#1 by matching listings
Sameer Nagpal
Agency not supplied by feed
40% of observed sale portfolio here
AED 3.1M–3.4M
Arabian Ranches II
villa community
AED 1,407/sqft+5.2%YoY
Buyer read
A balanced buyer case without one dominant signal
Villas have a median sale price of AED 4.85M. 0% of recent sales are off-plan, while market activity ranks top 15%. The downside profile is moderate, based on 2 of 5 available inputs.
Entry unit
AED 4.85M
Villa median · 2025-11-02 to 2026-11-02
Recent sale mix
0% off-plan
Low supply-pressure proxy
Market activity
Top 15%
Relative to Dubai communities
Downside profile
Moderate
2 of 5 risk inputs available
The second phase of Arabian Ranches featuring modern villa designs, community pools, and landscaped parks. Strong family community with newer builds.
Median PSF
AED 1,407
Villas
YoY change
+5.2%
5-yr sales
2,748
DLD transactions
Gross yield
6.6%
Ejari, last 12m
DLD records through November 2026FreshYieldFreshForecastFresh
Emaar Properties· Premium6,342residents· 2026 est.· 2K householdsEst. 2013
DUBUY VERDICT
Exceptional amenity density, weaker transit
Arabian Ranches II offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 47 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
47
Dining
5/100
23 mapped
Shopping
5/100
12 mapped
Health
2/100
2 mapped
Nightlife
13/100
4 mapped bars
HighlightsCommunity poolsRanches SoukModern villa designs
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Arabian Ranches II has compounded 57% over 3 years. Yields are middle-of-the-road — buy for resale, not rental income.
YoY change
+5.2%
3-yr growth
+57%
Gross yield
6.6%
5yr volume
2,748
Median PSF
AED 1,407
Villas
YoY change
+5.2%
5-yr sales
2,748
DLD transactions
Gross yield
6.6%
Ejari, last 12m
Arabian Ranches II is a primarily villa-based community in Dubai with 2,748 transactions on record over the last five years. Median price per square foot sits at AED 1,407, up 5.2% year-on-year, tracking below the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with Arabian Ranches II median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 6.60M
Down payment25% · AED 1.65M
Monthly payment
AED 28K
Loan AED 4.95M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
Explore property types:Villas(1,475)
PROPERTY CATALOGUE
Homes in Arabian Ranches II
Arabian Ranches II is led by villas, with 14 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
1,118 sqft
Community median
Named homes
14
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Villas
Bedroom mix not published
Not published
Apartments
Bedroom mix not published
576–13,331 sqft
Includes Arabian Ranches - 1, AR II - Reem Community, ARABIAN RANCHES - SAMARA COMMUNITY and 11 more.
Explore all homesMarket temperature & historical discussion for Arabian Ranches II
Archived discussion themes: Praised for four-bedroom semi-detached villas offer substantial living space. Criticised for severe traffic congestion on main exit routes during peak times.
Market temperatureTop 15%94th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-11-04
Historical discussion
Above average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 142 on-topic mentions · latest item Jul 18, 2026 · last scored 2026-07-21
Discussion trend
Getting worse
-0.06 per year
Mostly discussed by
people considering a move
38% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.3 to +0.3); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q1 2024 to Q2 2026 moved from -0.21 to -0.22. Based on 129 mentions across 9 quarters.
What people praise
- +Four-bedroom semi-detached villas offer substantial living space×4
- +Good location and facilities attracting clients×4
- +High-end construction quality and branding×3
- +Peaceful and serene environment with minimal crowds×3
- +Family-friendly community option suitable for residential living and investment×3
What people criticise
- −Severe traffic congestion on main exit routes during peak times×6
- −Residents experience disruptive loud noises in the area×3
- −Rents increased significantly without corresponding facility or housing upgrades×2
- −Arabian Ranches 1 location raises concerns about future traffic and commute feasibility×2
- −Limited gym options with flexible, affordable short-term memberships available×2
Who's talking
Considering a move 38%Residents 34%Agents / brokers 16%Investors 11%Tourists 1%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 142 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 18, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
Arabian Ranches II is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+5.2%
3-yr growth
+57%
12m sales
353
Forecast
high
Current PSF
AED 1,437
6-month forecast
+1.8%
Forecast range
1,390–1,536
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Arabian Ranches II is led by villas, with 14 named developments and home types available to research.
Named profiles
14
Primary stock
Villas
Agent evidence
Available
Off-plan mix
0%
Named profiles
14
complete catalogue
Primary stock
Villas
100% of observed mix
12m sales
353
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
No single downside signal dominates
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is moderate with 2 of 5 composite inputs available.
Supply pressure
low
Downside
Moderate
Forecast confidence
high
Mapped greenery
Exceptional
Off-plan share
0%
Recent ready/off-plan sales
Supply pressure
Low
353 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Underperforming
+5.2% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. Arabian Ranches II is growing more moderately, which may indicate better value opportunities.
Nearby schools19 schools
View on DubaiSchools.aiFilter:
Jumeirah English Speaking School (Br)
1.3 km away
OutstandingBritish
FS 1 - YEAR 11,GRADE 12 - GRADE 13AED 54k - 93k
Published fees: 2026-2027
Safa Community School
2.8 km away
OutstandingBritish
,FS 1 - YEAR 13AED 54k - 89k
Published fees: 2026-2027
Nord Anglia International School L.L.C
4.7 km away
OutstandingBritish
FS 1 - YEAR 11,YEAR 12 - YEAR 13AED 70k - 100k
Published fees: 2026-2027
Victory Heights Primary School L.L.C
4.9 km away
OutstandingBritish
FS 1 - YEAR 6AED 40k - 55k
Published fees: 2026-2027
Ranches Primary School
1.8 km away
Very goodBritish
FS 1 - YEAR 6AED 50k - 62k
Published fees: 2026-2027
Royal Grammar School Guildford L.L.C
4.1 km away
Very goodBritish
FS 1 - YEAR 10AED 79k - 120k
Published fees: 2026-2027
Available Curriculums
School locations and ratings from DubaiSchools.ai • Mapping recorded November 2026 • KHDA ratings checked 2026-11-01 • KHDA fee tables checked 2026-11-01
Local amenities
Mapped amenities within a 2.5km straight-line radius • 47 total outlets near Arabian Ranches II
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
23
Restaurants15
Cafes & Coffee4
Bars & Nightlife4
Click to explore venues
Shopping
12
Supermarkets9
Mini Marts3
Click to explore venues
Health
2
Pharmacies1
Clinics1
Click to explore venues
Lifestyle
6
Gyms & Fitness3
Spas0
Salons3
Click to explore venues
Lifestyle Scores
Dining5/100
Shopping5/100
Health2/100
Nightlife13/100
B2 BanksATM2 ATMs
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Exceptional greenery
48 park features
Exceptional mapped greenery · #7 of 86 mapped Dubai communities The 48 figure counts OpenStreetMap park-tagged features within 2.2km of the community centre. It does not mean 48 distinct named parks or confirm walking access.
Observed listing specialists
Agents with real choice in Arabian Ranches II
8 matching sale adverts across 7 agents. Ranked by unique listings, not paid placement or a claim of service quality.
2
View agent
#2 by matching listings
Anu Chadha Om Prakash Mathur
Agency not supplied by feed
100% of observed sale portfolio here
AED 14M
#3 by matching listings
Jitesh Kumar
Agency not supplied by feed
100% of observed sale portfolio here
AED 3.3M
Observed 2 Nov 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
Active listings in Arabian Ranches II
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
30-DAY REPRICING
Collecting repricing evidence for Arabian Ranches II
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 4.2% while sales rose 60% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,356
Q3 2026
3m price change
-4.2%
vs prior completed quarter
Quarter sales
64
Q3 2026
3m sales change
+60.0%
vs prior completed quarter
1,4661,228990
Sales
23Q424Q325Q326Q3
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 884/sqft
2,540 sales
Off-plan (developer)
—
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| 2 B/R | AED 2.67M | 1,067 | 356 |
| 3 B/R | AED 3.45M | 956 | 847 |
Ejari rental records
Government-filed · 10,755 rental records
+72%2020–2026
AED 145K
AED 150K
AED 165K
AED 195K
AED 220K
AED 250K
AED 250K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q4 · 8 quarters of data
+1.8%over 6mo
AED 1,437/sqft → AED 1,463/sqft
Range AED 1,390 – 1,536· +1.5 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
0% off-plan share — low incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
1.2yuntil buying beats renting
Buying breaks even in ~1.2 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Arabian Ranches II
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
6.6%
+0.9 pp vs Dubai median
By bedroom type
2 B/Rhigh
6.2%
AED 165K/yr ÷ AED 2.67M
3 B/Rhigh
6.8%
AED 235K/yr ÷ AED 3.45M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Indicative estimate from Ejari medians; verify the official DLD index.
AED
Published increase bands (Decree 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Offer guide
Build an opening reference for Arabian Ranches II
109 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,513. Add the asking price and internal area to scale the evidence to a home.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
+5.7%
6 months
-0.6%
1 year
+5.0%
2 years
+13.9%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,437 | 33 | +5.7% |
| 2026Q3 | AED 1,359 | 83 | -6.0% |
| 2026Q2 | AED 1,446 | 54 | -0.4% |
| 2026Q1 | AED 1,452 | 102 | +6.1% |
| 2025Q4 | AED 1,369 | 124 | -4.7% |
| 2025Q3 | AED 1,437 | 118 | +6.2% |
| 2025Q2 | AED 1,353 | 128 | +3.9% |
| 2025Q1 | AED 1,302 | 117 | +3.2% |
| 2024Q4 | AED 1,262 | 125 | +9.2% |
| 2024Q3 | AED 1,156 | 145 | +3.9% |
| 2024Q2 | AED 1,113 | 181 | +9.5% |
| 2024Q1 | AED 1,016 | 116 | +3.0% |
| 2023Q4 | AED 986 | 139 | +4.2% |
| 2023Q3 | AED 946 | 163 | +5.6% |
| 2023Q2 | AED 896 | 165 | +9.8% |
| 2023Q1 | AED 816 | 129 | -6.0% |
| 2022Q4 | AED 868 | 136 | +4.2% |
| 2022Q3 | AED 833 | 187 | +3.1% |
| 2022Q2 | AED 808 | 198 | +4.3% |
| 2022Q1 | AED 775 | 193 | +1.2% |
| 2021Q4 | AED 766 | 112 |
Property Mix
By Type
Villas100.0%
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
Rental market in Arabian Ranches II
2,395 Ejari rental records · DLD official data
Median annual rent
AED 250K
Registered Ejari contracts
Monthly equivalent
AED 20,833
Annual median divided by 12
Gross yield
3.8%
Before service charges and costs
New / renewed
1,063 / 1,332
Record counts
Rent by Bedroom Type
6 Bedrooms
81 rental records
AED 540K/yr
AED 45,000/mo
2 Bedrooms
450 rental records
AED 165K/yr
AED 13,750/mo
3 Bedrooms
1237 rental records
AED 235K/yr
AED 19,583/mo
4 Bedrooms
256 rental records
AED 380K/yr
AED 31,667/mo
5 Bedrooms
371 rental records
AED 450K/yr
AED 37,500/mo
Rental market by bedrooms
2 Bedrooms
AED 165,000/yr(450 rental records)
3 Bedrooms
AED 235,000/yr(1237 rental records)
4 Bedrooms
AED 380,000/yr(256 rental records)
5 Bedrooms
AED 450,000/yr(371 rental records)
6 Bedrooms
AED 540,000/yr(81 rental records)
Source: DLD Ejari property rental records
Off-plan risk
29/100
Moderate
Headline risk for Arabian Ranches II. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Arabian Ranches II's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Moderate fragility · 2/5 inputs
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
Exceptional mapped greeneryParks
48
Gardens
10
Woods / forest
16
Recreation grounds
0
Pitches
27
Grass / lawns
2
Total features
103
Named parks
1
Satellite vegetation
8.0%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.2km straight-line search radius of the community reference point. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Flood exposure
Flooding reported (2024)Basis
Reported April 2024 flooding
Elevation (context)
25 m
April 2024: Villa flooding and waterlogged roads reported.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
Watch Arabian Ranches II
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Compare & explore
All guides & rankingsFrequently asked questions about Arabian Ranches II
What is the average property price in Arabian Ranches II?
The median property price in Arabian Ranches II is AED 6,600,000, with a median price per square foot of AED 1,407. Prices have changed +5.2% year-over-year as of November 2026.
What types of properties are available in Arabian Ranches II?
Arabian Ranches II is primarily a villa community with approximately 0% apartments and 100% villas. The most common property types include Villa (690).
How is the real estate market performing in Arabian Ranches II?
Arabian Ranches II has seen 2,748 property transactions over the past 5 years. The current year-over-year price change is +5.2%, with 353 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.