Lunaya — Zaya villa collection off-plan near Sheikh Zayed Road

• Brand / portal developer — Zaya (high) ^{[3] [1]}
• JV framing on the official site — Zaya with FIVE Holdings (high — site wording) ^[1]
• What you are shortlisting — master community of 4–5 bedroom homes (Bloom / Rise / Dune / Sol), not a tower stack (high) ^{[1] [3]}
• Where portals pin it — Dubai, Jebel Ali, Saih Shuaib 1, Lunaya (high) ^[3]
• Where marketing orients you — first villa community along Sheikh Zayed Road since Emirates Hills (2006) (med on SPA address) ^[2]
• Portal launch floor — AED 4.5M for the 4-bed ladder; 5-bed from AED 12M (med) ^[3]
• Official type averages — Bloom AED 5M · Rise AED 6.9M · Dune AED 12M · Sol AED 16.5M (high as averages, not quotes) ^[1]
• Official sellable areas — Bloom 2,966 · Rise 3,814 · Dune 6,635 · Sol 8,231 sqft (high) ^[1]
• Community marketing scale — 564 homes; 65% green; ~900,000 sq ft swimmable lagoons; <30% built-up area (med) ^[1]
• Master-card keys — March / Q1 2029 on Property Finder (med) ^[3]
• Cash marketing conflict — official collection 40/60 vs PF master 35/65 (med) ^{[1] [3]}
• Sale / construction stamps — booking from 1 April 2026; construction started 2 April 2026 on the portal (med) ^[3]

Use confidence tags for shortlisting only. Plot ID, unit price and SPA instalments still decide the deal.

Official materials sell four named rungs, not a studio-to-penthouse apartment stack. ^[1]

• THE BLOOM — 4-bedroom townhouse · average AED 5M · 2,966 sqft ^[1]
• THE RISE — 4-bedroom maisonette · average AED 6.9M · 3,814 sqft (also The Rise at Lunaya) ^[1]
• THE DUNE — 5-bedroom duet · average AED 12M · 6,635 sqft ^[1]
• THE SOL — 5-bedroom villa · average AED 16.5M · 8,231 sqft ^[1]

The Property Finder master card lists the same type names under villa, opens 4 beds from AED 4.5M and 5 beds from AED 12M. ^[3] That 4.5M portal floor is below the official Bloom average of AED 5M — both are marketing bands until a unit quote is written down. ^{[1] [3]}

lunaya.com also claims 564 homes in enclaves. ^[1] The PF total-units field was empty/zero on the master card we captured, so treat 564 as official marketing, not a dual-locked registry headcount. ^[3]

Lunaya Terraces apartments open near AED 2.18M on a 1–3 bedroom ladder — do not treat that as a Bloom entry price. ^[4]

Property Finder’s master timeline shows Expected Completion 1 March 2029 and a public Q1 2029 badge. ^[3] Named product cards elsewhere on the same portal can print later 2029 completion lines. Always match the unit SPA, not the master headline.

Cash marketing does not agree:

• Official site: collection 40% during construction / 60% on handover. ^[1]
• Property Finder master card: 35% during construction / 65% on handover. ^[3]

Do not blend those two badges into one plan. Ask for dated SPA instalments for your type before any booking deposit. A sale stamp from April 2026 against a 2029 keys line means multi-year construction cash risk. ^[3]

Developer brand: Zaya. Official Lunaya copy presents a joint venture involving Zaya and FIVE Holdings. ^[1] The legal seller string on your reservation form can still differ — match it to the SPA.

Place: PF tree = Jebel Ali → Saih Shuaib 1 → Lunaya. ^[3] Official location pages sell direct SZR entry/exit and map nearby growth stories (Dubai Parks, Expo City, DWC airport, Palm Jebel Ali). ^[2] Related OffplanInsight hubs: Jebel Ali Village and Sheikh Zayed Road. Marketing minutes-to-destination slogans are orientation only.

Editorial take: a lagoon-front villa masterplan marketed with under 30% built-up area only fits if your commute, hold period and SPA cash calendar still work after a lawyer read. ^[1]

1. Two payment stories — official 40/60 versus portal 35/65. Only SPA dates bind cash. ^{[1] [3]}
2. Two entry floors — PF AED 4.5M versus official Bloom average AED 5M. Unit quote wins. ^{[3] [1]}
3. Keys can move and can differ by type — master card March/Q1 2029; sibling cards may print later 2029. ^[3]
4. Product mix-ups — the apartment ladder under Terraces (portal entry near AED 2.18M) is not Bloom/Rise/Dune/Sol. ^[4]
5. 564 homes is marketing scale — not dual-locked with portal unit totals. ^[1]
6. Averages hide plot premiums — outlook and options change the SPA number. ^[1]

No yield promises, capital-growth slogans or “last units” urgency appear here.

1. Match legal seller, project name and unit on the reservation form and the SPA.
2. Confirm project registration and escrow via Dubai Land Department public tools before a deposit. ^[5]
3. Rebuild either the 40/60 or 35/65 badge into dated instalments for your exact type. ^{[1] [3]}
4. Tie price to plot/unit ID + sellable or net area, not only the collection average. ^[1]
5. Get written keys wording and delay clauses for your unit, not only the master-card stamp.
6. Keep villa-collection names separate from Lunaya Terraces unless the SPA says otherwise. ^[1]
7. Check service-charge estimates, parking and which finishes are included versus “upgrade”.
8. Use this page as research only — never as official Zaya disclosure.