District Mall, Raw District II Retail | Sheikh Zayed Road, Dubai

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District Mall at Raw District II by Imtiaz Developments

Starting Price: AED 1,798,626 · Handover: Q2 2029

Seventeen retail units are released at District Mall, from AED 1,798,626 for 454 square feet. They sit across two retail levels at the base of Raw District II on Sheikh Zayed Road, with the Dubai Metro a walk through the park on one side and an office tower and a residential tower directly above.

If you are buying retail, three things decide whether the unit works: who walks past, who can reach you, and who is already there before anyone travels. This address answers all three from different directions, which is the reason to look at it rather than the marketing around it.

CONNECT NOW for available units, sizes and floor plates

District Mall retail — units and prices

Imtiaz's availability schedule of 15 September 2026 lists 17 retail units totalling 13,377 square feet and AED 46,925,313. The spread:

Aspect	Units	Size range	From
Direct SZR and Flame Tree Park frontage	10	454 – 900 sq ft	AED 1,798,626
Arcade	5	585 – 890 sq ft	AED 2,088,695
Expo City and community	2	1,756 – 1,831 sq ft	AED 5,719,617

Imtiaz Developments retail availability schedule, 15 September 2026. Availability moves; current status is confirmed on request.

The rate per square foot runs from AED 3,255 to AED 3,962, with a median of AED 3,461. The larger the unit, the lower the rate: the 1,831 sq ft unit prices at AED 3,255 per square foot while the 454 sq ft units price at AED 3,962. That is the single most useful thing on this page for a buyer comparing units, and it points in a direction most people do not expect — if your operation fits the bigger floor plate, the bigger unit is the better buy per foot, and there are two of them.

For context against the rest of our retail book, Dubai off-plan retail on this site currently runs from roughly AED 2,500 to AED 6,500 per square foot. Raw District II retail sits in the lower-middle of that band while carrying Sheikh Zayed Road frontage and a metro station within walking distance — a combination that usually prices above it.

Raw District II retail at District Mall — the two towers, the retail podium and Flame Tree Park seen from Sheikh Zayed Road

Payment plans

Imtiaz offers two, and the choice is a real commercial decision rather than a formality.

Option 1 — 50% during construction, 50% on completion

Instalment	Payment	Date
1st	20% + 4% DLD fee + admin fee	On booking
2nd	5%	15 November 2026
3rd	5%	1 April 2027
4th	5%	15 August 2027
5th	5%	1 January 2028
6th	5%	15 May 2028
7th	5%	1 October 2028
On completion	50%	Q2 2029

Option 2 — 60% during construction, 40% over three years post-handover

Instalment	Payment	Date
1st	20% + 4% DLD fee + admin fee	On booking
2nd	5%	15 November 2026
3rd	10%	1 April 2027
4th	5%	15 August 2027
5th	10%	1 January 2028
6th	5%	15 May 2028
On completion	5%	Q2 2029
Post-handover	40%, at 3.3% quarterly	Over three years

Option 2 carries a 10% price increase. On the entry unit that is about AED 180,000 for deferring 40% of the price over three years after you take the keys. Whether that is worth paying depends entirely on what the unit earns from handover — a let unit servicing its own instalments is a different proposition from one you trade from yourself, and the two plans separate sharply once rent is in the model. Bring us the intended use and we will run both.

Payment schedules per Imtiaz Developments. The 4% DLD fee and the admin fee are payable on booking in addition to the 20% first instalment.

Footfall

Resident and working population above the units. Raw District II is two towers on one podium: Tower A residential, Tower B offices, with a co-working ecosystem, modular offices and a shared creative floor between them. That population arrives before any external footfall does, and it is there every working day. For an F&B or convenience operator that is the base load a retail unit is underwritten by.

The metro, a park away. The station sits on the far side of Flame Tree Park by Imtiaz — 80,000 square feet of flame trees between the district and the platform. Commuters cross the park in both directions, which converts a transport link into a pedestrian route past the units rather than a car park.

Sheikh Zayed Road frontage. Ten of the seventeen units face SZR directly. This is the corridor that connects Dubai Marina, Business Bay and Downtown to the northeast with Expo City, Al Maktoum International Airport and Palm Jebel Ali to the southwest, and it carries that traffic past the front of the building.

Ground-floor F&B space at District Mall, Raw District II retail on Sheikh Zayed Road

Two levels, not a strip. Imtiaz's retail floor plates place retail on both the ground floor and Podium 1, with the arcade and social lobby running between them. Five units face the arcade rather than the road, which suits an operator who wants dwell time over exposure — a different business from the SZR-facing units, and priced accordingly.

Raw District II retail location on Sheikh Zayed Road — the metro station a park away across Flame Tree Park by Imtiaz

Location on the corridor

From District Mall	Time
Metro station	A walk through the park
Palm Jebel Ali	10 minutes
Expo City	10 minutes
Dubai Marina	15 minutes
Palm Jumeirah	20 minutes
Al Maktoum International Airport	25 minutes
Dubai International Airport	30 minutes
Abu Dhabi	50 minutes

Drive times as published on Imtiaz's Raw District II factsheet.

What that table says commercially: the site sits between Dubai's established residential weight to the northeast and the largest concentration of committed new development in the city to the southwest. Expo City is a permanent district, Al Maktoum International is under construction, and Palm Jebel Ali's communities are being built now. A retail unit here is not a bet on one of those landing — it trades off the existing corridor from day one and gains from the rest as they complete.

The developer

Imtiaz Developments is a Dubai-based developer founded in 1993, with an AED 10 billion portfolio across more than 40 projects and over 2,000 delivered units, led by CEO Masih Imtiaz. It runs a vertically integrated model — design, construction, joinery, aluminium and glass, investment, property management and after-sales all in-house — under the philosophy "A Journey To Perfection".

For a retail buyer the relevant part of that is delivery control rather than the philosophy: the same company designs the shell, builds it and handles handover, which shortens the chain when a fit-out question arises. Raw District II follows the first Raw District on the adjacent plot, so the format has already been built once on this corridor.

Corporate figures as stated by Imtiaz Developments.

Next step

Tell us the trade, the floor area it needs, and whether you are buying to occupy or to let. We will come back with the units that fit, the units we would rule out and why, the rate per square foot on each, and both payment plans run against your own numbers.

CONNECT NOW — or ask for the retail floor plates and the current availability schedule

Documents

Downloads

Free · no sign-up

District Mall brochure — the retail concept, the arcade and the location8.58 MB Retail floor plates — Ground & Podium 1Floor Plans733 KB The Raw Collection — design & joineryBrochure977 KB

Download any document directly — no form, no sign-up. We keep the resources open so you can review the detail on your own terms.

Location

District Mall - Raw District II — Sheikh Zayed Road, Dubai

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Illustrative model

Scenario modeller

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

Purchase

Purchase price

The price you are considering.

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.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are considering.

Method

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.

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.

Frequently asked questions

What does Raw District II retail cost, and what do I get for it?

The entry unit at District Mall is 454 sq ft at AED 1,798,626, which is AED 3,962 per square foot. The largest currently released is 1,831 sq ft at AED 5,959,006, or AED 3,255 per square foot. Across the 17 units released on 15 September 2026 the range is AED 3,255 to AED 3,962 per square foot, with a median of AED 3,461. The pattern is worth understanding before you choose: the smaller the unit, the higher the rate per foot. If your operation fits a larger floor plate, the larger units are the better value per square foot — and there are only two of them at the top of the range.

What are the payment terms?

Two plans. The 50/50 plan is 20% on booking plus the 4% DLD fee and an admin fee, six 5% instalments on fixed dates between 15 November 2026 and 1 October 2028, and 50% on completion in Q2 2029. The post-handover plan is 60% during construction and 40% spread over three years after handover at 3.3% quarterly. It carries a 10% price increase, which is the developer's stated cost of the deferral — on the entry unit that is roughly AED 180,000. Which plan is right depends on whether you intend to trade from the unit or let it: a tenant paying rent from handover changes the arithmetic on the post-handover plan considerably. We will run both against your numbers.

How much do I need to commit on booking?

On the entry unit at AED 1,798,626, the 20% first instalment is AED 359,725 and the 4% DLD fee is AED 71,945 — AED 431,670 together, plus the admin fee, payable on booking. Scale that to whichever unit you are looking at. Both figures are calculated from the developer's own payment schedule, not estimated.

Where exactly is it, and why does that matter for retail?

Raw District II fronts Sheikh Zayed Road in Dubai, on the plot beside the first Raw District. The metro station sits on the far side of the 80,000 sq ft Flame Tree Park, so the walk to the platform runs through the park rather than along the road. For a retail unit that combination is the whole argument: SZR frontage gives you the passing audience, the metro gives you the pedestrian one, and the two towers above give you a resident and working population who are already there. You are not relying on any single source of footfall.

When does it complete?

Q2 2029, which is the handover date on Imtiaz's own factsheet and on both payment schedules.

District Mall — Raw District II Retail