Dubailand area: Ideal for property investment
Brief introduction to Dubailand area for investment in Dubai
If you’ve been following most of our articles on the Amlak Emirates blog, you’ll notice that many residential communities have been developed in Dubai. Generally, urban development in Dubai happens when large plots of land, sometimes the size of an entire community or a big complex, are either accepted for construction by a Dubai real estate developer or developed by the developer themselves.
As a result, many apartment and villa communities have been built in Dubai. Examples include Dubai Creek Harbour, Jumeirah Village Circle, The Valley by Emaar, and Dubai Land, which are some of the well-known communities in the city.
In this article, we want to introduce you to the vast Dubai Land area for real estate investment in Dubai. So, if you’re looking to buy property or villas in Dubai from this growing area, stay with us.
A brief overview of the Dubailand area
The large Dubai Land area is a major residential and community development by Dubai real estate. Initially proposed as a 2 billion square foot project featuring residential, commercial, and entertainment elements, today the area spans over 3 million square feet, divided into several zones such as Al Habtoor Polo Resort & Club, Dubai Land Oasis, Layan, Majan, Falcon City of Wonders, Legends, Villanova, Rukan, Tiger Woods, and Al Waha. Dubai Land is essentially a city within Dubai, home to a theme park, polo club, hotels, and a wide range of residential programs.
Launch of the Dubailand area Mega Project
The Dubai Land project was launched by Tatweer in October 2003, originally designed to showcase six themed worlds within residential communities and attractions. Later, the project was acquired by Dubai Properties Group and has since been divided into individual developments some of which are no longer considered part of Dubai Land and have gained popularity under their own names.
Notable examples of these originally planned projects include:
- Dubai Sports City
- Dubai Motor City
- Mudon
- Arabian Hills
Real estate transactions completed in Dubai Land neighborhoods
This vast area is located right next to Sheikh Zayed Road (E311) in Dubai, and many of its neighborhoods are at various stages of completion and development. This has made Dubai Land one of the most popular areas in the city, as reflected in the 2023 Bayut Dubai rental market report. Additionally, as a freehold area, Dubai Land emerged as the most popular location for affordable villas.
Click here to view all available properties in Dubai Land.
Popular Areas
| Area | Transaction Price (AED) | Average Annual Rent (2022) |
| 3‑Bedroom | 4‑Bedroom | |
| Damāck Hills 2 | 70,875 | |
| 77,000 (↑18.0 %) | 101,000 (↑41.1 %) | |
| Mirdīf | 133,350 (↑0.90 %) | 112,000 (↑12.4 %) |
| South Dubai | 114,148 (↑0.74 %) | 94,000 (↓3.35 %) |
| Jumeirah Village Circle | 134,373 (↑7.50 %) | 141,000 (↑5.99 %) |
| Dubai Land | 143,419 (↑12.2 %) | 136,000 (↑22.4 %) |
Summary of Properties in Dubailand area
- A mix of apartments, villas, and townhouses.
- Spread across multiple residential communities.
- Contains over 50 tourist attractions.
- A growing hub for real estate investment.
- Located in a freehold zone.
- Home to Al Habtoor Polo Resort & Club and IMG Worlds of Adventure.
As previously mentioned, Dubai Land is one of Dubai Properties Group’s most successful developments. It offers an array of features ranging from theme parks and shopping centers to eco-tourism projects and residential neighborhoods. Besides being a tourist destination, its affordable rents and abundance of freehold properties make it popular with residents and investors. Just like in Mirdīf, affordable villa options are available here too though Dubai Land tends to be pricier.
Current Real Estate Conditions in Dubailand area
Dubai Land offers properties ranging from budget-friendly to luxury. It’s one of the top areas for villa purchases in Dubai, with each residence offering unique lifestyle amenities that attract families and friends.
Available property types include
- Apartments: from studios up to 3‑bedrooms.
- Villas: standalone, 2 to 6 bedrooms.
- Townhouses: 1 to 4 bedrooms.
Studio and 1‑bedroom apartments typically range from 400 to 600 sq ft, and 750 to 850 sq ft, respectively. There are luxury 2‑ and 3‑bedroom apartments around 1,600 sq ft. Townhouses and villas start around 2,000 sq ft, with high-end options up to 9,000 sq ft. Choices include both furnished and unfurnished units, as well as affordable small villas. Luxurious contemporary homes are available at Al Habtoor Polo Resort – The Residences.
Rental Trends in Dubailand area
Typical annual rents in the area are
- Studio: AED 22,000–35,000
- 1‑Bedroom: AED 35,000–55,000
- 2‑Bedroom: AED 55,000–85,000
- 3‑Bedroom: AED 80,000–110,000
1011properties.com
Apartments based on Property Finder data show
- New rentals: ~AED 58,705/year
- Renewed rentals: ~AED 52,673/year
- Community breakdown (average/year):
- Al Ramth: AED 64,893
- Majān: AED 57,998
- Liwan: AED 53,172
- Skycourts varying towers: AED 45,430–49,663
Property Finder+1
Townhouse rentals average
- 1‑Bed: AED 4,085/month
- 2‑Beds: AED 5,964/month
- 3‑Beds: AED 7,959/month
(Stable rates through 2025)
rentuncle.ae
For villas
- Yearly rents range from AED 63,000 to 214,000, depending on size and amenities
Dubailand area Overview
Dubai Land features a diverse mix of apartments, villas, and townhouses spread across several residential communities. The area boasts over 50 tourist attractions and is recognized as a rapidly growing investment hub. It is part of Dubai’s Freehold zones, offering foreign investors full property ownership rights. Notable landmarks in Dubai Land include the Polo Clubhouse, Al Habtoor Resort, and the IMG Worlds of Adventure theme park.
As mentioned earlier, Dubai Land is one of the most successful projects developed by Dubai Properties. This development offers a wide range of amenities, including theme parks, shopping centers, eco-tourism projects, and residential communities. Besides being a popular tourist destination, Dubai Land is highly favored by residents and investors alike due to its affordable rental rates and extensive availability of freehold properties compared to other areas in Dubai.
Similar to the affordable villas available in Mirdif, Dubai Land also offers a variety of reasonably priced homes for sale and rent, although prices tend to be somewhat higher than Mirdif.
Real Estate Market in Dubailand area
Dubai Land encompasses a broad spectrum of properties, ranging from affordable units to luxury residences. It is considered one of the prime investment locations in Dubai for purchasing villas. Each community offers distinct lifestyle amenities that appeal to families and friendly neighborhoods.
Available property types include
- Apartments: Studio to 3-bedroom units
- Villas: Detached villas with 2 to 6 bedrooms
- Townhouses: 1 to 4-bedroom townhouses
Singles, couples, and expatriates can find studio and 1-bedroom apartments ranging from approximately 400 to 850 square feet. Luxury 2- and 3-bedroom apartments typically cover around 1,600 square feet. For those interested in villas or townhouses, standard sizes start at 2,000 square feet and can go up to 9,000 square feet for more upscale properties.
Additionally, investors can choose from furnished or unfurnished units, affordable small villas, and monthly rental villas. Dubai Land also offers a collection of luxury homes designed with contemporary architecture, especially prominent at Al Habtoor Polo Resort – The Residences.
Rental Trends in Dubailand area
Due to the diversity of properties within the expansive Dubai Land area, rental prices vary by location, unit type, and configuration. Below is a general overview of average annual rental rates (in AED):
| Apartment Type | Average Annual Rent (AED) |
|---|---|
| Studio | 29,000 |
| 1 Bedroom | 41,000 |
| 2 Bedroom | 54,000 |
| 3 Bedroom | 105,000 |
| 4 Bedroom | 205,000 |
Tenants can select from a variety of options, ranging from studios to 4-bedroom apartments across different communities. Studio apartments typically rent for around AED 30,000 annually. One-bedroom apartments usually range between 820 to 850 square feet with rental prices between AED 50,000 and 58,000 per year.
For those seeking more spacious homes, three-bedroom apartments are primarily located in Living Legends, Skycourts Towers, and Layan, with an average rent of AED 100,000 annually. Four-bedroom apartments rent for approximately AED 170,000 per year.
According to Dubai Land Department (DLD) data, over 265 apartments were rented in Dubai Land in the past 12 months. More detailed transaction data is available on Bayut.
Hotel Apartments and Villas
Dubai Land also offers several hotel apartments for rent, primarily studio and 1-bedroom units. Studio hotel apartments rent for around AED 65,000 to 70,000 per year, while one-bedroom hotel units rent for approximately AED 85,000 annually.
Villa rentals range from AED 115,000 to 137,000 per year for 2-bedroom villas, mainly in the Villanova and Al Waha communities. Three-bedroom villas vary between AED 135,000 and 250,000 annually, including some luxury units at Al Habtoor Polo Resort and Club.
Related to what you’re reading: Explore Acres Villas by Meras and purchase villas within the expansive Dubai Land area.
Villa Rentals in Dubai Land
Four-bedroom villas for rent in Dubai Land are available across various communities at a wide range of prices, typically between AED 170,000 and AED 550,000 per year. Tenants seeking more spacious accommodations can consider five-bedroom villas, with rental prices ranging from AED 230,000 to AED 400,000 annually. Luxury six-bedroom villas are also available, with rents around AED 400,000 per year.
Over the past 12 months, according to Dubai Land Department (DLD) data, 1,444 villas were rented in Dubai Land, generating a total rental value of AED 195.6 million.
There are also several villa compounds within Dubai Land offering rentals; one such unit with 6,521 square feet is available at AED 400,000 per year.
| Villa Type | Average Annual Rent (AED) |
|---|---|
| 2-Bedroom | 107,000 |
| 3-Bedroom | 138,000 |
| 4-Bedroom | 262,000 |
| 5-Bedroom | 273,000 |
Townhouse Rentals in Dubai Land
Townhouses in Dubai Land are ideal for those who prefer close-knit communities. These properties range from 2 to 4 bedrooms. Renting a 2-bedroom townhouse typically costs between AED 120,000 and AED 130,000 annually. Three-bedroom townhouses rent for around AED 135,000 to AED 170,000 per year, while 4-bedroom units range from AED 160,000 to AED 190,000 annually.
Commercial Property Rentals
Dubai Land also features commercial properties, including offices and retail shops. Office rentals range from AED 18,000 to AED 134,000 annually, while retail shops typically rent for around AED 117,000 per year.
Property Sales in Dubai Land
Being a freehold area, Dubai Land offers investors a broad selection of property developments. Studio apartments for sale range from AED 335,000 to AED 767,000.
Apartment Sales:
- One-bedroom apartments: AED 399,000 to AED 1.67 million
- Two-bedroom apartments: AED 750,000 to AED 1.75 million
- Three-bedroom apartments: AED 1.89 million to AED 3.7 million
- Four-bedroom villas for sale range between AED 1.2 million and AED 7.7 million.
In the past 12 months, 151 apartment sales transactions were recorded in Dubai Land, totaling AED 88.4 million. For more detailed information on purchasing apartments in Dubai, please refer to the linked section.
Average Apartment Sale Prices in Dubai (in AED)
| Apartment Type | Average Sale Price (AED) |
|---|---|
| Studio | 455,000 |
| 1 Bedroom | 597,000 |
| 2 Bedroom | 990,000 |
| 3 Bedroom | 1,654,000 |
| 4 Bedroom | 5,114,000 |
There are also several penthouses for sale in Dubai Land, with 5-bedroom penthouses priced at around AED 6.1 million.
Villa Sales Status in the Area
Villa Sales and Purchases in Dubai Land
Purchasing 2-bedroom villas in Dubai Land typically ranges from AED 800,000 to AED 1.9 million. Standard 3-bedroom villas are available for sale between AED 1.2 million and AED 4.4 million. For investors seeking larger properties, 4-bedroom villas are available through Dubai’s expert real estate sales teams, with prices ranging from AED 1.29 million to AED 8.5 million.
| Villa Type | Average Sale Price (AED) |
|---|---|
| 2-Bedroom | 1,267,000 |
| 3-Bedroom | 1,924,000 |
| 4-Bedroom | 3,550,000 |
| 5-Bedroom | 8,585,000 |
Five-bedroom villas in Dubai Land range from approximately AED 3.1 million to AED 11.5 million. Six-bedroom villas are also available, priced between AED 7.5 million and AED 11.9 million. Seven-bedroom villas have sale prices ranging from AED 8.2 million to AED 8.6 million.
In the past 12 months, 3,113 villa sale transactions were recorded in Dubai Land, with a total value of AED 8.3 billion.
Townhouse Sales in Dubai Land
There are numerous townhouses for sale in Dubai Land, with units ranging from 3 to 5 bedrooms. Three-bedroom townhouses are priced between AED 980,000 and AED 3.5 million. Four-bedroom townhouses sell between AED 1.15 million and AED 25 million, while five-bedroom townhouses range from AED 1.35 million to AED 9.8 million.
Return on Investment (ROI) in Dubai Land
| Apartment Type | ROI (%) |
|---|---|
| Studio | 5.43 |
| 1 Bedroom | 4.75 |
| 2 Bedroom | 5.15 |
| 3 Bedroom | 6.14 |
| 4 Bedroom | 5.14 |
The highest ROI in Dubai Land is offered by luxury 3-bedroom apartments, at 6.14%. Studio apartments also provide a notable return of 5.43%. Two- and four-bedroom apartments yield returns of 5.15% and 5.14%, respectively. One-bedroom apartments provide a profitable ROI of 4.75%.
Related to what you’re reading: An Introduction to the Sheikhdom Areas of Dubai
Villa Rental Return on Investment (ROI) in Dubai Land
| Villa Type | ROI (%) |
|---|---|
| 2-Bedroom | 7.57% |
| 3-Bedroom | 7.30% |
| 4-Bedroom | 6.38% |
| 5-Bedroom | 2.98% |
According to data from reputable sources, 2-bedroom villas lead the list of the most profitable rental investments in Dubai Land, offering an impressive ROI of 7.57%. Following closely are 3-bedroom and 4-bedroom villas, with rental yields of 7.30% and 6.38%, respectively. Five-bedroom villas rank last, with a rental ROI of 2.98%.
Master Plan and Floor Plans for Properties in Dubai Land
Amlakuae has successfully collected floor plans for many properties in this area. Investors interested in viewing the master plan and detailed floor layouts can easily access 2D and 3D maps of Dubai Land’s communities. For further details, please contact us via WhatsApp.
Related to what you’re reading: Introduction to the Best Dubai Properties by the Expert Team and Real Estate Consultants of Emirates
Facilities and Amenities in Dubai Land
Each residential community in Dubai is equipped with a range of amenities including recreational, healthcare, commercial, and cultural facilities. Dubai Land, being a vast development, is no exception. Property developers here have put great effort into creating a high-quality, livable environment for residents. Below, we review the key amenities available in this area.
Transportation and Parking Spaces in Dubai Land
For residents, private transportation is generally preferable. Most apartment buildings offer dedicated underground parking spaces, while street parking is available for visitors. Villa owners can park their vehicles in covered driveways within their properties, and some luxury villas also come with private garages.
Public Transportation
Dubai Land may not be the ideal location for public transport users since there is no metro station within the area. However, feeder bus route 30 operates from several points including Skycourts Towers, Windsor Residence, and Layan. Nearby bus stations include the designated stop at Global Village, which connects to Union Metro Station in Deira and bus stops in Silicon Oasis. Residents typically rely on taxis booked via the RTA app (similar to our local Snapp), or ride-hailing services such as Uber and Careem.
Community Facilities, Schools, and Healthcare
As with any residential area, essential amenities like supermarkets, educational facilities, and healthcare services are vital. Dubai Land hosts numerous grocery stores and other daily necessities, which we will introduce below.
Supermarkets in Dubai Land
Amenities and Supermarkets in Dubai Land
There are numerous mini-marts and grocery stores near the Skycourts Towers. Residents have easy access to supermarkets like Lifco, West Zone, Shua Al Madina, Thomsun, and many others located close to each other. Those living in villa communities will find a nearby Spinneys supermarket that serves the neighborhood, which is also conveniently accessible for apartment residents.
Places of Worship
Each sub-community in Dubai Land has a local mosque, including areas like Al Waha, Living Legends, Villa, Falcon Wonder Town, and more. The nearest church is St. Mary’s Catholic Church in Oud Metha, about a 20-minute drive from Dubai Land. The Dubai City Church is also nearby. Hindu worshippers can visit the Shiva Temple in Bur Dubai or the Guru Nanak Darbar in Jebel Ali, both roughly 30 minutes away by car.
Schools and Nurseries
Finding nurseries in Dubai Land is somewhat limited. There is The Children’s Area Nursery in the villa section, a Chubby Cheeks Nursery in Skycourts Tower C, and Step by Step Nursery serving Al Waha and Layan residents. For more options, residents often turn to nurseries in the nearby Silicon Oasis community.
For older children, many new schools have opened in the area as Dubai Land continues to grow into a larger community. One of the new schools is Aquila School, which opened in September 2018 near SkyCourts Towers. It follows the UK curriculum from Foundation Stage 1 (FS1) to Year 6. In the Layan neighborhood, Fairgreen International School offers the International Baccalaureate (IB) program from preschool to Year 8 and is also close to Al Waha residents. Additionally, a new school for Al Waha community residents, GEMS Future Digital School, opened in September 2019, providing a full UK curriculum for 13 years of education.
Established schools in the area include GEMS Heritage School, offering the Indian national curriculum up to Year 9, and Gems FirstPoint School, following the UK national curriculum up to Year 13. Both schools are near The Villa neighborhood.
University students benefit from easy access to Dubai International Academic City, home to campuses of prestigious colleges and universities such as Zayed University, Emirates Aviation University, Heriot-Watt University, and many others, located opposite SkyCourts Towers and Windsor Residence.
Clinics and Hospitals in Dubai Land
Residents are served by the AS Medical Center in SkyCourts Tower D. For Majan residents, Dr. Kamkar Medical and Physiotherapy Center is a notable option for all medical needs. Those seeking larger hospitals can go to the neighboring Silicon Oasis, which also hosts Aster Clinic, Suleiman Al Habib Hospital, Symbiosis Medical Center, and Medicor Polyclinic.
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Most developments are close to major highways such as Sheikh Mohammed Bin Zayed Road (E311), Emirates Road (E611), and Al Qudra Road (D63). These highways provide easy access to Downtown Dubai, Abu Dhabi, Al Ain, Sharjah, and the northern Emirates. Other residential communities like Mudon, Silicon Oasis, and Arabian Ranches, once part of the Dubai Land master plan, are now independent developing neighborhoods. Sports City and Dubai Motor City are also nearby neighbors to Dubai Land.
Lifestyle and Quality of Living
Dubai Land is a vast area developed by some of Dubai’s top property developers and is still expanding. It offers luxurious amenities with very high-quality standards across all properties and communities. Residents enjoy a high level of comfort and satisfaction living in this area.
Also, Dubai Mall, a favorite among tourists and residents, is just a 30-minute drive from Dubai Land.
Restaurants in the area
Besides many regular and fast food options at Dubai Outlet Mall and Dragon Mart, there are numerous independent restaurants in Dubai Land. The Italian restaurant Oregano is located in The Villa, and Indian eateries like Green Hills Restaurant and Pudumadam Restaurant can be found in the Skycourts Towers. Several other casual dining spots are part of the small Remal Mall in the Majan area, including Chin Chin, Doner Deli, and Lamberta Café.
Nearby Beaches to Dubai Land
Dubai residents love visiting the beach; unfortunately, there are no beaches in Dubai Land itself. The closest spot is the famous Jumeirah Beach, about a 30-minute drive away. It offers many activities for adults and children, including walking paths, playgrounds, and outdoor sports equipment for public use.
Leisure Activities and Notable Views
Since Dubai Land is a major entertainment destination, it is home to many attractions. The world’s largest indoor theme park, IMG Worlds of Adventure, is located in the City of Arabia. Its rides feature characters from Marvel Entertainment and Cartoon Network.
Global Village
Global Village is another popular attraction near Dubai Land. This seasonal outdoor destination opens during Dubai’s winter months and offers a wide range of pavilions, restaurants, and merchandise from around the world. It also hosts concerts as part of the Dubai Shopping Festival.
Related to what you’re reading: A list of free things to do in Dubai
Al Habtoor Polo Resort and Club
Al Habtoor Polo Resort and Club is a luxury equestrian destination located within the area. It features a polo club, an advanced polo academy, a riding school, and exceptional equestrian facilities, including 520 stables.
Al Marmoom Heritage Village
To explore Emirati culture more closely, you can visit Al Marmoom Heritage Village. This exhibition features a heritage market from March to April, showcasing over 100 shops and kiosks, along with traditional dance performances from Oman, India, and Africa. The village is also a great spot to witness authentic camel racing, as it houses the Dubai Camel Racing Club and the Camel Hospital. It’s located just 15 minutes from Dubai Land.
Fitness and Beauty Clubs in Dubai Land
Only a few public parks can be found here, mainly in The Villa community, specifically in the Aldea and Hacienda sub-communities. If you’re looking for green spaces, you can head to the Arabian Ranches neighborhood, which has plenty of parks, playgrounds, and walking trails.
In terms of fitness, this area offers many unique amenities. The Dubai Cycling Track in Al Qudra, near Dubailand, is available. The Al Qudra cycling route extends into the desert, allowing riders to access an uninterrupted 85-kilometer loop with serene views of the sunrise and sunset. Riders may also encounter wildlife and various animal species, such as oryx and camels, which often roam along the cycling path.
The Hamdan Sports Complex is also great for fitness enthusiasts, as it offers fun activities like badminton, basketball, karate, swimming, tennis, volleyball, and water polo, along with a world-class gym and wellness center. Additionally, the UAE Sports Academy in The Villa offers training in tennis, swimming, Zumba, and personal coaching.
Related to what you’re reading: An introduction to affordable areas in Dubai for buying cheap apartments.
For a day of pampering, residents can choose between Iridium Spa, Tips and Toes The Villa, and Las Mininas Beauty Salon. Residents of Al Waha and Layan can enjoy services at The Haven Spa, Sea Salt Spa, Nstyle Beauty Lounge, and Belle Femme Salon.
Golf in Dubailand
As interest in the golf industry grows in Dubai, Dubailand is also set to have its own dedicated golf course. The 9-hole Living Legends Golf Course is currently under development. Meanwhile, residents who enjoy golfing can visit The Els Club in Dubai Sports City, which is only 24 minutes away. This 18-hole golf course, designed by former Open and U.S. Open champion Ernie Els, features a driving range, the Butch Harmon Golf School, and several quality dining and retail outlets.
What to Consider When Buying a Home and Living in Dubailand
Living in Dubailand has its own unique advantages. However, like any area in Dubai, there are a few things to keep in mind. Dubailand is not well-connected by public transportation, which might be a downside for some. On the positive side, affordable rents and a wide range of amenities make it attractive to many residents. That said, the area is still under development, with many facilities and communities under construction.
Frequently Asked Questions About Dubailand
What is the largest indoor theme park in the world?
IMG Worlds of Adventure is the largest indoor theme park in the world.
Which is better: Motiongate or Legoland?
It depends on your preferences. If you enjoy 4D cinema experiences, Legoland is a great option, especially for kids and families. For those seeking more thrilling rides, Motiongate offers exciting new adventures.
What are some top-rated hotels near Dubai Land?
- Mena Plaza Hotel
- Al Ghurair Rayhaan
- Occidental IMPZ Dubai Conference and Events Centre
Which hotels are closer to Dubai Land?
- Ramada Chelsea Al Barsha
- Auris Fakhruddin Hotel Apartments
- Treppan Hotel and Suites
What is the distance from Bur Dubai to Dubailand area?
The road distance is approximately 27 kilometers.
What are some popular attractions near Al Habtoor Polo Resort?
- IMG Worlds of Adventure
- Fresh Market
- Global Village
Distance to Key Dubai Landmarks
Traffic is relatively lighter, making it easy for residents to commute to major areas of Dubai:
- Dubai International Airport: about 30 minutes
- Downtown Dubai (Burj Khalifa, Dubai Mall): around 25 minutes
- Al Maktoum International Airport: only 15 minutes
- The highly anticipated EXPO 2020 site is also just 15 minutes away
Source: Official Bayut Website
