Investment
The numbers, without the forecast
We publish the mechanics of the purchase — the instalment schedule, the registration fee, the ownership structure and the escrow protection — and give you a calculator to run your own assumptions. We do not publish yield or growth predictions, because nobody can honestly make them.
Our position
What we will and will not tell you
Most off-plan pages in Dubai lead with a rental yield and a capital growth percentage. Both are almost always borrowed from a district-wide average that has nothing to do with a fifty-two-residence building, and neither is a commitment anyone will put in writing. So this page does not carry them. What it carries instead is everything about an EYWA purchase that is actually knowable in advance: how much is paid, when, to whom, under what protection, and what the buyer owns at the end.
The parts of the investment case that are structural rather than speculative are worth stating plainly. EYWA is a small building — 52 residences in Tree of Life and 65 in Way of Water — on a waterfront plot in Business Bay that cannot be built out from the water side. It carries three Platinum certification targets, LEED, WELL and WiredScore, which is a rare combination anywhere in the world. Its energy consumption is engineered to run at least 40% below conventional design, which is a running cost, not a marketing line. And the developer’s own material makes the resale argument explicitly: buildings that are simultaneously LEED Platinum and WELL Platinum are few, buyer awareness of their value is growing year on year, and that is why the developer positions them as the most competitive product on the market even at resale.
Scarcity of this kind is not a yield forecast, but it is the part of a property case that can be verified today. Everything below is either a fact about the transaction or a calculation on assumptions you supply yourself.
Source: EYWA Tree of Life — developer presentation (73 pp.) ; EYWA Way of Water — developer presentation (109 pp.)
Data updated: 2026-08-29
Calculator
Build your own payment schedule
Enter a price and pick a payment plan; the instalments are calculated from the real developer schedule. The appreciation and yield fields are yours to fill — they are used only to do arithmetic on the numbers you type, and nothing in this tool is a forecast by us.
Instalment schedule
EYWA Tree of Life — 60 / 40
| Stage | Share | Amount, AED | DLD fee, AED | Paid to date, AED |
|---|---|---|---|---|
| 01 Booking | 10% | 1,249,000 | — | 1,249,000 |
| 02 SPA signing (+4% DLD) | 10% | 1,249,000 | 499,600 | 2,997,600 |
| 03 60 days from SPA | 10% | 1,249,000 | — | 4,246,600 |
| 04 90 days from SPA | 5% | 624,500 | — | 4,871,100 |
| 05 180 days from SPA | 5% | 624,500 | — | 5,495,600 |
| 06 40% construction completion | 10% | 1,249,000 | — | 6,744,600 |
| 07 60% construction completion | 10% | 1,249,000 | — | 7,993,600 |
| 08 On completion | 40% | 4,996,000 | — | 12,989,600 |
- Instalments, total
- AED 12,490,000
- DLD registration fee, 4%
- AED 499,600
- Total paid by handover
- AED 12,989,600
EYWA Way of Water — 10 / 50 / 40
| Stage | Share | Amount, AED | DLD fee, AED | Paid to date, AED |
|---|---|---|---|---|
| 01 Booking | 10% | 1,249,000 | — | 1,249,000 |
| 02 During construction | 50% | 6,245,000 | — | 7,494,000 |
| 03 On handover | 40% | 4,996,000 | — | 12,490,000 |
The 4% Dubai Land Department registration fee is payable on this purchase as well, and is included in the total below. The aggregator-sourced Way of Water schedule does not state which instalment carries it — confirm the timing in writing before you reserve.
- Instalments, total
- AED 12,490,000
- DLD registration fee, 4%
- AED 499,600
- Total paid by handover
- AED 12,989,600
Your assumptions, calculated
Enter an appreciation or yield figure to see this panel calculated.
- Value after the holding period, on your assumption
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- Capital change over the period, on your assumption
- —
- Gross rent per year, on your assumption
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- Gross rent over the period, on your assumption
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The four figures below are arithmetic on the percentages you entered. They are not a forecast, a projection, a valuation or a recommendation by us or by the developer, and no part of them is contractual. Property values and rents can fall as well as rise.
Values marked as aggregator data are indicative until confirmed by the developer price list.
Source: EYWA Tree of Life — developer presentation (73 pp.) ; Engel & Völkers — Eywa 2
Data updated: 2026-08-29
Ownership
What a foreign buyer actually owns
Business Bay is a designated freehold area. The facts below describe the legal and procedural framework of the purchase; none of it is legal or tax advice.
01
Freehold, in your own name
Business Bay is one of the designated areas of Dubai in which non-UAE nationals may own property freehold, in their own name or through a corporate vehicle, with no requirement to be resident in the country. Ownership is registered with the Dubai Land Department and evidenced by a title deed issued in the owner’s name once the building is complete and handed over. There is no leasehold clock and no local partner requirement.
02
Escrow-protected instalments
Off-plan sales in Dubai run through a regulated escrow account held for the project. Buyer instalments are paid into that account rather than to the developer directly, and releases from it are tied to verified construction progress. That is the structural reason an off-plan schedule can be weighted toward construction milestones — the milestones are the release condition, not just a payment date.
03
The 4% DLD registration fee
The Dubai Land Department registration fee is 4% of the purchase price. On the Tree of Life schedule it is payable alongside the second instalment, at SPA signing, and the calculator above shows it as a separate line so it is never hidden inside a percentage. Treat it as a cost of the transaction, not as part of the price.
04
Oqood pre-title registration
Until the building is complete, an off-plan purchase is recorded in the interim register — Oqood — which links the specific unit to the buyer before a title deed exists. It is the mechanism that makes an off-plan contract a registered interest rather than a private agreement, and it is handled as part of the SPA process.
05
Service charges
Annual service charges for EYWA are quoted on request. A building with 59 shared amenities, an amenities floor, a spa and a hospitality-grade service model does not carry the service charge of a standard tower, and we will not publish a figure we cannot source. Ask and we will send the current position in writing before you reserve.
06
Property-linked residency
The UAE operates residency routes linked to property ownership, administered federally and revised from time to time. Eligibility depends on the value and status of the asset, the applicant and the rules in force on the day of application. We describe the route in general terms only and deliberately publish no thresholds or durations; your immigration adviser, or the relevant authority, is the correct source for the current criteria.
Source: EYWA Tree of Life — developer presentation (73 pp.)
Data updated: 2026-08-29
Payment plans
The two schedules, in full
Tree of Life follows a 60/40 schedule with the DLD fee at SPA signing. Way of Water is offered on a 10/50/40 plan. These are the schedules the calculator uses.
EYWA Tree of Life
60 / 40
-
01
10%
Booking
-
02
10% +4%
SPA signing (+4% DLD)
-
03
10%
60 days from SPA
-
04
5%
90 days from SPA
-
05
5%
180 days from SPA
-
06
10%
40% construction completion
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07
10%
60% construction completion
-
08
40%
On completion
Payment plan: 100% + 4% DLD
EYWA Way of Water
10 / 50 / 40
-
01
10%
Booking
-
02
50%
During construction
-
03
40%
On handover
Payment plan: 100%
Values marked as aggregator data are indicative until confirmed by the developer price list.
Source: EYWA Tree of Life — developer presentation (73 pp.) ; Engel & Völkers — Eywa 2
Data updated: 2026-08-29
What to budget for
Costs beyond the price
Only one cost above the purchase price is documented in the developer material, and we will not invent the rest. The list below separates what is known from what has to be quoted.
| Item | Amount | Notes |
|---|---|---|
| Purchase price | Per the current price list | Fixed in the SPA at the price agreed at reservation. |
| DLD registration fee | 4% of the purchase price | Documented in the developer payment plan; payable at SPA signing on the Tree of Life schedule. |
| Registration and administration fees | Quoted at reservation | Oqood and trustee administration charges are confirmed in writing with the reservation pack. |
| Annual service charge | On request | Set per square foot for the building; issued in writing before reservation. |
| Furniture and fit-out beyond the delivered specification | On request | The residences are delivered to the developer specification; anything additional is separately quoted. |
Source: EYWA Tree of Life — developer presentation (73 pp.)
Data updated: 2026-08-29
In short
How to test this case yourself
Run the calculator with your own figures, then check three things against the documents rather than against a website. First, the price list: ask for the live one, because availability in a fifty-two-unit building changes the entry price faster than any market average moves. Second, the schedule: confirm which instalment carries the DLD fee and what the construction milestones are defined as in the SPA. Third, the service charge: get it in writing before you reserve, because in a heavily amenitised building it is the number most likely to surprise you later.
When you have those three documents, the investment case stops being a narrative and becomes arithmetic you can do yourself. That is the only version of it we are willing to publish.
Enquiry
What you receive in reply: current availability, the full price list with areas and parking, floor plans of the units that match your brief, the payment schedule and the handover timeline.
Request the financial pack
We reply in writing with the live price list, the full payment schedule, the DLD and registration costs, the current service charge position and the availability sheet.
Thank you — enquiry received
Our team will come back to you with availability, floor plans and pricing.