Orla By Omniyat

Orla by Omniyat is a 13-storey beachfront tower on Palm Jumeirah's Kingdom of Sheba plot, offering a deliberately limited collection of just 93 residences ranging from 2 to 4-bedroom apartments and simplexes to 4-bedroom duplex penthouses. Managed by Dorchester Collection, the development prioritises privacy and low density over the taller towers typical of Palm Jumeirah, with direct beach frontage and sizes from approximately 3,000 sqft. Prices start from around AED 24 million, with payment plans structured as either 5/45/50 or 5/65/30 depending on unit type. Handover is targeted for Q4 2026, positioning Orla as one of the nearer-term completions in Omniyat's current Palm Jumeirah pipeline alongside its sister project, Orla Infinity.

• Developer: Omniyat with Dorchester Collection

• Location: Kingdom of Sheba, Palm Jumeirah

• Unit Types: 2-4 Bedroom apartments, simplexes, duplex penthouses

• Total Units: 93 residences across 13 floors

• Starting Price: approximately AED 24 Million

• Payment Plan: 5/45/50 or 5/65/30

• Handover: Q4 2026

• Ownership: Freehold

• Waterfront: Direct Palm Jumeirah beachfront

• Branding: Dorchester Collection managed residences

• Only 93 residences across the entire development, ensuring exclusivity

• Direct private beachfront on Palm Jumeirah's Kingdom of Sheba plot

• Managed by Dorchester Collection, a globally recognised hospitality brand

• Near-term handover in Q4 2026 relative to other luxury launches

• Constrained beachfront land supply on Palm Jumeirah

• Freehold ownership with Golden Visa eligibility

• Flexible construction-linked payment plans available by unit type

• Strong historical appreciation trend for Palm Jumeirah beachfront assets

• Diverse unit mix from 2-bedroom apartments to duplex penthouses

• Direct private beach access and marina facilities

• Proximity to Atlantis The Palm and Palm West Beach lifestyle precinct

• High resale liquidity among global luxury buyers

• Direct private beachfront location within Palm Jumeirah's Kingdom of Sheba plot

• Approximately 15-20 minutes to Dubai Marina and JBR

• Approximately 20-25 minutes to Downtown Dubai and Burj Khalifa

• Approximately 25-30 minutes to Dubai International Airport (DXB)

• Direct access via Palm Jumeirah Trunk Road to Sheikh Zayed Road (E11)

• Adjacent to sister project Orla Infinity, forming a low-density beachfront enclave

• Close to Atlantis The Palm and Palm West Beach dining and retail precinct

• Access to Palm Jumeirah Monorail connecting to the Dubai Tram network

• Positioned among a limited number of ultra-low-density towers on the Palm

• Proximity to other Omniyat and Dorchester Collection developments including The Alba

Orla's amenity offering emphasises privacy and beachfront exclusivity, supported by Dorchester Collection's hospitality management across a limited-density residential tower.

• Private beach club with dedicated sun loungers

• Beachfront infinity swimming pool

• Separate children's pool

• Kids' indoor and outdoor play areas

• Dorchester Collection managed spa suite

• Sauna and steam rooms

• Fully equipped fitness centre

• Yoga and Pilates studio

• Private dining rooms with in-residence chef service

• Sky lounge with sea views

• Private cinema room

• Landscaped beachfront gardens

• Business centre and private meeting suites

• 24-hour concierge and butler service

• Valet parking and chauffeur service

• Dedicated basement parking

• 24/7 security with controlled private access

• Water sports and marina facilities

• Retail and fine-dining outlets within the complex

• 2BR Apartment - Size: 3,000 to 3,600 Sqft, Floors 1 to 6, 2 Bedrooms, 3 Bathrooms, Parking: 2 Spaces, Arabian Gulf and Beach Views, Price AED 24,000,000 Plus

• 3BR Simplex - Size: 3,800 to 4,600 Sqft, Floors 1 to 8, 3 Bedrooms, 4 Bathrooms, Parking: 2 Spaces, Sea and Marina Skyline Views, Price AED 32,000,000 Plus

• 4BR Apartment - Size: 4,800 to 5,800 Sqft, Floors 4 to 10, 4 Bedrooms, 5 Bathrooms, Parking: 3 Spaces, Panoramic Sea Views, Price AED 45,000,000 Plus

• 4BR Duplex Penthouse - Size: 7,500 to 10,500 Sqft, Top Floors (11-13), 4 Bedrooms, 6 Bathrooms, Parking: 3+ Spaces, 360-Degree Sea and Skyline Views, Price AED 70,000,000 Plus

• 5% on Booking

• Construction-linked instalments (45% or 65% depending on unit type)

• Balance of 50% or 30% on Handover (Q4 2026)

Market Snapshot

• Palm Jumeirah remains one of Dubai's most supply-constrained beachfront markets

• Low-density developments with only 93 residences are rare on the Palm, supporting scarcity pricing

• Branded residences under Dorchester Collection command a consistent premium over standard apartments

• Palm Jumeirah beachfront transactions have consistently ranked among Dubai's highest per-sqft sales

• Near-term handover in Q4 2026 differentiates Orla from longer-dated luxury launches

Rental Yield

• Estimated gross yields of approximately 4-5% for branded beachfront residences

• Short-term luxury rental demand on Palm Jumeirah supports strong seasonal occupancy

• Larger duplex penthouse units can command premium executive and holiday-let rates

Capital Appreciation

• Palm Jumeirah beachfront property has shown sustained long-term appreciation given fixed land supply

• Low-density positioning (93 units total) supports long-term exclusivity and resale premiums

• Dorchester Collection branding supports resale value retention

Price Per Sqft Value

• Entry pricing reflects a premium versus standard Palm Jumeirah apartment stock, justified by beachfront access, low density and branding

• Duplex penthouse units carry the highest per-sqft valuations in the development

• Comparable in positioning to sister project Orla Infinity and The Alba by Omniyat

Key Risk to Note

• Very high entry price points narrow the pool of qualified resale buyers

• Payment plan structure varies by unit, requiring careful review of individual terms

• Service charges for beachfront branded residences tend to be above the Dubai average

• Market performance is tied to sustained international luxury demand

• Off-plan investors must fund milestone payments before project completion

What makes Orla unique?

Orla is a deliberately low-density beachfront tower with only 93 residences across 13 floors on Palm Jumeirah's Kingdom of Sheba plot, offering greater privacy than the Palm's typical high-rise towers, under Dorchester Collection management.

How is the final payment handled at handover?

Depending on unit type, buyers pay either a 50% or 30% balloon payment at handover, scheduled for Q4 2026, following the 5% booking payment and construction-linked instalments.

What is the expected capital appreciation?

Palm Jumeirah's fixed beachfront supply combined with Orla's low unit count supports strong long-term appreciation potential, though returns are not guaranteed and depend on market cycles.

What rental income can be expected?

Estimated gross yields are around 4-5%, with premium achievable through short-term luxury lets given the beachfront location and five-star branding.

Who is the developer?

Omniyat, partnered with Dorchester Collection for hospitality management, both globally recognised luxury names also behind The Alba and Orla Infinity on Palm Jumeirah.