Dubai Harbour
apartment community
A mega waterfront development between Palm Jumeirah and JBR featuring a 1,400-berth marina, cruise terminal, and luxury residences.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Dubai Harbour has compounded 235% over 3 years. Yields are middle-of-the-road — buy for resale, not rental income.
YoY change
-3.0%
3-yr growth
+235%
Gross yield
6.4%
5yr volume
10,925
Median PSF
AED 4,160
Apartments
YoY change
-3.0%
3-yr growth
+235%
PSF growth to 2026
Gross yield
6.4%
Ejari, last 12m
Dubai Harbour is a primarily apartment-based community in Dubai with 10,925 transactions on record over the last five years. Median price per square foot sits at AED 4,160, down 3.0% year-on-year, tracking below 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 Dubai Harbour median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 23K
Loan AED 4.21M · 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 Dubai Harbour
Praised for hosts prestigious international boat show attracting luxury brands. Criticised for bridge construction causes unpredictable traffic disruptions.
Resident sentiment
Below average
vs all tracked Dubai communities
“Ushuaia nightclub noise travels kilometers to nearby residential areas”
Reddit r/dubai, r/UAE, r/expats · 10 on-topic mentions · updated 2026-04-24
What they talk about
- nightlife100%
- traffic100%
- commute75%
- amenities75%
- community75%
Sentiment 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
- −Road changes lack advance notice and navigation app updates×1
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.
“Ushuaia nightclub noise travels kilometers to nearby residential areas”
“Bridge construction causes unpredictable traffic disruptions”
“Bridge construction causes unpredictable traffic disruptions”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 10 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. Dubai Harbour is growing more moderately, which may indicate better value opportunities.
Nearby schools6 schools
View on DubaiSchools.ai2
2
3
73/100
Icademy 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 amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 311 total outlets near Dubai Harbour• Click a category to explore
Walker's Paradise
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 Dubai Harbour
Metro Stations
Palm Deira Metro
Nearest
Al Ras Metro
Baniyas Square Metro
Landmarks
Gold Souk
Nearest
Travel times from Dubai Harbour
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Dubai Harbour
Water Transport & Activities
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.
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 |
|---|---|---|---|
| Studio | AED 545K | 1,125 | 33 |
| 1 B/R | AED 1.25M | 1,478 | 359 |
| 2 B/R | AED 2.22M | 1,700 | 423 |
| 3 B/R | AED 2.76M | 1,449 | 72 |
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 4,134/sqft → AED 4,128/sqft
Range AED 3,922 – 4,334· -4.8 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
26% off-plan share — moderate 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 ~1.2 years — strong investment case
Median price
AED 5.61M
Annual rent
AED 359K
6.4% gross yield
Net @ 5y vs renting
+AED 1.47M
Net @ 10y vs renting
+AED 4.11M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-0.7 pp vs Dubai median
By bedroom type
AED 50K/yr ÷ AED 545K
AED 88K/yr ÷ AED 1.25M
AED 100K/yr ÷ AED 2.22M
AED 181K/yr ÷ AED 2.76M
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
-0.0%
6 months
+0.8%
1 year
+0.0%
2 years
-3.7%
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 3,846 | 25 | -7.0% |
| 2025Q4 | AED 4,134 | 304 | -0.0% |
| 2025Q3 | AED 4,135 | 256 | +0.8% |
| 2025Q2 | AED 4,101 | 518 | -7.2% |
| 2025Q1 | AED 4,420 | 547 | +6.9% |
| 2024Q4 | AED 4,134 | 479 | +3.2% |
| 2024Q3 | AED 4,004 | 270 | -3.4% |
| 2024Q2 | AED 4,144 | 361 | +0.7% |
| 2024Q1 | AED 4,116 | 484 | -4.2% |
| 2023Q4 | AED 4,295 | 871 | -6.0% |
| 2023Q3 | AED 4,567 | 931 | +18.3% |
| 2023Q2 | AED 3,861 | 1,325 | +19.0% |
| 2023Q1 | AED 3,245 | 291 |
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 • 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 Dubai Harbour
1,060 Ejari contracts · DLD official data
Median Annual Rent
AED 101K
Monthly Equivalent
AED 8,442
Gross Yield
1.8%
New vs Renewed
343 new
717 renewed
Rent by Bedroom Type
studio Bedrooms
167 contracts
AED 50K/yr
AED 4,160/mo
1 Bedroom
266 contracts
AED 88K/yr
AED 7,333/mo
2 Bedrooms
289 contracts
AED 100K/yr
AED 8,333/mo
3 Bedrooms
165 contracts
AED 181K/yr
AED 15,046/mo
4 Bedrooms
147 contracts
AED 235K/yr
AED 19,583/mo
5 Bedrooms
25 contracts
AED 378K/yr
AED 31,500/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Dubai Harbour
Average
AED 38/sqft
Source: RERA / DLD (2025)
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| 1 B/R | ~68 sqm | AED 3045K | AED 58K | 7.4% | 6.3% |
| 2 B/R | ~98 sqm | AED 4388K | AED 78K | 6.6% | 5.6% |
| 3 B/R | ~142 sqm | AED 6359K | AED 100K | 5.4% | 4.6% |
| 4 B/R | ~200 sqm | AED 8956K | AED 127K | 4.6% | 3.9% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in Dubai Harbour
11 buildings with DLD transaction data
Beach Mansion
Flat2 B/R, 3 B/R, 1 B/R
Median/sqft
AED 3,396
Median Price
AED 4.2M
Avg Size
116.2 sqm
Grand Bleu Tower interiors by Elie Saab
Flat1 B/R, 2 B/R, 3 B/R
Median/sqft
AED 3,763
Median Price
AED 3.3M
Avg Size
78.9 sqm
Palace Beach Residence
Flat1 B/R, 3 B/R, 2 B/R
Median/sqft
AED 3,268
Median Price
AED 2.8M
Avg Size
79.6 sqm
BAYVIEW
Off-PlanFlat1 B/R, 2 B/R, 4 B/R
Median/sqft
AED 5,031
Median Price
AED 4.6M
Avg Size
89.6 sqm
SUNRISE BAY
Flat2 B/R, 1 B/R
Median/sqft
AED 3,087
Median Price
AED 3.4M
Avg Size
114.4 sqm
MARINA VISTA
Flat1 B/R, 2 B/R, 3 B/R
Median/sqft
AED 3,300
Median Price
AED 2.7M
Avg Size
81 sqm
SEAPOINT
Off-PlanFlat3 B/R, 2 B/R, 1 B/R
Median/sqft
AED 4,937
Median Price
AED 8.5M
Avg Size
153.4 sqm
BEACH VISTA
Flat1 B/R, 2 B/R, 3 B/R
Median/sqft
AED 3,633
Median Price
AED 3.1M
Avg Size
108.8 sqm
Address The Bay
Off-PlanFlat2 B/R, 3 B/R
Median/sqft
AED 4,795
Median Price
AED 8.1M
Avg Size
165.6 sqm
Beachgate by Address
Off-PlanFlat2 B/R, 4 B/R, 1 B/R
Median/sqft
AED 4,378
Median Price
AED 5.4M
Avg Size
114.6 sqm
BEACH ISLE
Flat3 B/R, 1 B/R, 2 B/R
Median/sqft
AED 4,274
Median Price
AED 6.3M
Avg Size
134.9 sqm
Per-building projection
9 buildings · ≥40 sales eachWithin Dubai Harbour, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
Bahia 2
-0.0%±7.5pp- Building PSF
- AED 1,206/sqft
- vs community
- -69.8%
- 36m horizon
- Calibrated
- •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
Moderate green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 1.5km 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.
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.
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Similar to Dubai Harbour
Data updated June 2026 · DLD Official Records
Highlights
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 5,610,595, with a median price per square foot of AED 4,160. Prices have changed -3.0% year-over-year as of March 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 10,925 property transactions over the past 5 years. The current year-over-year price change is -3.0%, with 3,244 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.