#1 by matching listings
Andrie Jackel
Agency not supplied by feed
100% of observed sale portfolio here
AED 9.5M
Arabian Ranches II
villa community
AED 1,407/sqft+7.1%YoY
Buyer read
A balanced buyer case without one dominant signal
Villas have a median sale price of AED 4.63M. 0% of recent sales are off-plan, while market activity ranks top 30%. The downside profile is moderate, based on 2 of 5 available inputs.
Entry unit
AED 4.63M
Villa median · 2025-09-04 to 2026-09-04
Recent sale mix
0% off-plan
Low supply-pressure proxy
Market activity
Top 30%
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
+7.1%
5-yr sales
2,509
DLD transactions
Gross yield
6.7%
Ejari, last 12m
Emaar Properties· Premium5,813residents· 2026 est.· 1K 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 69 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
69
Dining
12/100
55 mapped
Shopping
1/100
3 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
HighlightsCommunity poolsRanches SoukModern villa designs
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Arabian Ranches II has compounded 59% over 3 years. Yields are middle-of-the-road — buy for resale, not rental income.
YoY change
+7.1%
3-yr growth
+59%
Gross yield
6.7%
5yr volume
2,509
Median PSF
AED 1,407
Villas
YoY change
+7.1%
5-yr sales
2,509
DLD transactions
Gross yield
6.7%
Ejari, last 12m
Arabian Ranches II is a primarily villa-based community in Dubai with 2,509 transactions on record over the last five years. Median price per square foot sits at AED 1,407, up 7.1% year-on-year, outperforming the city-wide 7.0% 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 6.25M
Down payment25% · AED 1.56M
Monthly payment
AED 26K
Loan AED 4.69M · 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 30%81st percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
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 outperforming Dubai's current 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+7.1%
3-yr growth
+59%
12m sales
317
Forecast
high
Current PSF
AED 1,396
6-month forecast
+2.9%
Forecast range
1,365–1,509
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
317
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
317 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Outperforming
+7.1% vs +7.0%
Housing Inflation
5.3%
Annual (Dubai average)
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.aiFilter:
GEMS Metropole School - Al Waha
3.6 km away
British
FS1 - Y8Fees N/A
Jumeirah English Speaking School (Br)
2.9 km away
OutstandingBritish
FS1-G13Fees N/A
Ranches Primary School
4.7 km away
Very goodBritish
FS1-Y6Fees N/A
Dunecrest American School L.L.C
3.3 km away
GoodAmerican
Pre Primary-G12Fees N/A
GEMS Winchester School
3.7 km away
GoodBritish
FS1-Y13Fees N/A
Fairgreen International School L.L.C
4.5 km away
GoodIB World
Pre Primary-G12Fees N/A
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 63 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
55
Restaurants37
Cafes & Coffee16
Bars & Nightlife0
Click to explore venues
Shopping
3
Supermarkets0
Mini Marts3
Click to explore venues
Health
0
Pharmacies0
Clinics0
Lifestyle
0
Gyms & Fitness0
Spas0
Salons0
Lifestyle Scores
Dining12/100
Shopping1/100
Health0/100
Nightlife0/100
B0 BanksATM5 ATMs
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & Lifestyle
Exceptional greenery
48 park features
Exceptional mapped greenery · #7 of 75 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 8 agents. Ranked by unique listings, not paid placement or a claim of service quality.
1
View agent
#2 by matching listings
Estelle De Santis
Agency not supplied by feed
100% of observed sale portfolio here
AED 7.0M
#3 by matching listings
George Mokhov
Agency not supplied by feed
100% of observed sale portfolio here
AED 27M
Observed 7 Sept 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
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 5.0% while sales fell 46% 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 1,379
Q2 2026
3m price change
-5.0%
vs prior completed quarter
Quarter sales
35
Q2 2026
3m sales change
-46.2%
vs prior completed quarter
1,4521,187922
Sales
23Q324Q225Q226Q2
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 855/sqft
2,245 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 2.60M | 1,010 | 311 |
| 3 B/R | AED 3.40M | 922 | 748 |
Ejari rental contracts
Government-filed · 10,438 contracts
+69%2020–2026
AED 145K
AED 150K
AED 165K
AED 195K
AED 220K
AED 240K
AED 245K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q3 · 8 quarters of data
+2.9%over 6mo
AED 1,396/sqft → AED 1,437/sqft
Range AED 1,365 – 1,509· +1.6 pp vs Dubai forecast (+1.3%)
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
6.7%
+0.8 pp vs Dubai median
By bedroom type
2 B/Rhigh
6.3%
AED 165K/yr ÷ AED 2.60M
3 B/Rhigh
6.8%
AED 230K/yr ÷ AED 3.40M
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?
AED
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.
Offer guide
Build an opening reference for Arabian Ranches II
98 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,541. 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
-1.8%
6 months
-4.3%
1 year
-0.9%
2 years
+19.1%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 1,396 | 59 | -1.8% |
| 2026Q2 | AED 1,422 | 49 | -2.5% |
| 2026Q1 | AED 1,459 | 83 | +5.5% |
| 2025Q4 | AED 1,383 | 104 | -1.8% |
| 2025Q3 | AED 1,409 | 96 | +5.2% |
| 2025Q2 | AED 1,339 | 109 | +9.0% |
| 2025Q1 | AED 1,228 | 97 | -8.2% |
| 2024Q4 | AED 1,338 | 112 | +14.2% |
| 2024Q3 | AED 1,172 | 116 | +2.8% |
| 2024Q2 | AED 1,140 | 166 | +12.5% |
| 2024Q1 | AED 1,013 | 105 | +2.7% |
| 2023Q4 | AED 986 | 124 | +7.3% |
| 2023Q3 | AED 919 | 140 | +1.4% |
| 2023Q2 | AED 906 | 146 | +9.6% |
| 2023Q1 | AED 827 | 116 | -6.2% |
| 2022Q4 | AED 882 | 128 | +6.4% |
| 2022Q3 | AED 829 | 172 | +2.6% |
| 2022Q2 | AED 808 | 188 | +2.9% |
| 2022Q1 | AED 785 | 178 | -0.9% |
| 2021Q4 | AED 792 | 155 | +7.0% |
| 2021Q3 | AED 740 | 66 |
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.
Loading air quality data...
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Arabian Ranches II
2,078 Ejari contracts · DLD official data
Median annual rent
AED 245K
Registered Ejari contracts
Monthly equivalent
AED 20,417
Annual median divided by 12
Gross yield
3.9%
Before service charges and costs
New / renewed
943 / 1,135
Contract counts
Rent by Bedroom Type
6 Bedrooms
82 contracts
AED 553K/yr
AED 46,042/mo
2 Bedrooms
399 contracts
AED 165K/yr
AED 13,750/mo
3 Bedrooms
1076 contracts
AED 230K/yr
AED 19,167/mo
4 Bedrooms
205 contracts
AED 370K/yr
AED 30,833/mo
5 Bedrooms
316 contracts
AED 450K/yr
AED 37,500/mo
Rental market by bedrooms
2 Bedrooms
AED 165,000/yr(399 contracts)
3 Bedrooms
AED 230,000/yr(1076 contracts)
4 Bedrooms
AED 370,000/yr(205 contracts)
5 Bedrooms
AED 450,000/yr(316 contracts)
6 Bedrooms
AED 552,500/yr(82 contracts)
Source: DLD Ejari rental contracts
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 centroid. 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 6,250,000, with a median price per square foot of AED 1,407. Prices have changed +7.1% year-over-year as of September 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 2,509 property transactions over the past 5 years. The current year-over-year price change is +7.1%, with 317 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 September 2026.How we built this.