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DLD · MEDIAN 12M TO JUL 2026
Woodland Terraces Retail

Commercial Retail

Woodland Terraces Retail

PriceFrom AED 3,499 PSF
CompletionQ3 2027
Payment Plan50/50 — construction-linked
DeveloperAMIS
LocationMeydan

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Property

Woodland Terraces by AMIS

Location: Mohammed Bin Rashid Al Maktoum City (MBR City), District 11, Dubai

District 11 sits at an inflection point. The masterplan — anchored by Al Ain Road (E66) and bounded by Sheikh Mohammed Bin Zayed Road (E311) — is filling in around a core of schools, parks, mosque plots, and a dedicated community centre. What was open land a few years ago is now a structured residential precinct in active development, with the density and demographics to sustain neighbourhood retail on a daily basis.

Meydan sits at the district's northern edge, bringing with it a catchment of high-income residents from the racecourse villas, hotel guests, and the Meydan South community directly adjacent. The Ras Al Khor Wildlife Sanctuary corridor creates a natural boundary to the east, keeping the area low-density and green-facing — a quality that draws a specific kind of resident, one inclined to spend locally rather than commute to malls. And Downtown Dubai is closer than the address suggests: 9–14 minutes outside rush hour along Al Ain Road.

Woodland Terraces places its ground-floor retail at the base of this community. The resident population above, and the surrounding villas and townhouses around it, form the catchment. This is daily-spend retail territory — F&B, wellness, convenience, and lifestyle services — drawing from a community that walks out its door looking for exactly those things.

Project Overview

A Boutique Low-Rise Residence with Integrated Ground-Floor Retail

Woodland Terraces is a boutique residential development by AMIS comprising 1-bedroom, 1-bedroom with study, 2-bedroom, and 3-bedroom apartments across five residential floors above a ground-floor commercial base. The building is part of Mohammed Bin Rashid Al Maktoum City — District 11, Parcel C, a masterplan that includes residential buildings, a local mosque, neighbourhood parks, and open spaces — all oriented toward creating a self-contained community.

The retail component is positioned at ground level directly beneath the residential population and alongside the grand lobby and AMIS Café — meaning daily foot traffic flows past the shopfronts as a matter of course, not just on destination visits. With a rooftop amenity deck drawing residents upstairs daily and a ground-floor café activating the base, the building is designed for repeat circulation from multiple directions.

Building Configuration

  • Structure

    • 2 basement levels + Ground Floor + 5 Residential Floors + Rooftop

  • Ground Floor

    • Retail units with street-facing frontage
    • Grand Lobby Area
    • AMIS Café
    • Kids' Play Area
    • Restaurant

  • Residential Floors (1–5)

    • 1 Bedroom: 662–954 sq ft
    • 1 Bedroom with Study: 776–876 sq ft
    • 2 Bedroom: 947–1,648 sq ft
    • 3 Bedroom: 1,632 sq ft

  • Rooftop

    • Infinity Pool, Gym, Sauna & Steam, Outdoor Theater, Barbeque & Gathering Area, Padel Court

Retail Overview

  • Available Units: Ground-floor retail — Retail 1 (767 sq. ft.) and Retail 3 (2,145 sq. ft.)
  • Unit Sizes: From 767 sq. ft. to 2,145 sq. ft.
  • Pricing: From AED 3,498.6 PSF *******CONTACT US FOR SPECIAL NEGOTIATED PRICE
  • Payment Plan: 50/50 — construction-linked
  • Completion: Q3 2027
  • Frontage: Street-facing ground floor with direct pedestrian access; Retail 3 features both a main entrance and a secondary entry
  • Layout: Shell units — open plan, column-free footprint ready for fit-out

Payment Plan — 50/50 Construction-Linked

Instalment%Date / Milestone
Down Payment 10% On Booking
2nd Instalment 10% 10 May 2026
3rd Instalment 10% 15 Jul 2026
40% Construction 10% 15 Nov 2026
60% Construction 10% 15 Feb 2027
100% Construction & Handover 50% 30 Jul 2027

***An additional 4% DLD fee is applicable on purchase.

***AED 3,000 Oqood registration fee applies.

Project Amenities

  • AMIS Café — ground-floor café activating the retail base daily
  • Restaurant — ground-floor F&B drawing residents and visitors
  • Kids' Play Area — family-focused ground-floor amenity
  • Grand Lobby Area — curated arrival experience at ground level
  • Infinity Pool — rooftop, drawing daily resident traffic
  • Gym, Sauna & Steam — rooftop wellness facilities
  • Outdoor Theater — rooftop communal entertainment space
  • Barbeque & Gathering Area — rooftop social zone
  • Padel Court — rooftop sports amenity
  • Neighbourhood Park — within the District 11 masterplan
  • Community Centre — planned within the broader Parcel C masterplan

Design & Finishes

  • Warm natural material palette — travertine-toned indoor flooring, outdoor stone, wood-grain cabinetry, and bronze glass detailing throughout
  • Brass/bronze fixtures in bathrooms — premium fittings with a consistent finish language
  • Residential interiors feature built-in wardrobes, en-suite bathrooms, walk-in showers, and floor-to-ceiling glazing with balconies on all unit types
  • Ground-floor retail delivered as shell-and-core — blank canvas for operator fit-out, benefiting from the building's warm material language in shared circulation areas

Views

  • Ground-floor retail frontage faces the community streetscape of District 11, Parcel C — a pedestrian-scale environment with landscaped open spaces within the masterplan
  • Community park visible from ground level to the south — a green buffer that sustains foot traffic and outdoor dwell time
  • Al Ain Road (E66) runs along the eastern boundary — arterial visibility for any signage-facing unit
  • Villa community outlook from upper residential floors frames the low-rise suburban character of the surrounding neighbourhood

Location

A Residential Catchment Taking Shape in MBR City

Mohammed Bin Rashid Al Maktoum City — District 11 is a planned freehold community within one of Dubai's most strategically positioned masterplan corridors. Sitting between Meydan to the north and Sheikh Mohammed Bin Zayed Road to the south, the district is developing as a mid-density residential neighbourhood — villas, townhouses, and boutique apartment buildings — with the community infrastructure (schools, parks, mosque, community centre) to support permanent residents rather than transient occupiers.

For retail, that distinction matters. District 11's residents are owner-occupiers and long-term tenants with recurring spending patterns — the foundation for daily-trade retail categories: café, bakery, pharmacy, dry-cleaning, wellness, and speciality F&B.

The master plan's park plots and open spaces keep the streetscape walkable, which is what converts proximity into footfall.

Connectivity
  • Al Ain Road (E66): Primary corridor — direct access north toward Meydan and Ras Al Khor, south toward Sheikh Mohammed Bin Zayed Road and Emirates Road
  • Sheikh Mohammed Bin Zayed Road (E311): Southern boundary road — citywide north–south connectivity, linking to Dubai Silicon Oasis, Dubai South, and Abu Dhabi
  • Al Khail Road (E44): Western parallel access — connects to Business Bay, Al Quoz, and the Marina corridor
Proximity to Landmarks
  • 9–14 minutes — Downtown Dubai, Dubai Mall, Burj Khalifa (non-rush hours)
  • 12–26 minutes — Downtown Dubai (during rush hours)

Woodland Terraces positions its retail at the ground level of a community still forming its daily habits. The operators who establish here now secure the catchment before it is fully served.

Illustrative model

Scenario modeller

Set your own assumptions and see how Woodland Terraces Retail behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Handover
Q3 2027

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 — construction-linked

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

The price you are actually considering.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

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 actually considering.

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.

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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

Woodland Terraces — Meydan, Dubai

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