Bayn

A gated sub-community of 99 villas on the coast between Abu Dhabi and Dubai, raised onto high ground roughly 28 metres above the waterline. Entry from the January 2026 launch was from AED 25 million, handover Q4 2029.

Why elevation is the key parameter here

The UAE coastline is flat, and a coastal villa's view characteristics are usually determined solely by its row from the shore — the first row sees the sea, the second sees the first row's roof. Here it's different: the community sits on high ground of around 28 metres, which changes the whole logic of rows.

The practical result: fifth-row villas at the top of the hill, raised 24 metres above the waterline, end up with a panoramic view of the sea and garden, while being a six-minute walk from the beach. In ordinary coastal development, a fifth row has no view at all.

This also explains the price spread: it's driven not just by distance from the water but by the plot's elevation.

What was on sale and at what prices

Mix as of the January 2026 launch. Third row: a two-level mansion with six bedrooms, nine bathrooms, five parking spaces, a 1,500–2,100 m² plot, an 1,467 m² house, a pool and a lift — from AED 44 million, 13 units. Fourth row: six-bedroom villas, plot 992–1,672 m², house 437 m² — from AED 25 million, 14 units. Fifth row on the hill: six bedrooms, house 856 m² — from AED 33 million. Canal-front mansions on a swimmable canal: six bedrooms, plot 1,073–1,667 m², house 847 m² — from AED 36 million, 28 units.

For the first and second sea-facing rows, the developer offered not finished houses but land plots of 1,500 and 2,500 m² with an option to build a villa.

Payment plan 60/40, a 10% down payment plus a 2% Abu Dhabi municipality fee.

Who is building it

The project is run by Ora Developers together with Modon Properties. The second name is Abu Dhabi's government holding company and one of the emirate's two main developers — for a villa purchase worth tens of millions of dirhams at the project stage, this is the single heaviest-weighted line in the listing.

The difference between a 437 m² villa and a 1,467 m² mansion in this community isn't just house size — it's also a plot twice as large, plus a lift and a pool. Comparing them by price per built square metre isn't meaningful: a substantial share of the value here is land and view.

Row composition, plot and house sizes, prices, availability and payment plan — developer materials for the sales launch, 9 January 2026. Partner composition — from the same materials and public information on the developers.