutes to Abu Dhabi. About 17 km from Lunaya as the crow flies.
- Al Maktoum International Airport US$35bnThe AED 128bn expansion is designed for 260 million passengers a year. Airport staff, crews and Expo City businesses are the tenant base forming around Lunaya now.
- Palm Jebel Ali 7 minTwice the size of Palm Jumeirah and in its first appreciation phase. Lunaya is the green, low-density option on the land side of it.
- Jebel Ali beach and the Southern Waterfront PlannedA new public beach and eco-tourism zone, and a wider waterfront plan along this stretch of coast.
Matt Siddell, on the locationThis is where Dubai is going next. Sheikh Zayed Road on one side, the corridor to the new airport on the other, and Palm Jebel Ali across the road.
You are close enough to the airport for the jobs and the tenants it brings, and far enough away, with no flight path overhead, that you never hear it. Very few villa communities will ever get a Sheikh Zayed Road address again.
Drive times are the developer's approximate figures from its FAQ and brochure. The Etihad Rail station, opening date and journey time are as reported by The National on 14 September 2026; the distance is a straight line between the two map points. Airport and Palm Jebel Ali figures are from the developer's ROI and Appreciation Pack, citing Zawya and market sources. Map: the developer's own location map, not to scale.
The first phases have sold. The price has moved once already.
Lunaya releases in phases and each phase is priced above the last. The townhouse that launched at AED 4.9m in February was AED 5.2m by August, and the developer says the next release will be 5% to 6% above today. There are no discounts and no DLD waivers, for anyone.
Sold-out status and pricing history are from the developer's FAQ (August 2026) and the developer's sales team. Availability moves daily; I confirm the live position before you commit.
4.2 million sq ft, 65% of it green
Eleven villa clusters, A to K, each set around its own lagoon or waterway, with the five Terraces buildings, Cove, Reef, Haven, Shore and Bay, in a row along one edge of the site. Tap the plan to open it full size.
Every Cove and Reef apartment, with its price
All 120 homes on the developer's price sheets for Cove and Reef, floors 1 to 7. Sort by price, price per foot or floor, filter by bedrooms, building or aspect, open the layout, or press Model it and the payment plan and returns below rebuild for that exact apartment.
| Type | Total area | Terrace |
|---|
Exactly what you pay, exactly when
How the money goes in
What your money actually earns
Set how fast you think the home appreciates and how that growth arrives, or tap one of my three scenarios. The returns are calculated for the home and number of homes you picked above, on your real dated payments, so the IRR reflects how little goes in before completion.
Off-plan homes tend to reprice as they near completion and the community around them comes alive. Slide right and more of the growth lands late. It changes when the value turns up, never how much there is by completion.
Your home's value against the cash you have paid
The gap between the two lines is your equity. Hover or tap along the chart to read any month.
When the appreciation turns up
Selling at completion, and what it returns
The second row is the same home bought for cash on day one, to show what the payment plan is worth.
| Exit | Your cash in | Value at exit | You receive | Profit | Profit on cash | IRR |
|---|
The number that matters
A resort's amenities, run by FIVE
FIVE runs some of Dubai's best-known hotels and restaurants, including Cinque and Ronin, both recognised by the Michelin Guide in 2025. At Lunaya that becomes the spa, the dining and the lagoons.
Every image worth seeing in the brochures
Tap any image to open it full screen, then swipe on a phone, or use the arrows and your keyboard on a desktop. Renders of Lunaya are marked; the Al Barari and Zuhha images are photographs of what Zaya has already delivered.
Renewable 10-year residency, family sponsorship, no requirement to work in the UAE and no limit on time abroad. Off-plan property qualifies once AED 2m has been paid, and several properties can be combined. Confirmed by the authorities at application; not immigration advice.
How buying with me works
Lunaya sells first come, first served. A home is yours when the booking payment and the paperwork are in, and until then anyone can take it.
- We talk it through in detailWe consider every aspect of the project, the financing, the market and the alternatives, to make sure you are making the absolute best decision. Then I check the live availability with Zaya the same day, because the lists on this page will have moved.First
- I send you the sales offerUnit, cluster or building, layout, area, price and every payment on its date, on Zaya's own offer, with my view on whether it is the one I would take.
- You book: the first payment, plus DLD's 4% and AED 3,1505% for a Terraces apartment, 10% for a villa. Your purchase is registered with the Dubai Land Department through Oqood, and every payment goes into the project's DLD escrow account, released only against certified construction progress.Secures the home
Why I would buy here, and which ones
Good returns need three things: a good product, good pricing and a good payment plan. Lunaya has all three. The product is Al Barari's, from the people who built Al Barari. The pricing is AED 1,900 a foot against up to AED 5,000 in Al Barari today. And the Terraces payment plan, 25 / 75, is one of the most capital-light in Dubai.
What you give up is time and a finished neighbourhood. Jebel Ali is still being built, and completion is 2029. That is exactly why the entry price is where it is. Zaya plants the landscape first, so the community is screened from the works around it long before you move in.
If I were buying today, for capital growth I would take a Dune on the lagoon while there are still some left: Bloom and Sol have already gone, and the Dune is the largest villa you can still buy. For the best return on cash, I would take a corner 2 bedroom in the Terraces, with its maid's room and big terrace, and let the 25 / 75 plan do the work.
Can I still buy? Yes
Yes. Rise and Dune villas are available, and Zaya issued sales offers for two lagoon-view Dunes on 18 September. In the Terraces, 2 and 3 bedroom apartments are available; the launch 1 bedrooms sold. The Sol and the Bloom have sold out. I confirm the live position before you commit.
What exactly are the payment plans? Published
Terraces apartments: 5% on booking, then 5% in October 2026, February 2027, June 2027 and October 2027, and 75% on completion.
Villas, on this week's sales offers: 10% at SPA, 5% in November 2026 and February 2027, 15% at superstructure completion, 5% in November 2027 and 60% on completion. DLD's 4% and the AED 3,150 Oqood fee are paid on signing. Zaya says the plans may accelerate as construction does.
When does it complete? 2029
Construction was scheduled to start in April 2026. Villas complete in phases from Q1 2029, depending on the cluster, and Terraces apartments are expected in Q4 2029. I model March 2029 for the villas and December 2029 for the apartments.
Can I sell before completion? Yes, from 25% paid
Yes. Zaya issues a resale or assignment NOC once you have paid 25% of the price and six months have passed since the SPA, whichever is later. The NOC fee is AED 5,250. On the Terraces plan that is October 2027.
What is the service charge? Fixed for 2 years
Villas: AED 6.5 a sq ft of built-up area for the first two years, about AED 43,000 a year on a Dune. Terraces: AED 21 a sq ft for the first two years. After that the owners' association sets it.
Is there a discount for buying several? Full floors only
Only at scale, and in writing. Zaya's published position is no unit discounts and no DLD waivers, ever. Bulk buyers get 3% off a full floor and 4% off two or more floors, from a tranche capped at 30% of any building, with longer resale restrictions.
Can I get a mortgage? Yes
Yes. Commercial Bank of Dubai is Zaya's preferred bank for off-plan pre-approval; banks typically finance up to 50% during construction with the balance at completion.
What will it rent for? A range
Underwrite day one at today's area rents of AED 150,000 to 200,000 for a townhouse. Zaya's matured communities do better: Al Barari yields around 6% to 7.5% and Ixora 7.9% on the developer's figures, and comparable townhouses there rent at AED 250,000 to 300,000. I would plan on the lower number and treat the higher one as upside.
Can international buyers purchase here? Yes
Yes. Lunaya is 100% freehold for all nationalities, as an individual or through a company.
What about capital gains tax? Context
The UAE levies no capital gains tax on an individual selling property held in their own name. Hold it through a UAE company and 9% corporate tax can come into play, and if you are tax resident elsewhere your own country may still tax the gain. I am a broker, not your tax adviser.
WhatsApp me now for the live availability.
Lunaya is selling in phases and each one is priced above the last. Tell me whether you want a villa or a Terraces apartment, and roughly what, and I will confirm what is still there today and send you Zaya's sales offer.
- Passport copyFor the buyer and any co-owner, with a visa and Emirates ID if you live in the UAE. Buying through a company, its licence and share documents.
- The first payment plus DLD's 4% ready to moveOn the lowest-priced 2 bedroom on the price sheet, 5% plus DLD's 4% and AED 3,150 is …. On a Dune villa, 10% plus the same fees is ….
- Your first and second choiceHomes go first come, first served. Know which one you would take instead.