Dubai Harbour
apartment community
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 5.6M. 66% of recent sales are off-plan, while market activity ranks bottom 30%. The downside profile is elevated, based on 3 of 5 available inputs.
AED 5.6M
Apartment median · 2025-07-31 to 2026-07-31
66% off-plan
High supply-pressure proxy
Bottom 30%
Relative to Dubai communities
Elevated
3 of 5 risk inputs available
A mega waterfront development between Palm Jumeirah and JBR featuring a 1,400-berth marina, cruise terminal, and luxury residences.
Median PSF
AED 4,113
Apartments
YoY change
-1.5%
5-yr sales
8,885
DLD transactions
Gross yield
6.7%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
Dubai Harbour offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 372 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
372
Dining
51/100
241 mapped
Shopping
16/100
42 mapped
Health
18/100
22 mapped
Nightlife
97/100
29 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
6 schools sit in the mapped catchment; 5 currently have a KHDA inspection rating, including 4 rated Very Good or Outstanding. Families can choose across 3 curriculums; check actual drive times and admissions availability below.
Schools nearby
6
Top-rated
4
Curricula
3
Best rating
Outstanding
Schools nearby
6
Within the mapped catchment
Curriculum
US
+2 more
Median fees
AED 54K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Dubai Harbour has compounded 57% over 3 years. Yields are middle-of-the-road — buy for resale, not rental income.
YoY change
-1.5%
3-yr growth
+57%
Gross yield
6.7%
5yr volume
8,885
Current PSF
AED 4,137
6-month forecast
-1.9%
Forecast range
3,855–4,261
AED per sqft
Confidence
High
Model confidence
Dubai Harbour is a primarily apartment-based community in Dubai with 8,885 transactions on record over the last five years. Median price per square foot sits at AED 4,113, down 1.5% year-on-year, tracking below the city-wide 8.3% 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 Dubai Harbour median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 23K
Loan AED 4.20M · 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.
PROPERTY CATALOGUE
Homes in Dubai Harbour
Dubai Harbour is led by apartments, with 39 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
1,245 sqft
Community median
Named homes
39
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R
743–2,206 sqft
Penthouses
4 B/R, 6 B/R
12,854 sqft typical
Villas
Bedroom mix not published
Not published
Includes DAMAC BAY, Palace by the Beach, BAYVIEW and 36 more.
Explore all homesMarket temperature & historical discussion for Dubai Harbour
Archived discussion themes: Praised for hosts prestigious international boat show attracting luxury brands. Criticised for bridge construction causes unpredictable traffic disruptions.
Historical discussion
Bottom 30%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 10 on-topic mentions · latest item Jan 29, 2026 · last scored 2026-07-21
Discussion trend
—
No quarterly data yet
Mostly discussed by
residents
40% of mentions
What people praise
- +Hosts prestigious international boat show attracting luxury brands×2
- +Multiple distinct city centers offer diverse living and entertainment options×1
- +Potential for future improvements in metro and transportation efficiency×1
- +Located at Dubai Harbour waterfront venue×1
- +Attracts luxury marine industry and enthusiasts×1
What people criticise
- −Bridge construction causes unpredictable traffic disruptions×2
- −Ushuaia nightclub noise travels kilometers to nearby residential areas×1
- −Testing and operations cause disruptive sound levels at late hours×1
- −Limited recourse for residents affected by approved municipal projects×1
- −Unclear communication about alternative routes during work×1
Who's talking
Based on 10 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jan 29, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Dubai Harbour is growing more moderately, which may indicate better value opportunities.
Nearby schools6 schools
View on DubaiSchools.aiIcademy Middle East Fz.Llc
Dubai College
GEMS Dubai American Academy - Dubai Branch
Regent International Private School L.L.C
EMIRATES INTERNATIONAL SCHOOL MEADOWS
The International School of Choueifat
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 311 total outlets near Dubai Harbour
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
Moderate mapped greenery · #39 of 75 mapped Dubai communities The 5 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 5 distinct named parks or confirm walking access.
Travel times from Dubai Harbour
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Active listings in Dubai Harbour
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.
Market history
Quarterly price and sales history shows whether liquidity confirms the latest price move.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 1,504
Q2 2026
3m price change
—
Withheld when volume is thin
Quarter sales
6
Q2 2026
3m sales change
—
Withheld when volume is thin
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 1,232/sqft
293 sales
Off-plan (developer)
AED 1,208/sqft
2 sales
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 |
|---|---|---|---|
| Studio | AED 575K | 1,231 | 19 |
| 1 B/R | AED 1.15M | 1,339 | 114 |
| 2 B/R | AED 1.57M | 1,121 | 125 |
| 3 B/R | AED 3.24M | 1,623 | 36 |
Ejari rental contracts
Government-filed · 6,210 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 4,137/sqft → AED 4,058/sqft
Range AED 3,855 – 4,261· -3.5 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
66% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.2 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Dubai Harbour
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.9 pp vs Dubai median
By bedroom type
AED 49K/yr ÷ AED 575K
AED 85K/yr ÷ AED 1.15M
AED 99K/yr ÷ AED 1.57M
AED 181K/yr ÷ AED 3.24M
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.
Asking vs DLD
100% of active listings sit >15% above DLD median — negotiation room before you offer.
See the building-level asking-vs-DLD gap in Dubai Harbour
Pro members get every building's premium-vs-fair-value, ranked — useful for finding negotiation room before you offer.
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
-1.3%
6 months
+0.9%
1 year
-0.0%
2 years
+1.6%
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 4,137 | 49 | -1.3% |
| 2026Q2 | AED 4,192 | 134 | +2.2% |
| 2026Q1 | AED 4,101 | 205 | +2.3% |
| 2025Q4 | AED 4,009 | 243 | -3.1% |
| 2025Q3 | AED 4,138 | 215 | +0.9% |
| 2025Q2 | AED 4,100 | 425 | -6.8% |
| 2025Q1 | AED 4,401 | 450 | +7.0% |
| 2024Q4 | AED 4,114 | 393 | +1.0% |
| 2024Q3 | AED 4,073 | 223 | -3.2% |
| 2024Q2 | AED 4,208 | 297 | +2.3% |
| 2024Q1 | AED 4,115 | 420 | -3.9% |
| 2023Q4 | AED 4,284 | 754 | -5.1% |
| 2023Q3 | AED 4,515 | 796 | +17.0% |
| 2023Q2 | AED 3,860 | 1,172 | +19.2% |
| 2023Q1 | AED 3,239 | 259 | -9.4% |
| 2022Q4 | AED 3,575 | 500 | +21.1% |
| 2022Q3 | AED 2,953 | 477 | +11.2% |
| 2022Q2 | AED 2,656 | 322 | +0.8% |
| 2022Q1 | AED 2,635 | 456 | +1.6% |
| 2021Q4 | AED 2,594 | 706 | +0.1% |
| 2021Q3 | AED 2,591 | 389 |
Property Mix
By Type
Room Distribution
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsEmaar Properties
- •Strongest brand recognition
- •Proven delivery track record
- •Premium locations
- •Premium pricing
- •Slower capital appreciation in mature areas
Azizi Developments
- •Competitive pricing
- •High rental yields
- •Flexible payment plans
- •Mixed reviews on finishes
- •High density projects
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Dubai Harbour
1,238 Ejari contracts · DLD official data
Median annual rent
AED 103K
Registered Ejari contracts
Monthly equivalent
AED 8,553
Annual median divided by 12
Gross yield
1.8%
Before service charges and costs
New / renewed
375 / 863
Contract counts
Rent by Bedroom Type
studio Bedrooms
187 contracts
AED 49K/yr
AED 4,058/mo
1 Bedroom
302 contracts
AED 85K/yr
AED 7,083/mo
2 Bedrooms
339 contracts
AED 99K/yr
AED 8,250/mo
3 Bedrooms
179 contracts
AED 181K/yr
AED 15,046/mo
4 Bedrooms
182 contracts
AED 236K/yr
AED 19,688/mo
5 Bedrooms
47 contracts
AED 360K/yr
AED 30,000/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
53/100
Elevated
Headline risk for Dubai Harbour. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Dubai Harbour's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •Sellers asking far above realized prices (denial gap)
- •DLD market temperature trending negative
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
Moderate mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.5km 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.
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 Dubai Harbour
Get an email when Dubai Harbour's median PSF moves more than your chosen threshold. One community, one email — no broadcasts.
Current baseline: AED 4,113/sqft. Unsubscribe in one click. We respect your inbox.
Compare & explore
All guides & rankingsFrequently asked questions about Dubai Harbour
What is the average property price in Dubai Harbour?
The median property price in Dubai Harbour is AED 5,600,000, with a median price per square foot of AED 4,113. Prices have changed -1.5% year-over-year as of July 2026.
What types of properties are available in Dubai Harbour?
Dubai Harbour is primarily an apartment community with approximately 100% apartments and 0% villas. The most common property types include Flat (10,907), Shop (3).
How is the real estate market performing in Dubai Harbour?
Dubai Harbour has seen 8,885 property transactions over the past 5 years. The current year-over-year price change is -1.5%, with 743 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 July 2026.How we built this.