Kaia Residences

The fifth floor of Kaia Residences is being sold as a single block

Nearly 903 sqm (9,717 sq ft): that's the size of the fifth floor at Kaia Residences, listed for bulk sale by Zed Capital Real Estate. This offer says a lot about who the project is aimed at, buyers looking for a home as well as investors who can take on an entire floor plate. The scheme is developed by AMWAJ Development on Dubai Islands, the man-made archipelago north of Deira. It consists of two mid-rise buildings connected by a shared ground floor and two podium levels. Handover is set for December 11, 2028, on a freehold basis.

4,897 sqm of land, 15,327 sqm built

The technical brochure includes figures rarely disclosed at this stage. The plot spans 4,897 sqm and gross floor area reaches 15,327 sqm, putting the plot ratio at roughly 3.1. The building height is listed as G + 2P + 8 + R: ground floor, two podium levels, eight residential floors and an accessible roof. Setback rules require 5 metres at the front and rear, and 7.5 metres on the sides, leaving breathing room between Buildings A and B and their neighbours. On the facades, AMWAJ has gone for curved lines, large glazed openings and deep terraces, in a light colour palette. No architect is named in the documents reviewed.

Beach on one side, community park on the other

The masterplan places the plot between a beach (and a planned mall) on one facade, and a community park on the opposite side. This dual outlook matters for unit values, since sea facing and park facing apartments won't sell at the same price. The stated travel times are reasonable for the archipelago: 15 minutes to Dubai International Airport and Dubai Healthcare City, 18 minutes to La Mer. Dubai Creek Harbour and Downtown are 24 minutes away, Burj Al Arab is 30 minutes and Palm Jumeirah is 35. The project therefore benefits mainly from its proximity to Deira and the airport, less so from the Marina cluster.

Four bedroom duplexes under the roof

The lineup runs from one bedroom apartments to three bedrooms, topped by four bedroom duplexes marketed as penthouses on the floor plans. The first three unit types match the standard rental demand on Dubai Islands, driven by working expats and mid term stays. The duplexes target families after villa like space without leaving the waterfront. According to the developer, the layouts favour natural light and rooms that are easy to furnish. Interiors follow a soft palette and contemporary materials, though the brochure doesn't specify fixture brands.

Sauna, steam room and snow room at the spa

The amenities list is long, but three items stand out. First is a snow room, placed next to the sauna and steam room, allowing residents to switch between hot and cold as in hotel spas. Second is outdoor yoga on the roof, where most neighbouring buildings just have a pool. Third is the family offer: a kids' pool, water play area, creative club and outdoor playground. On top of that there's an infinity pool, an indoor gym and an outdoor one, multi sport courts, a gaming room, a shared jacuzzi, EV charging stations and a concierge service.

A whole floor for a single buyer

Selling the fifth floor as one block is unusual for an eight storey residential building. It's mainly of interest to family offices or short term rental operators, who manage several units on the same floor and cut down on operating costs that way. For an individual buyer, this kind of offer also signals that the developer wants to lock in part of its sales early. AMWAJ Development still has a lower profile than Nakheel or Imtiaz on the archipelago, so its delivery track record is worth checking before committing. With handover set for late 2028, the project will land alongside a wave of competing schemes on Dubai Islands, which will put pressure on early rental rates.