Bayn Lagoon 2

Bayn Lagoon 2 bets on the double-height villa, halfway between Abu Dhabi and Dubai

The largest villa in Bayn Lagoon 2 comes in at 514 sqm built-up on a 588 sqm plot. That figure sums up the approach Ora Developers has taken with this second phase of the Bayn lagoon district in Ghantout: wide family homes spread over two or three floors rather than packed-in density. The lineup runs from a 3-bedroom townhouse to a 5-bedroom villa, spread across three plan types. Handover is set for March 31, 2029, on a freehold basis. The site sits roughly 30 minutes from both Abu Dhabi and Dubai, which is the central selling point of the masterplan.

4.8 million sqm and 55% open space

Bayn Lagoon 2 is only one piece of a much larger development. The Bayn masterplan covers 4.8 million sqm of land and is expected to house around 32,000 residents once complete. The brochure lists 1.2 km of beach, a 204-berth marina, a 200-key hotel with branded residences, a sports club and a 108,000 sqm business park. More than half the site (55%) is set aside as open space, including a one-million-sqm park, a 61,000 sqm green corridor, 33 km of cycling tracks and 7.1 km of walking promenades. Schools, a health center and a neighborhood mall also appear on the plan, though these remain on paper until the first phases are actually delivered.

One lagoon, one promenade, one gated entrance

Within this phase, the layout is built around the lagoon and a public promenade running alongside it. It includes a community park, an activity park, shared pools, cycling tracks and play areas. Access runs through a single gate, placing the phase firmly in the gated-community category so popular with expat families. On the sports side, the list covers tennis and basketball courts, a fitness room, an outdoor gym and a jogging track. Some villas come with a private pool, and access to the masterplan's beach is listed among the amenities.

Three plan types, from 3 to 5 bedrooms

Ora breaks the offering into townhouses (3 or 4 bedrooms), "Core Villas" (3 or 4 bedrooms) and double-height villas (4 or 5 bedrooms). The latter are the best documented in the brochure. The 4-bedroom version totals 448 sqm built-up, with 192 sqm on the ground floor, 162 sqm on the lower level and 19 sqm of balconies, on plots ranging from 546 to 840 sqm. The 5-bedroom version reaches 514 sqm built-up, including 232 sqm on the ground floor and 196 sqm on the lower level. These figures include service rooms and the covered garage, a detail worth keeping in mind when comparing against other developments.

Two kitchens, a driver's room

The floor plan of the 5-bedroom villa says a lot about the target buyer. It includes a main kitchen measuring 5.3 x 2.7 m alongside a "show kitchen" of 5.3 x 3 m, opening onto a kitchen-dining area of 5.3 x 5.9 m. The living room measures 5.7 x 5.35 m and the master suite 5.35 x 4 m, with a walk-in closet and a 4 x 3.7 m bathroom. A maid's room and a driver's room, each with its own bathroom, round out the service level. This is a layout designed for a Gulf family or an expat household that employs staff, not for a short-term rental investor.

Natural stone and a choice of two palettes

Finishes for the double-height villas come in two palettes, light and medium. Natural stone covers the general flooring as well as the floor, basin and walls of the main bathroom. Bedrooms and walk-in closets get engineered hardwood flooring. Secondary bathrooms are finished in porcelain tile with quartz countertops. Joinery combines wood veneer and laminate, a common choice at this price point.

Naguib Sawiris's developer, active across seven markets

Ora Developers is chaired by Naguib Sawiris, founder of Orascom Telecom, a group later absorbed into VEON. The developer lists projects in Grenada, Greece, Cyprus, Egypt, Pakistan, Iraq and the UAE. Its usual approach favors large integrated destinations built around a waterfront or a landscape feature. Bayn applies that same formula to Ghantout, a border zone between the two emirates that remains largely undeveloped. Dubai Marina and Palm Jumeirah lie about 30 km away, while the Abu Dhabi and Dubai airports are roughly 50 km off. Buyers here are essentially betting on the rise of a brand-new district, with handover penciled in for 2029.