Omniyat: Ultra-Luxury Development Analysis – Understanding the Premium Segment

By Dr. Pooyan Ghamari

Executive Summary

Omniyat is Dubai’s undisputed leader in the ultra-luxury segment, creating one-of-a-kind architectural masterpieces that sell for AED 6,000–15,000 per square foot and attract the world’s most discerning buyers. With only 18 completed or announced projects since 2005, Omniyat deliberately limits supply to maintain extreme exclusivity. In 2025 the developer recorded AED 11.8 billion in sales—almost entirely from just three towers: ORLA Infinity, The Lana Residences, and AVA at Palm Jumeirah, Dorchester Collection. Every Omniyat residence is a collaboration with a global superstar architect (Foster + Partners, Zaha Hadid Architects, Dorchester Collection) and achieves 100 % sell-out before completion. For the 2026–2030 cycle, Omniyat offers the lowest yields in Dubai (4.5–6.5 % net) but the highest capital growth (10–15 % p.a.) and resale premiums (up to 120 % above launch price) in the entire market. The single most important action today: Secure remaining inventory in ORLA Infinity and The Opal Gardens only if you are comfortable with trophy-asset pricing and a 5–10 year hold horizon.

Company and Market Background

Founded in 2005 by Mahdi Amjad, Omniyat has never aimed to be the biggest—only the most exclusive. The company’s philosophy is simple: partner with the world’s best architects, designers, and hotel brands (Dorchester Collection, One&Only, Vela by Dorchester) to create “living art” that cannot be replicated. Signature projects include The Opus by Zaha Hadid, ORLA by Foster + Partners, The Sterling by Bentley Home, and the AED 5 billion Vela Viento tower launched in 2025.

In a market increasingly dominated by volume developers, Omniyat’s scarcity model has become its superpower. RERA’s stricter rules and PropTech transparency have shifted buyer focus from quantity to authenticity—exactly where Omniyat excels. Every project is limited to 50–150 units, sold almost exclusively off-plan to UHNW individuals and family offices from Europe, North America, and the GCC. Delivery discipline is flawless: 100 % on-time or early across the entire portfolio, with post-handover service managed by Dorchester Collection or One&Only teams. This perfectionism has earned Omniyat the highest per-square-foot prices in Dubai history—ORLA Infinity launched at AED 15,000 psf and resold at AED 28,000 psf within 18 months.

Detailed Analysis: Two Ultra-Luxury Asset Classes

1. Signature Branded Beachfront & Canal Towers

Projects: ORLA Infinity (Dorchester Collection), The Lana Residences, Vela Viento, AVAva at Palm Jumeirah Price range: AED 8,000–15,000+ per square foot

These are the most expensive residential addresses in the UAE: full-floor penthouses with private pools, 7-star hotel services, and interiors by Gilles & Boissier or Martin Brudnizki. Buyers are 90 % non-resident UHNW individuals seeking ultimate privacy and legacy assets.

2026–2030 outlook Net yields 4.5–6 % (high service charges AED 35–55 psf offset by ultra-premium rents). Capital appreciation 12–15 % p.a. Liquidity 12–24 months but with massive price upside.

2. Architectural Icon Villas & Sky Mansions

Projects: The Opus Residences (Zaha Hadid), ORLA Sky Palaces, One at Palm Jumeirah (limited villas), The Sterling Price range: AED 6,000–12,000 per square foot

Limited-edition homes designed as collectible art pieces—floating cubes, cantilevered structures, and fully bespoke interiors. Demand is driven by trophy hunters and billionaire collectors.

2026–2030 outlook Net yields 5–6.5 %, capital growth 10–14 % p.a. a. Liquidity 18–36 months but resale premiums routinely exceed 100 %.

Mahdi Amjad, Founder & Executive Chairman of Omniyat, recently stated: “We do not build for the market; we create for eternity. Every Omniyat property is designed to be the most valuable in its location in fifty years’ time. That is why our buyers are not investors—they are custodians of architectural history.”

Comparison Matrix

Buyer Recommendations

Profile 1 – The Trophy-Asset Legacy Buyer

Secure one of the last remaining full-floor residences in ORLA Infinity or The Lana Residences. Strategy: Accept low yield for generational wealth creation—historical Omniyat resale premiums average 87 % above launch price after 5 years.

Profile 2 – The Architectural Connoisseur

Target sky mansions in The Opus or ORLA Sky Palaces. Strategy: Treat as art investment with 10–14 % annual appreciation and the prestige of owning a Zaha Hadid or Norman Foster signature residence.

Quick Omniyat Due-Diligence Checklist

1. Confirm collaboration with superstar architect/hotel brand
2. Verify 100 % sell-out status and waiting-list demand
3. Review service-charge structure (managed by Dorchester/One&Only)
4. Check historical resale premiums in previous Omniyat projects (70–120 %)
5. Confirm structural warranty and concierge partnership duration
6. Accept 5–10 year minimum hold for maximum upside

Final Thoughts & Key Takeaways

Omniyat does not compete in the traditional real estate market—it operates in the rarefied world of living art and architectural legacy. By deliberately restricting supply, partnering only with the absolute best creative minds, and executing with surgical precision, Omniyat has created a category of one: properties that appreciate faster than any other asset class in Dubai while offering yields that are secondary to prestige and exclusivity. For investors whose horizon is measured in decades rather than years, and who view real estate as both portfolio crown jewel and family heirloom, Omniyat remains the ultimate expression of ultra-luxury in the UAE. In a city famous for excess, Omniyat proves that true rarity is the only luxury that never goes out of fashion.

Last Updated: December 9, 2025

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