Arabian Ranches II
villa community
The second phase of Arabian Ranches featuring modern villa designs, community pools, and landscaped parks. Strong family community with newer builds.
DUBUY VERDICT
Standout on yield and growth worth serious attention
Arabian Ranches II sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is manageable.
YoY change
+26.5%
3-yr growth
+47%
Gross yield
8.0%
5yr volume
1,475
Median PSF
AED 1,261
Villas
YoY change
+26.5%
3-yr growth
+47%
PSF growth to 2026
Gross yield
8.0%
Ejari, last 12m
Arabian Ranches II is a primarily villa-based community in Dubai with 1,475 transactions on record over the last five years. Median price per square foot sits at AED 1,261, up 26.5% year-on-year, outperforming the city-wide 13.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with Arabian Ranches II median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 22K
Loan AED 3.94M · 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.
What residents say about Arabian Ranches II
Praised for good location and facilities attracting clients. Criticised for severe traffic congestion on main exit routes during peak times.
Resident sentiment
Above average
vs all tracked Dubai communities
“Very close proximity to Arabian Ranches residents”
“Excessive chiller charges even when AC not in use”
Reddit r/dubai, r/UAE, r/expats · 118 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- community77%
- family friendly70%
- commute51%
- amenities49%
- traffic40%
Sentiment trend
Steady
+0.04 per year
Mostly discussed by
people considering a move
39% of mentions
Sentiment over time
Sentiment from Q1 2024 to Q2 2026 moved from -0.21 to -0.13. Based on 109 mentions across 9 quarters.
What people praise
- +Good location and facilities attracting clients×4
- +High-end construction quality and branding×3
- +Family-friendly community option suitable for residential living and investment×3
- +Competitive pricing compared to similar properties in nearby areas×2
- +Larger villa sizes for comparable rental prices compared to competitors×2
What people criticise
- −Severe traffic congestion on main exit routes during peak times×5
- −Residents experience disruptive loud noises in the area×3
- −Rents increased significantly without corresponding facility or housing upgrades×2
- −Limited gym options with flexible, affordable short-term memberships available×2
- −Attracts people trying to appear wealthy rather than genuinely affluent residents×2
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Very close proximity to Arabian Ranches residents”
“High quality construction standards”
“Upscale residential area attracting high-net-worth individuals”
“Excessive chiller charges even when AC not in use”
“Property prices are inflated and likely to decline significantly”
“Frequent loud explosions causing residential disturbance”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 118 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Arabian Ranches II is growing faster than the citywide average, indicating strong local demand.
Nearby schools6 schools
View on DubaiSchools.ai1
1
3
59/100
GEMS Metropole School - Al Waha
Jumeirah English Speaking School (Br)
Ranches Primary School
Dunecrest American School L.L.C
GEMS Winchester School
Fairgreen International School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Amenities within 2.5km walking distance • 62 total outlets near Arabian Ranches II• Click a category to explore
Somewhat Walkable
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Arabian Ranches II
Metro Stations
Al Ras Metro
Nearest
Baniyas Square Metro
Palm Deira Metro
Shopping Malls
Al Ghurair Centre
Nearest
City Centre Deira
BurJuman Centre
Landmarks
Gold Souk
Nearest
Dubai Frame
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.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| 2 B/R | AED 2.20M | 846 | 683 |
| 3 B/R | AED 2.80M | 775 | 1,800 |
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 1,381/sqft → AED 1,484/sqft
Range AED 1,365 – 1,603· +2.8 pp vs Dubai forecast (+4.7%)
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 + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Years until buying beats renting · 25% down · 4% nominal growth
Buying breaks even in ~1 years — strong investment case
Median price
AED 5.25M
Annual rent
AED 420K
8.0% gross yield
Net @ 5y vs renting
+AED 1.83M
Net @ 10y vs renting
+AED 4.81M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.9 pp vs Dubai median
By bedroom type
AED 165K/yr ÷ AED 2.20M
AED 230K/yr ÷ AED 2.80M
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
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 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% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
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
-1.2%
6 months
+3.8%
1 year
+9.9%
2 years
+35.3%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 1,541 | 3 | +11.6% |
| 2025Q4 | AED 1,381 | 30 | -1.2% |
| 2025Q3 | AED 1,398 | 38 | +5.1% |
| 2025Q2 | AED 1,330 | 54 | +2.3% |
| 2025Q1 | AED 1,300 | 37 | +3.4% |
| 2024Q4 | AED 1,257 | 48 | +6.2% |
| 2024Q3 | AED 1,184 | 44 | +3.3% |
| 2024Q2 | AED 1,146 | 63 | +13.5% |
| 2024Q1 | AED 1,010 | 40 | -1.1% |
| 2023Q4 | AED 1,021 | 47 | +6.2% |
| 2023Q3 | AED 961 | 66 | -1.8% |
| 2023Q2 | AED 979 | 66 | +8.2% |
| 2023Q1 | AED 905 | 42 |
Property Mix
By Type
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-licensed agents • 39,463 registered brokers from 12,135 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Arabian Ranches II
1,664 Ejari contracts · DLD official data
Median Annual Rent
AED 245K
Monthly Equivalent
AED 20,417
Gross Yield
4.7%
New vs Renewed
718 new
946 renewed
Rent by Bedroom Type
6 Bedrooms
58 contracts
AED 553K/yr
AED 46,042/mo
2 Bedrooms
319 contracts
AED 165K/yr
AED 13,750/mo
3 Bedrooms
840 contracts
AED 230K/yr
AED 19,167/mo
4 Bedrooms
178 contracts
AED 370K/yr
AED 30,833/mo
5 Bedrooms
269 contracts
AED 450K/yr
AED 37,500/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Arabian Ranches II
Average
AED 5/sqft
Source: RERA / DLD (2025)
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
- •Thin transaction volume (slow price discovery)
- •Market-behavior sentiment trending negative
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, sentiment proxy, and off-plan share. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Green coverage
Exceptional greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 2.2km walking radius of the community centroid. Weighted score privileges named parks + established woods over generic grass strips. v2 will add ESA WorldCover 10m satellite NDVI for actual % canopy coverage — captures everything green including private gardens, road verges, and golf courses.
Flood exposure
Flooding reported (2024)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
Get an email when Arabian Ranches II's median PSF moves more than your chosen threshold. One community, one email — no broadcasts.
Current baseline: AED 1,261/sqft. Unsubscribe in one click. We respect your inbox.
Similar to Arabian Ranches II
Data updated June 2026 · DLD Official Records
Highlights
Frequently 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 5,250,000, with a median price per square foot of AED 1,261. Prices have changed +26.5% year-over-year as of March 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 1,475 property transactions over the past 5 years. The current year-over-year price change is +26.5%, with 357 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 Ejari rental contracts as of March 2026.How we built this.