More Dubai residents are willing to live further out of town due to surging prices. Chris Whiteoak / The National
More Dubai residents are willing to live further out of town due to surging prices. Chris Whiteoak / The National
More Dubai residents are willing to live further out of town due to surging prices. Chris Whiteoak / The National
More Dubai residents are willing to live further out of town due to surging prices. Chris Whiteoak / The National

Dubai's mid-market residential communities experience strong surge in demand


Katy Gillett
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Dubai's emerging mid-market communities are experiencing an increase in demand for residential property as 1,000 residents a day move to the emirate.

Property Finder recorded 750,000 searches for sales and rentals a month for Jumeirah Village Circle in April, a 3 per cent increase year-on-year, with the top five searched-for buildings including Binghatti Corner, Belgravia and Bloom Towers.

Key search terms for this area included “brand new”, “12 cheques” and “ready to move”, with most-desired amenities such as a balcony, a maid’s room, pool, gym and central air-conditioning.

Al Furjan was searched for half as much, but its growth was strongest among any area listed on Property Finder’s database, with an increase of 23.4 per cent yearly. Popular towers included Murooj Al Furjan, Avenue Residences, North Village and Azizi Residences, with the accessibility of the Metro and pet-friendly accommodation factors in users’ search criteria.

This surge in demand has led to increased rental and sales prices. In Al Furjan, apartment sale prices increased by 15.4 per cent year-on-year in the first quarter of 2025, according to Property Monitor, while townhouses and villas were up 30.3 per cent and 42.5 per cent, respectively. This reflects rising confidence in the community’s long-term potential, Daniel Hadi, chief executive of Engel & Volkers Middle East, told The National.

JVC retained its lead in off-plan and resale apartment sales, according to the company’s first-quarter 2025 market report, supported by attractive pricing, strong rental yields and proximity to major road networks.

“Similar communities such as JVC, Arjan, Silicon Oasis and Town Square also outperformed the Dubai average price growth of around 16 per cent over the last 12 months, with apartment prices rising between 21 per cent and 25 per cent,” Mr Hadi added. “These areas are increasingly popular with first-time buyers, investors and young families seeking well-connected, amenity-rich neighbourhoods at more accessible price points.”

This all comes as residential property sales across Dubai increased by 22.4 per cent year-on-year, with a 29 per cent increase in the total value sold, according to Engel & Volkers.

Dubai Land Department data also revealed Dh62.1 billion ($16.9 billion) was made in total sales in April − the highest monthly total for the emirate. This is a 94 per cent year-on-year surge and a 54 per cent rise in transaction volume, according to Property Finder.

“Dubai’s real estate market continues to scale new heights, propelled by bold city planning, regulatory innovation and investor trust,” said Cherif Sleiman, chief revenue officer at Property Finder. “The sustained growth across both primary and secondary segments is resounding proof of its resilience and long-term appeal.”

A boom in buyers

“It’s no surprise residents are making the switch to property ownership,” Kundan Choudhary, founder of Prime Estates, told The National. “Especially with Al Furjan offering great value for villas and JVC/JVT standing out for affordable apartment options. With prices starting from under Dh1 million for a decent home, we have seen over a 30 per cent increase in demand for these areas compared to last year.”

Mr Hadi said they expect these communities to remain in demand as new infrastructure and amenities continue to be added. “However, price growth may moderate as more off-plan supply begins to hand over in the coming quarters.”

One such project includes Tasmeer Indigo Properties’ SquareX Residence, with 170 residential units being constructed in the heart of JVC. About 90 per cent of these spaces sold within three months of receiving the building permit, said company chairman Aman Kassim.

Demand has been especially strong from young professionals – millennials and Gen Z end users, he added.

‘The best area to live’

Life coach Anne Jackson bought her JVC villa off-plan in 2006 with little idea of how the community would grow. “Back then, the plan announced by master developer Nakheel in 2004 sounded idyllic: a central park with a radial design, office spaces, villa clusters, apartment complexes, schools, supermarkets and even a European-style tram,” she told The National.

“But the global credit crisis in 2008 dramatically slowed progress. Developers withdrew, projects stalled and by the time I moved in – 18 months behind schedule – in 2010, the vision had not yet materialised.”

Over the past 15 years, she’s watched the neighbourhood flourish, however. “I had lived in Dubai since January 2000 and had already seen how neighbourhoods could be transformed from barren desert to thriving communities. I knew JVC would grow. There was something uniquely charming about watching that evolution unfold around me.”

She said the transformation has been “remarkable” and she firmly believes JVC is the “best place to live”.

“When we moved in, my children were four and seven. Now they’re 22 and 19 and JVC is still ‘home’ when they return from university. They’ve had the stability of growing up in the same house, attending the same school, and forming lifelong friendships. That’s a gift not every city can offer in such a fast-changing world.”

Growing appeal of Al Furjan

Al Furjan is one of the few new suburbs with a metro line running through it. Chris Whiteoak / The National
Al Furjan is one of the few new suburbs with a metro line running through it. Chris Whiteoak / The National

Long-term Dubai resident Sara Loch, who recently bought a three-bedroom townhouse in Al Furjan, said one of their main deciding factors on location was the potential for property appreciation. “It doesn't beat some of the older areas like The Lakes, but we felt it was a good investment for our budget,” she said. “The size of land you get in this area is much better value that most others areas in Dubai.”

Tatiana Tonu, chief executive of developer Object 1, said Al Furjan is establishing itself as a trusted investment hub, driven by high demand and long-term growth potential. “Its strategic location between two major highways, metro access and proximity to commercial hubs have boosted its appeal, with rental transactions rising 8 per cent and one-bedroom rental values surging 39 per cent, delivering yields of up to 9 per cent,” she said.

Meanwhile, JVC remains Dubai’s most actively traded off-plan residential cluster with strong value and competitive rents, she added. Rents in other affordable villa communities such as Dubailand, Meydan and International City are also soaring between 39 per cent and 46 per cent year on year. “Mixed-use projects, which integrate residential, retail and recreational elements, are witnessing heightened demand as buyers increasingly value walkable, lifestyle-centric environments,” said Ms Tonu.

While these areas are popular in terms of volume, the appeal of wealthier locales such as Palm Jumeirah, Jumeirah and DIFC also shows no signs of slowing down. “Off-plans in Dubai have never been more varied or exciting, with something for every budget,” said luxury property adviser Laaleen Sukhera of Liv Squared.

She said now is the time to invest. “Expect rapid transformation citywide for Dubai 2040 including master communities in the vicinity of Al Maktoum Airport … We’re also seeing a boost in global interest in light of Trump’s tariff effect, with more interest from US investors.”

For anyone seeking strong returns, Ms Tonu advised investors look at properties in Downtown Dubai, Dubai Marina and JVC, which she said “continue to be standout options in a thriving market”.

Benefits of first-time home buyers' scheme
  • Priority access to new homes from participating developers
  • Discounts on sales price of off-plan units
  • Flexible payment plans from developers
  • Mortgages with better interest rates, faster approval times and reduced fees
  • DLD registration fee can be paid through banks or credit cards at zero interest rates
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Spare

Profile

Company name: Spare

Started: March 2018

Co-founders: Dalal Alrayes and Saurabh Shah

Based: UAE

Sector: FinTech

Investment: Own savings. Going for first round of fund-raising in March 2019

PROFILE OF HALAN

Started: November 2017

Founders: Mounir Nakhla, Ahmed Mohsen and Mohamed Aboulnaga

Based: Cairo, Egypt

Sector: transport and logistics

Size: 150 employees

Investment: approximately $8 million

Investors include: Singapore’s Battery Road Digital Holdings, Egypt’s Algebra Ventures, Uber co-founder and former CTO Oscar Salazar

Ferrari 12Cilindri specs

Engine: naturally aspirated 6.5-liter V12

Power: 819hp

Torque: 678Nm at 7,250rpm

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Milestones on the road to union

1970

October 26: Bahrain withdraws from a proposal to create a federation of nine with the seven Trucial States and Qatar. 

December: Ahmed Al Suwaidi visits New York to discuss potential UN membership.

1971

March 1:  Alex Douglas Hume, Conservative foreign secretary confirms that Britain will leave the Gulf and “strongly supports” the creation of a Union of Arab Emirates.

July 12: Historic meeting at which Sheikh Zayed and Sheikh Rashid make a binding agreement to create what will become the UAE.

July 18: It is announced that the UAE will be formed from six emirates, with a proposed constitution signed. RAK is not yet part of the agreement.

August 6:  The fifth anniversary of Sheikh Zayed becoming Ruler of Abu Dhabi, with official celebrations deferred until later in the year.

August 15: Bahrain becomes independent.

September 3: Qatar becomes independent.

November 23-25: Meeting with Sheikh Zayed and Sheikh Rashid and senior British officials to fix December 2 as date of creation of the UAE.

November 29:  At 5.30pm Iranian forces seize the Greater and Lesser Tunbs by force.

November 30: Despite  a power sharing agreement, Tehran takes full control of Abu Musa. 

November 31: UK officials visit all six participating Emirates to formally end the Trucial States treaties

December 2: 11am, Dubai. New Supreme Council formally elects Sheikh Zayed as President. Treaty of Friendship signed with the UK. 11.30am. Flag raising ceremony at Union House and Al Manhal Palace in Abu Dhabi witnessed by Sheikh Khalifa, then Crown Prince of Abu Dhabi.

December 6: Arab League formally admits the UAE. The first British Ambassador presents his credentials to Sheikh Zayed.

December 9: UAE joins the United Nations.

 

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  • Lack of clear information, vague language, no access to audited financials.
  • Overseas companies targeting investors in other jurisdictions - this can make legal recovery difficult.
  • Hard-selling tactics - creating urgency, offering 'exclusive' deals.

Courtesy: Carol Glynn, founder of Conscious Finance Coaching

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Power: Combined output 920hp

Torque: 730Nm at 4,000-7,000rpm

Transmission: 8-speed dual-clutch automatic

Fuel consumption: 11.2L/100km

On sale: Now, deliveries expected later in 2025

Price: expected to start at Dh1,432,000

Updated: May 20, 2025, 5:35 AM