Off-PlanDubai

AYS Developers · Dubai

Kusto Aura

Dubai Production City (IMPZ), Dubai

Bedrooms

Studio – 1 Bed

Type

Apartment

Payment Plan

30/70 — 30% during construction, 70% on completion (no further milestone breakdown disclosed).

Handover

To be confirmed

Payment Plan

Full payment schedule

30%

70%

During Construction

AED 268K

30% · spread across milestones

On Handover

AED 625K

70% · due at key handover · To be confirmed

Amounts are indicative based on starting price. Developer contract sets the exact instalment schedule.

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Configuration

G+P+8+R

Co-Developer

Kusto Group (Kusto Home)

Interior Design

AK Designo

Location

Dubai Production City (formerly IMPZ)

Unit Sizes

Studio362.80 sq ft

One Bedroom819.37 sq ft

At a Glance

Genuinely disclosed pricing (rare for this AYS batch): Studio from AED 892,457, One Bedroom from AED 1,840,291, both on a 30/70 payment plan
Co-developed with Kusto Group's residential arm, Kusto Home — a Singapore-HQ'd, USD 1B+ turnover investment group with a real residential track record in Vietnam and Kazakhstan
G+P+8+R building in Dubai Production City, a 43M sq ft TECOM Group freehold community anchored by E311 and Al Khail Road
Olympic-size infinity pool, AI-powered smart gym, ice bath room and vertical hanging gardens with a waterfall lounge
Interiors designed throughout by AK Designo

About this project

Kusto Aura is a G+P+8+R residence in Dubai Production City (formerly IMPZ) — a rare AYS project co-developed with Kusto Group's residential arm, Kusto Home. Kusto Group is a Singapore-headquartered international investment group founded in 1998 with Kazakhstan roots, over USD 1 billion in turnover, and an existing residential track record spanning Vietnam (Diamond Island, Urban Green, Cosmo Tay Ho) and Kazakhstan. Unlike most of this AYS batch, Kusto Aura genuinely discloses pricing: Studio units (362.80 sq ft) start from AED 892,457 and One Bedroom units (819.37 sq ft) from AED 1,840,291, both on a 30/70 payment plan. The brochure's own introduction promises "Studio, 1 & 2 Bedroom homes," but no 2-Bedroom floor plan, area or price appears anywhere in the source — treated as an unconfirmed future addition rather than a documented unit type. Interiors are designed throughout by AK Designo. The 43-million-sq-ft TECOM Group/Dubai Holding freehold community sits along E311 and Al Khail Road, near Jumeirah Golf Estates, Dubai Sports City, JVT and Motor City. Amenities include an Olympic-size infinity pool, a dedicated kids' pool, an AI-powered smart gym with a cycles studio, an infrared sauna and ice bath room, vertical ground-to-roof hanging gardens with a flowing waterfall lounge, an executive business lounge with an espresso bar, and an arcade game room.

Interior, fully-furnished — click to enlarge

Amenities

Wellness & Fitness

Olympic-Size Infinity Pool
Dedicated Kids' Pool
AI-Powered Smart Gym with Cycles Studio
Infrared Sauna
Outdoor Jacuzzi
Outdoor Yoga Lounge by the Waterfall

Lifestyle & Comfort

Ice Bath Room
Arcade Game Room
Multi-Purpose Playcourt (Basketball/Mini Football)
Electric Vehicle Charging Stations

Family & Kids

Interactive Kids Game Room

Business & Work

Executive Business Lounge with Espresso Bar

Outdoor & Views

Vertical Ground-to-Roof Hanging Gardens
Walking/Jogging Track

Dining & Social

Designer BBQ Area

Investment Factors

Sourced demand and location factors — not a score, forecast, or recommendation. Use these to inform your own judgement.

Genuinely Disclosed Pricing — An Exception in This AYS Batch

Every other AYS listing built this session (Q Gardens Boutique Residence, Tivanno, Q Gardens Lofts 1/2, Q Gardens Aliya, Breva, Ventone) had zero disclosed pricing. Kusto Aura’s brochure gives exact "Unit Collection" pages with area and price for two unit types, both on an explicit "30/70 Payment Plan" — taken directly from the source, not inferred.

Studio: 362.80 sq.ft, AED 892,457Source: Kusto Aura Brochure.pdf, "Unit Collection" page
One Bedroom: 819.37 sq.ft, AED 1,840,291Source: Kusto Aura Brochure.pdf, "Unit Collection" page

Promised 2-Bedroom Unit Not Actually Documented

The brochure’s own opening page states Kusto Aura "offers Studio, 1 & 2 Bedroom homes," but the "Unit Collection" section — the only place any unit type gets a floor plan, area or price — contains just two pages: Studio and One Bedroom. No 2-Bedroom floor plan, area, or price appears anywhere across all 27 pages. Not fabricated here; the bedrooms field and unit list reflect only the two genuinely documented types.

Co-Developer — Kusto Group / Kusto Home

Unlike every other project in this AYS batch, the brochure devotes 6 full pages to a second developer: Kusto Group (Kazakhstan roots, Singapore HQ, founded 1998, stated USD 1B+ turnover across agri-business, oil & gas, building materials, retail and real estate) and its residential arm "Kusto Home." Cited completed/ongoing projects: Diamond Island, Urban Green, a new Binh Duong project, Cosmo Tay Ho and Tay Ho Development (Vietnam), and Kusto Kazakhstan. Presented as a genuine co-development, not merely a brand mention — kept developerSlug as AYS Developers to match this listing’s own "AYS DEVELOPERS" branding on the building signage and back cover, with Kusto Group’s role documented here rather than in a separate developer entry.

Not assessed here: competing/upcoming supply in the immediate area, projected capital growth, and future rental demand. These require independent research or a licensed local agent — ask a PropSentral advisor if you'd like help finding one.

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Location

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Map shows approximate project location. Exact site boundaries may vary.

About the Developer

AYS Developers

AYS Developers (registered as AYS Property Development) was established in Dubai in 2017, owned by global investors with backgrounds in oil & gas, banking & finance, artificial intelligence and real estate across international markets. The company also lists a presence in Russia and Finland, with offices in Dubai, Moscow and Accra. Its Q Gardens brand (Boutique Residence, Aliya, Lofts, Lofts 2) anchors a cluster of boutique residential projects in Arjan, alongside the Heritage Collection (Tivanno, Breva, Ventone) on Dubai Islands and further projects in JVC and IMPZ.

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Starting from

AED 892K

Studio (362.80 sq ft)from AED 892K

One Bedroom (819.37 sq ft)from AED 1.8M

30/70 — 30% during construction, 70% on completion (no further milestone breakdown disclosed). · Handover To be confirmed

Dubai — Market Yield Range

5% – 12.5% gross p.a.

Market-wide historic data, not a forecast for this unit. PropSentral does not provide investment or financial advice — seek independent advice before deciding.

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