Commercial Retail

Raw District Phase 2 Retail

Starting PriceFrom AED 2,900,000

CompletionQ1 2029

DeveloperImtiaz

LocationDowntown Jebel Ali

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Property

Raw District Phase 2 by Imtiaz Developments

Location: Sheikh Zayed Road (E11), Downtown Jebel Ali, Dubai

CONNECT NOW FOR COMMERCIAL AND RESIDENTIAL ENQUIRIES

RAW DISTRICT PHASE 2 — OFFICIAL LAUNCH: 14 JULY 2026

Phase 1 sold out rapidly. Phase 2 occupies the next plot along the same Sheikh Zayed Road address — direct SZR frontage, Dubai Metro Red Line a short walk through Flame Tree Park by Imtiaz, and immediate proximity to Expo City, Al Maktoum International Airport, and Palm Jebel Ali.

Starting Prices:

Retail – Starting from AED 2.9M

Offices – AED 1.38M

Studio – AED 666,000

1 Bedroom – AED 949,000

2 Bedroom – AED 1.55M

3 Bedroom – AED 1.90M

Raw District Phase Two by Imtiaz

Allocation is expected within 4–5 weeks of EOI submission, on a first-come, first-served basis. Clients submitting 50% or 100% of the purchase price receive priority in unit selection.

GET PRIORITY ACCESS TO RESIDENTIAL AND COMMERCIAL UNITS — CONNECT NOW

Project Overview

Raw District II — Two Towers, One Address, Continuing a Proven Concept

Raw District II is the second phase of Imtiaz Developments' Raw District on Sheikh Zayed Road, occupying the plot directly adjacent to Phase 1. The development comprises two towers — a dedicated commercial tower and a dedicated residential tower — with ground-floor retail at the base, fronting Sheikh Zayed Road.

Imtiaz Developments is a Dubai-based developer founded in 1993 with an AED 10 billion portfolio, 40+ completed projects, and 2,000+ delivered units. The company operates a fully integrated model — design, construction, joinery, aluminium and glass, investment management, property management, and after-sales — all executed in-house under the philosophy of "A Journey to Perfection."

Phase 1 of Raw District established the brand as the first Raw location globally, with subsequent addresses planned for London, Miami, and Madrid. Phase 2 extends that footprint along the same high-visibility SZR corridor, with the Flame Tree Park by Imtiaz — visible from the site and connecting the development to the metro — forming part of the immediate environment.

Raw District Phase 2 Building Configuration

Structure
- 2 towers — one dedicated commercial tower, one dedicated residential tower
- Ground-floor retail fronting Sheikh Zayed Road at the base of the development
- Flame Tree Park by Imtiaz adjacent to the site, connecting the development to the Dubai Metro Red Line station
Residential Tower
- Residential apartments across studio, 1-bedroom, 2-bedroom, and 3-bedroom configurations
Commercial Tower
- Dedicated commercial floors for office use

Commercial Starting Prices

Unit Type	Starting Price
Retail	From AED 2,900,000
Office	From AED 1,380,000

Residential Starting Prices

Unit Type	Starting Price
Studio	From AED 666,000
1 Bedroom	From AED 949,000
2 Bedroom	From AED 1,550,000
3 Bedroom	From AED 1,900,000

Retail Overview

Phase 2 Launch Date: 14 July 2026
Availability: Ground-floor retail units fronting Sheikh Zayed Road
Starting Size: TBC
Starting Price: From AED 2,900,000
Completion: Q1 2029
Payment Plans: 50/50 or 60/40 with 3-year post-handover
Frontage: Direct street-level exposure onto Sheikh Zayed Road
Metro Access: Dubai Metro Red Line station accessible via Flame Tree Park by Imtiaz — a short park walk from the development

EOI & Allocation Process

Expected Allocation Timeline	4–5 weeks from EOI submission
Allocation Method	First come, first served — by EOI submission date
Priority Unit Selection	Clients submitting 50% or 100% upfront
DLD Fee	4% (payable on allocation day)
Admin Fee	Applicable (payable on allocation day — contact for details)

EOI is the reservation mechanism ahead of formal allocation.

Clients who deposit a higher percentage upfront receive first choice of units at allocation.

Payment Plan

Option 1 — 50/50 Plan

Installment	%	Date / Milestone
1st Installment + DLD Fee + Admin Fee	20%	On Booking
2nd Installment	5%	Oct 2026
3rd Installment	5%	Mar 2027
4th Installment	5%	Jul 2027
5th Installment	5%	Dec 2027
6th Installment	5%	Apr 2028
7th Installment	5%	Sep 2028
On Completion	50%	Q1 2029

Option 2 — 60/40 Post-Handover Plan (3 Years)

Installment	%	Date / Milestone
1st Installment + DLD Fee + Admin Fee	20%	On Booking
2nd Installment	5%	Oct 2026
3rd Installment	10%	Mar 2027
4th Installment	5%	Jul 2027
5th Installment	10%	Dec 2027
6th Installment	5%	Apr 2028
On Completion	5%	Q1 2029
Post-Handover	40% (3.3% quarterly)	Over 3 years post-handover

Note: 60/40 post-handover plan carries a 10% price premium.

Additional 4% DLD fee applicable on purchase.

Design & Finishes

The Raw brand is built around a deliberately unrefined aesthetic — one that prioritises honest materials, functional spaces, and design that improves through use rather than requiring preservation. Imtiaz executes all design and joinery fully in-house, which is reflected in the quality and specificity of finish detail carried through from Phase 1.

Floor-to-ceiling glazing on upper residential and commercial floors
Ground-floor retail designed for active street-level frontage with maximum SZR visibility
Fully integrated design and construction by Imtiaz Developments — joinery, aluminium, glass, and fit-out all in-house

Full specification details to be released at launch.

Views

Street level: Direct frontage onto Sheikh Zayed Road — among the highest-visibility retail addresses in Dubai
Flame Tree Park: Landscaped green park directly adjacent, between the development and the metro station
North: Toward Al Maktoum International Airport and Expo City
Southwest: Toward Palm Jebel Ali and the expanding Jebel Ali corridor
Northeast: Toward Dubai Marina and the established southern skyline

Location — The Intersection of Established and Emerging Dubai

The case for retail at Sheikh Zayed Road in downtown Jebel Ali rests on a straightforward infrastructure argument: SZR connects the site to every significant commercial node in the city without deviation, the Dubai Metro Red Line is a park walk away, and the corridor southwest of the Marina is the part of Dubai where committed institutional investment has resolved the question of where growth will concentrate.

Expo City is not a temporary event site. It is a permanent mixed-use district anchored by global institutions, directly visible to the north of Raw District II, building a sustained business and conference ecosystem. Al Maktoum International Airport — the world's largest airport project by planned capacity — is under active construction and clearly visible on the horizon from the site. Palm Jebel Ali's residential communities are taking shape to the southwest. Together, these projects represent the largest concentration of committed future demand in the Dubai pipeline, and the Raw District address sits at the point where that demand and the city's established population base converge daily on Sheikh Zayed Road.

Retail businesses that establish themselves here are not speculating on a direction — they are entering a market where the infrastructure is already in place and the demand base is compounding.

Connectivity

Sheikh Zayed Road (E11): Direct frontage — uninterrupted northeast access toward Dubai Marina, Business Bay, and Downtown; southwest access toward Palm Jebel Ali, Jebel Ali Port, and Abu Dhabi
Dubai Metro (Red Line): Station accessible via Flame Tree Park by Imtiaz — a short walk through landscaped green space
Al Khail Road (E44): Parallel access toward Business Bay and the wider city
Emirates Road (E611): Eastern bypass linking to the northern and southern emirates

Proximity to Landmarks

10 minutes — Palm Jebel Ali, Expo City
15 minutes — Dubai Marina
20 minutes — Palm Jumeirah
25 minutes — Al Maktoum International Airport
30 minutes — Dubai International Airport
50 minutes — Abu Dhabi

The convergence of these distances matters not as a list but as a retail argument: Raw District Phase 2 sits within reach of the city's most established residential demand to the northeast and its most consequential future growth to the southwest, with the metro a park walk away and Sheikh Zayed Road delivering both audiences past the same front door. For retail occupiers, few addresses in Dubai's current pipeline offer an equivalent combination of proven catchment and compounding new demand.

Illustrative model

Scenario modeller

Set your own assumptions and see how Raw District Phase 2 Retail behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Handover

Q1 2029

As stated on this listing, and the developer’s estimate rather than a guarantee. Rent and the service charge both start at handover, so set the time-to-handover field below to match it.

Payment plan

50/50 or 60/40 with 3-year post-handover

As published on this listing. The model below assumes the purchase price and all acquisition costs are paid at the outset; a staged plan defers part of the outlay, which raises the IRR on the same total profit. Treat the return figures as the unstaged case.

Purchase

Purchase price

Seeded from this page — change it to your figure.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Maintenance & management

Your figure — we publish none. Letting fees and routine repairs.

Service charge

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.

AED 3.08M

Price plus every acquisition cost

Illustrative exit price

AED 2.90M

After 5 yr at 0.0% p.a.

Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.

—

Set service charge, maintenance & management, vacancy allowance above

Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.

—

Set a gross annual rent

Cash out, and cash back over 5 years

Cash out at t0AED 3,076,900

Cash back, years 1–5—

Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.

Cash required at completion

Purchase priceAED 2,900,000

DLD transfer fee (4%)AED 116,000

Agency fee (2%)AED 58,000

VAT on agency fee (5%)AED 2,900

Conveyancing, trustee & adminAED 0

Total cash investedAED 3,076,900

This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.

No rental evidence is attached to this listing. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.

Annual operating position

Gross annual rentAED 0

Vacancy allowance (not set)—

Maintenance & management (not set)—

Service charge (1,000 sq ft at AED — not set)—

Net operating income—

Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.

Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete — see note)

Year	Net operating income	Sale proceeds, net	Net cash flow
0 · today	—	—	−AED 3,076,900
1	AED 0	—	AED 0
2	AED 0	—	AED 0
3	AED 0	—	AED 0
4	AED 0	—	AED 0
5	AED 0	AED 2,839,100	AED 2,839,100
Years 1–5	AED 0	AED 2,839,100	AED 2,839,100
Less the year-0 outflow of AED 3,076,900 → total profit			−AED 237,800

Exit at year 5: illustrative sale price AED 2,900,000 less selling costs AED 60,900 = AED 2,839,100 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.

Sensitivity — the same purchase at −5% to +5% exit growth

Exit growth	Exit price	Total profit	ROI	IRR
−5% p.a.	AED 2.24M	—	—	—
−3% p.a.	AED 2.49M	—	—	—
0% p.a.your figure	AED 2.90M	—	—	—
3% p.a.	AED 3.36M	—	—	—
5% p.a.	AED 3.70M	—	—	—

Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.

How each figure is calculated

Handover: The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
Gross yield: Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
Net yield: (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
Rent growth: Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
ROI: Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
ROE: Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
Cash-on-cash return: Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
IRR: The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.

Email my results

We’ll send this scenario — your assumptions and the figures they produce — to your inbox.

Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.

An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.

Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.

Location

Raw District Phase 2 — Downtown Jebel Ali, Dubai

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