Phasing & Feasibility
A measured path from ground to legacy
A three-phase, self-funding delivery model — assessed in a reconciled feasibility position paper (PR-62).
One document · for presentation
The Executive Summary — for His Highness
A single branded deck bringing together vision & concept, site & zoning, the master plan, phasing and feasibility — and the value to His Highness of contributing the land.
Development phasingA Staged Evolution
Three phases across the development horizon
Early sales are intended to fund later construction — a phased, self-funding strategy. Phase 1 is ≈ 8% of total programme commitment.
Q4 2025 – Q4 2027
The genesis of the sanctuary
Key milestones
- Site enablement
- First residences released for sale
- Central amenities open
Key components
- 250 residences
- Arrival infrastructure and utilities
- Central community and landscape
Feasibility positionReconciled Development Case — PR-62
Financially feasible on a reconciled basis
The PR-62 position paper reconciles the development case to a single plot FAR of 0.50 across all GFA-bearing land.
Supports a decision to proceed to full feasibility — not a final investment decision.
Total development cost (ex-land): AED 8.55 bn — ≈ 27% below the prior figure.
On a reconciled basis the Project is financially feasible. Total development cost excluding land is AED 8.55 billion — approximately 27% below the figure previously circulated — against a required residential realisation of AED 890–1,080 per sq ft.
- Planning parameters: Written confirmation of land use, FAR basis and setbacks from Al Ain City Municipality / DMT.
- Market & valuation: Independent residential valuation and absorption study testing the AED 890–1,080 per sq ft range.
- Heritage & environment: Heritage Impact Assessment scoping with DCT Abu Dhabi and an EAD environmental scoping opinion.
- Sales & ownership: Confirmation of investment-zone designation for non-GCC ownership, and ADREC escrow structuring across phases.
Contains restricted financial data. Internal, reconciled (PR-62), and not indexed.
For the land providerWhat is proposed
A defined compensation for the land
Under the MOU, the land is compensated on a defined per-square-foot basis — with the land provider participating in the value created, without the capital risk of construction.
Indicative landowner compensation · MOU §6A
AED 568,872,665.50
AED 50 / sq ft of approved saleable GFA · 11,377,453.31 sq ft
Illustrative alternative participation scenarios
| Assessed land value | Implied ownership | Indicative distributions (2.5x) |
|---|---|---|
| AED 1.0 bn | ≈ 29% of project equity | ≈ AED 2.5 bn |
| AED 1.7 bn | ≈ 50% of project equity | ≈ AED 4.3 bn |
| AED 2.5 bn | ≈ 73% of project equity | ≈ AED 6.3 bn |
| AED 3.42 bn | 100% of equity (40% of project) | ≈ AED 8.5 bn |
Alternative or additional mechanisms — to be agreed
- Equity ownership — a share of the project company equal to the assessed land value ÷ total project equity (≈ AED 3.42 bn).
- Preferred land payment — the land value returned first, from early off-plan sales receipts, ahead of any profit share.
- Carried profit share — a share of project distributions across the programme.
- Ground lease — a recurring income stream as an alternative to an equity stake.
Compensation is set at AED 50 per square foot of the final approved saleable GFA. The indicative amount assumes the current planning figure of 11,377,453.31 sq ft of saleable GFA; the final amount is calculated on the approved saleable GFA and settled under the definitive agreements. The scenarios and mechanisms above are illustrative alternatives to, or may sit alongside, the defined compensation, and are for discussion only — all terms are subject to independent valuation and the definitive agreements.