Property Overview
A 1-bedroom apartment in Sensia Residences by Beyond Developments (Omniyat Group subsidiary), Dubai Maritime City at AED 2,051,100, 10.0% below the original price of AED 2,279,000, saving AED 227,900. BUA 756 sqft at AED 2,713 per sqft. Sea view. Handover Q1 to Q2 2029.
Property Highlights
- Type: 1BR apartment
- BUA: 756 sqft
- Asking price: AED 2,051,100
- Original price: AED 2,279,000
- Saving: AED 227,900 (10.0%)
- Rate: AED 2,713 per sqft
- View: Sea view
- Developer: Beyond Developments (Omniyat subsidiary)
- Architect: Hirsch Bedner Associates (HBA)
- Status: Off-plan, 4.67% RERA completion (Jan 2026)
- HO: Q1 to Q2 2029
Below OP Analysis
The seller purchased at AED 2,279,000 and is asking AED 2,051,100, a AED 227,900 reduction (10.0%). Including the 4% Oqood fee of AED 91,160 paid at purchase, the seller's total investment was AED 2,370,160. Total loss: AED 319,060 (13.5% of total investment).
DLD Transactions for 1BR in Sensia (Jul-Nov 2025)
- AED 2,404,000 for 835 sqft (AED 2,880 per sqft)
- AED 2,594,000 for 850 sqft (AED 3,052 per sqft)
Only 12 off-plan transactions have been recorded for Sensia, all from the launch period. The OP of AED 2,279,000 for 756 sqft (AED 3,015 per sqft) is within the launch-period range. At AED 2,713 per sqft, the selling price is 5.8% below the lowest recorded DLD rate and 11.1% below the highest. The discount places this listing below all recorded transaction values for 1BR units in this building.
DMC Area Pricing Context
- Dubai Maritime City 12-month median: AED 3,149 per sqft
- ANWA by Omniyat 1BR: from approximately AED 1,600,000
- Oceanz by Danube: lower price point, multiple phases
At AED 2,713 per sqft, this listing is 13.9% below the DMC 12-month median. However, competing projects from lower-tier developers (Danube, etc.) are priced lower still. The value proposition depends on the buyer's confidence in Beyond/Omniyat's brand premium over mass-market competitors.
Competing Supply Risk
Dubai Maritime City has a heavy pipeline of off-plan supply from multiple developers. Beyond alone has five projects (Saria, Orise, Sensia, The Mural, Aria) within its 8 million sqft masterplan. Danube, Omniyat direct and other developers are also active. This supply overhang could pressure resale values during the construction period (2026 to 2029). Within Sensia itself, 15 active 1BR resale listings start from AED 2,000,000, with at least one marketed as distress/below OP. Buyers are not short of options in this building or this area.
About Sensia Residences
A 36-storey residential tower by Beyond Developments within the Dubai Maritime City waterfront masterplan. 275 to 276 residences. Unit mix: 1BR, 2BR, 3BR apartments, 3BR garden duplexes and penthouses (up to 4BR at 9,126 sqft). Architecture by Hirsch Bedner Associates (HBA). Interiors by Design World Partnership. Main contractor: General Contracting Company. Construction started October 2025. Project reported as sold out from the developer (all primary units allocated). This is a secondary market (resale) transaction.
About Dubai Maritime City
A waterfront freehold zone along the Jumeirah coastline, adjacent to Mina Rashid. Master developer: Dubai Maritime City Authority (DMCA), a government entity. Infrastructure investment exceeds AED 140,000,000. The area is transitioning from industrial maritime use to mixed-use waterfront community. Beyond (Omniyat) is the largest private developer with 8 million sqft under development. Access via King Salman bin Abdulaziz Al Saud Street. Approximately 10 minutes from Sheikh Zayed Road, 15 minutes from DXB Airport, 20 minutes from Downtown Dubai.
Verification Notes
The OP (AED 2,279,000), selling price (AED 2,051,100), BUA (756 sqft), sea view and handover are from the agent brief. The 10.0% discount is verified. The 756 sqft is the smallest 1BR configuration, confirmed by Property Finder registry data. The OP of AED 3,015 per sqft is within the DLD launch-period range. The selling price of AED 2,713 per sqft is below all recorded 1BR DLD transactions for this building. Handover is Q1 2029 per Property Finder (agent states Q2 2029). RERA completion was 4.67% as of January 2026. Beyond is backed by Omniyat Group but has no completed projects under its own name.
