Y Views at BAYN by ORA — Beachfront Villas & Mansions in Ghantoot, Abu Dhabi
Key facts
Verified by NARVA · 22 August 2026- Starting price
- AED 10.9M
- Unit types
- 4, 5 and 6-bedroom villas
- Sizes (BUA)
- 4,826 – 15,794 sq ft
- Plot sizes
- Up to 23,058 sq ft
- Payment plan
- 60/40 — 10% on booking
- Handover
- Q4 2029
- Service charge
- Approx. AED 4.5 per sq ft / year
- Title
- Freehold, all nationalities
- Registration fee
- 2% to ADREC (Abu Dhabi)
- Developer
- ORA Developers
Project Gallery
Y Views at BAYN Prices
Starting from AED 10.9M| Unit Type | Beds | BUA | Plot | From | Price / sqft | Status |
|---|---|---|---|---|---|---|
| 4 Bedroom Villa | 4BR | 4,826 sq ft | — | AED 10.9M | AED 2,259 / sqft | Available |
| 5 Bedroom Villa | 5BR | 6,854 sq ft | 10,682 – 17,992 sq ft | AED 22.02M | AED 3,213 / sqft | Available |
| 6 Bedroom Villa | 6BR | 9,214 – 15,794 sq ft | 11,550 – 23,058 sq ft | AED 25.25M | AED 2,740 / sqft | Available |
BUA = Built-Up Area. Price / sqft is calculated as starting price ÷ BUA. Pricing reflects the developer's direct rate at the time of listing and is subject to availability; payment plans are provided on request.
Y Views at BAYN Payment Plan — 60/40
On booking: Paid into a regulated escrow account, with the 2% ADREC registration fee
During construction: Instalments across the build programme
Y Views is sold on a 60/40 structure: 10% on booking, 50% across construction and 40% on handover in Q4 2029.
Buyer payments are held in a regulated escrow account, and Abu Dhabi requires off-plan expressions of interest to be registered digitally through the Madhmoun system.
Payment calculator
Pick a unit type to see the full instalment schedule, including government registration and booking fees.
Layouts & Specifications
Position is the value driver. Because the enclave is built on a hill, two homes of the same size can sit at very different price points depending on elevation and row. Beach-level homes trade elevation for proximity; hilltop homes trade a six-minute walk for the widest horizon. It is why the six-bedroom range spans AED 25.25M to AED 44.89M for the same bedroom count.
Specification and design. Homes are delivered fully finished. Every bedroom faces the sea or a waterway, ceiling-height glazing opens the living volume to the terrace and pool, and each villa has a private pool and terrace. On the largest beachfront plots, buyers can shape the house to a brief rather than take a delivered type. ORA has not yet released the full finishing schedule; we will publish it here when it is issued.
Service charge. Approximately AED 4.5 per sq ft per year — the normal band for UAE villa communities, and far below the AED 15–30 per sq ft common in apartment towers. On a 6,854 sq ft five-bedroom that is roughly AED 30,800 a year.
About This Project
Y Views is the beachfront enclave of BAYN, ORA Developers’ coastal master community at Ghantoot, midway between Dubai and Abu Dhabi. It occupies the headland at the western edge of the master plan, where the shoreline turns — a gated cluster of villas set on a sculpted hill that steps down to the sea.
The organising idea is elevation. Every home is deliberately raised to inherit a view, so that residents look out over the Gulf, the waterway or the landscape from at least one level of the house. ORA publishes the ladder precisely: homes sit between 5 and 24 metres above the water, and the distance to the beach runs from zero minutes at the shoreline to six minutes at the highest terrace. That single diagram explains the pricing structure of the entire enclave — you are buying a position on a hill, and the value moves with height and proximity in opposite directions.
Between the houses runs a central green spine, a pedestrian-only promenade that winds from the hilltop down to the shore, with landscape buffers separating each villa from the public realm. The enclave is designed to be self-contained: a beach club on the sand, a sports hub with padel and tennis courts and an outdoor gym, a park, and direct access to BAYN’s wider anchors — the beach, the waterway, the Beach Town and the five-star resort.
4 bedrooms
4,826 sq ft, from AED 10.9M — the entry to the enclave.
5 bedrooms
6,854 sq ft at AED 22.02M, on plots from 10,682 sq ft.
6 bedrooms
9,214 to 15,794 sq ft, AED 25.25M to AED 44.89M, on plots to 23,058 sq ft.
Six-bedroom villas run roughly AED 2,440 to 2,780 per sq ft on a blended built-up and plot basis — about half the rate of an established Dubai waterfront address. Ask us for the current release sheet: allocation has moved quickly at every BAYN launch.
The community
BAYN holds 1.2 km of natural beach, more than 7 km of waterfront, a 204-berth marina, a five-star resort, a Beach Town, schools, a healthcare centre and a neighbourhood mall, with 55% of the land kept as open space. It is planned for around 9,000 homes.
What came before
Y Views is not the first release. The launch phases — Y Lagoon and Y Waterway, with the 464-home first phase — sold out during the first quarter of 2026, after ORA recorded AED 2.7 billion of BAYN sales in 2025 and placed third among Abu Dhabi’s developers in ADREC’s rankings.
Our Honest Take
No listing-site gloss. This is how we read Y Views at BAYN for our own clients — including who should walk away.
Our view is that Y Views is priced like an emerging address and built to the standard of an established one — and the gap between those two things is the whole case.
On a blended built-up and plot basis, Y Views’ six-bedroom villas run about AED 2,440–2,780 per sq ft. The equivalent six-bedroom is around 3,590 at Palm Jebel Ali, 4,110 at Saadiyat’s Hidd, 4,290–5,245 at Dubai Hills, 4,770 at District One, 4,780 at Palm Jumeirah and 6,530 at Emirates Hills. Only Hudayriyat — another emerging Abu Dhabi address — prices lower. The plots are frequently larger too: the biggest six-bedroom sits on 16,189 sq ft against a Palm Jumeirah six-bedroom’s 13,400.
This is genuine beachfront on a natural coastline rather than a reclaimed frontage, gated within the wider master plan, with the view engineered by the hillside design rather than left to chance. The demand evidence is unusually clear: the earlier phases sold out inside a quarter, and roughly 40% of BAYN’s buyers are UAE nationals — the strongest signal a new community can produce, because Emirati buyers are end-users who know the area.
Now the honest part. ORA was founded in 2016 and BAYN is its first UAE project, so there is no local delivery record — a real difference from buying an Emaar or a Sobha. Construction is properly under way, with a AED 1.9 billion contract with UNEC, AtkinsRéalis as master planner and payments in regulated escrow, but the execution premium those developers have earned is not available here yet.
Ghantoot today is also close to empty. The beach club, sports hub, resort and Beach Town exist on the master plan, not on the ground, and in a phased community the shared amenities typically arrive after the first homes. Early buyers get the address well before they get the lifestyle.
Anyone commuting daily into central Dubai or Abu Dhabi — that is a 35 to 45-minute drive each way before traffic. Anyone needing rental income before 2029, because Ghantoot has effectively no rental market. And anyone who cannot hold for five years or more. For a buyer who can, this is the most compelling price per square foot on any natural beachfront in the UAE right now.
Why this project
Y Views at BAYN Location
BAYN occupies a stretch of Arabian Gulf coast at Ghantoot, in the Emirate of Abu Dhabi, at roughly the midpoint of the Dubai–Abu Dhabi corridor. Access is via Sheikh Zayed Road (E11) and Sheikh Maktoum Bin Rashid Road (E311), with Al Fayah Road and Mohamed Bin Zayed Road also serving the site. Y Views sits at the western end of the master plan, directly on the beach.
The position is the product. Very few UAE communities sit on a natural beach; fewer still do so within reach of two capitals. ORA’s figures put Downtown Dubai at 35 minutes and Abu Dhabi city centre at 45, with Al Maktoum International Airport — expanding to become the world’s largest — around 25 minutes away. We use these rather than the “30 minutes to each” figure in ORA’s earlier collateral, and we would tell any buyer to drive the route at their own commute hour first, because peak-hour traffic on the E11 is materially slower.
Inside the enclave, distance is measured on foot rather than by car. ORA’s elevation diagram sets it out: homes at 5 metres above the water are on the beach, 10 metres is two minutes’ walk, 16 metres three and a half, 20 metres four and a half, and the highest homes at 24 metres are six minutes from the sand. What exists at Ghantoot today is limited — the Ghantoot Racing and Polo Club, a marina, and the beach itself. Everything else described here is planned.
Life at Y Views at BAYN
About ORA
ORA Developers was founded in 2016 by Naguib Sawiris, the Egyptian businessman who built Orascom Telecom into one of the world’s largest telecommunications groups before turning to real estate.
ORA holds a portfolio valued above USD 45 billion across seven countries, including Ayia Napa Marina in Cyprus, ZED and Solana in Egypt, Silver Sands in Grenada, Eighteen in Islamabad and Madinat Al Ward in Baghdad. BAYN is the company’s first project in the UAE and its largest commitment outside Egypt: AED 30 billion across a 9.6 million sq m Ghantoot land bank, planned for around 9,000 homes.
The early record is strong — AED 2.7 billion of BAYN sales in 2025, third place among Abu Dhabi’s developers in ADREC’s rankings, a first phase sold out within a quarter, and roughly 40% of buyers UAE nationals. Construction is contracted to UNEC under a AED 1.9 billion agreement, with AtkinsRéalis as master planner.
Buyers should weigh that momentum against the fact that ORA has not yet handed over a completed UAE community. It is the single most important difference between this purchase and one from a developer with a long local delivery record.
Y Views at BAYN — Frequently Asked Questions
What is the starting price at Y Views at BAYN?
Y Views starts at AED 10.9M for a four-bedroom villa of 4,826 sq ft. Five-bedroom villas of 6,854 sq ft are AED 22.02M, and six-bedroom villas run from AED 25.25M to AED 44.89M across 9,214 to 15,794 sq ft.
What is the payment plan for Y Views?
A 60/40 structure: 10% on booking, 50% across construction and 40% on handover in Q4 2029. The 2% Abu Dhabi registration fee is payable to ADREC with the booking, and all buyer payments run through a regulated escrow account.
When will Y Views be completed?
Handover is Q4 2029. BAYN’s earlier phases deliver sooner — Y Lagoon in Q4 2028 and Y Waterway in Q1 2029 — but both are sold out. Main construction at BAYN began in June 2026 under a AED 1.9 billion contract with a 31-month programme.
What are the service charges at Y Views?
Approximately AED 4.5 per sq ft per year, which is the normal band for UAE villa communities and well below the AED 15–30 per sq ft typical of apartment towers. On a 6,854 sq ft five-bedroom that works out at roughly AED 30,800 a year.
Is BAYN sold out?
The original 464-home first phase and the Y Lagoon and Y Waterway releases are sold out. Y Views, the beachfront enclave, is the current release. BAYN is planned for around 9,000 homes in total, so further phases will follow.
Where exactly is Y Views located?
On the Arabian Gulf coast at Ghantoot, in the Emirate of Abu Dhabi, roughly midway between the two cities and reached from Sheikh Zayed Road (E11) and Sheikh Maktoum Bin Rashid Road (E311). Y Views occupies the beachfront headland at the western end of the BAYN master plan. Al Maktoum International Airport is about 25 minutes away, Dubai Marina 27, Downtown Dubai 35, Yas Island 40 and Abu Dhabi city centre 45.
What makes Y Views different from the rest of BAYN?
It is gated, it is on the beach, and it is built on a sculpted hill so that every home inherits a view of the sea, the waterway or the landscape from at least one level. Homes sit between 5 and 24 metres above the water, from zero to six minutes’ walk from the sand, with a pedestrian-only green spine running from the hilltop to the shore.
Can foreigners buy at Y Views?
Yes. BAYN is sold freehold to buyers of all nationalities, who own the home and its plot outright. Purchases are registered with the Abu Dhabi Real Estate Centre, expressions of interest are logged through Abu Dhabi’s Madhmoun system, and buyer payments are held in a regulated escrow account.
What are the registration fees, and how do they compare with Dubai?
Abu Dhabi charges 2% of the purchase price on registration, against Dubai’s 4% Land Department fee. On a AED 25.25M villa that is roughly AED 505,000 less in transaction cost than an identically priced Dubai home — a real and often overlooked advantage of buying on the Abu Dhabi side of the corridor.
Is Y Views a good investment?
The case rests on price relative to position. Y Views’ six-bedroom villas price at roughly AED 2,440–2,780 per sq ft against about 3,590 at Palm Jebel Ali, 4,110 at Saadiyat’s Hidd, 4,290–5,245 at Dubai Hills and 6,530 at Emirates Hills — on a natural beach, on plots that are frequently larger, with a 2% rather than 4% entry cost. The offsets are that ORA has no completed UAE project yet and Ghantoot has no rental market until the first phases hand over.
Does buying at Y Views qualify for a UAE Golden Visa?
Property purchases of AED 2M or more can qualify a buyer for the UAE’s 10-year Golden Visa, and every home at Y Views is well above that threshold. Off-plan purchases can qualify subject to the prevailing rules on payment and registration status, which we confirm at the time of purchase.
What amenities does Y Views have?
Within the gated enclave: a beach club on the sand, a sports hub with courts and an outdoor gym, a park, and a pedestrian-only green spine running from the hilltop to the shore. Beyond it, BAYN’s wider master plan holds 1.2 km of natural beach, over 7 km of waterfront, a 204-berth marina, a five-star resort, a Beach Town, schools, a healthcare centre and a neighbourhood mall, with 55% of the land kept as open space.
Can I design my own villa at Y Views?
On the largest beachfront plots, buyers have bespoke design rights, meaning the house can be shaped to a brief rather than selected from a delivered type. The remaining homes are built to ORA’s designs and handed over fully finished.
Who is the developer?
ORA Developers, founded in 2016 and chaired by Naguib Sawiris, with a portfolio valued above USD 45 billion across seven countries. BAYN is ORA’s first UAE project. The company recorded AED 2.7 billion of BAYN sales in 2025, ranked third among Abu Dhabi developers in ADREC’s list, and sold out its first phase within a quarter.
Still deciding? A private-client advisor can walk you through availability, payment plans, and whether this project fits your brief.
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