Dubai South Residential District
mixed community
The residential component of Dubai South, near Expo City and Al Maktoum Airport. Features affordable apartments and villas.
DUBUY VERDICT
Standout on yield and growth worth serious attention
Dubai South Residential District sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is deep.
YoY change
+29.0%
3-yr growth
+146%
Gross yield
7.9%
5yr volume
7,164
Median PSF
AED 1,061
All types
YoY change
+29.0%
3-yr growth
+146%
PSF growth to 2026
Gross yield
7.9%
Ejari, last 12m
Dubai South Residential District is a mixed apartment-and-villa community in Dubai with 7,164 transactions on record over the last five years. Median price per square foot sits at AED 1,061, up 29.0% 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 Dubai South Residential District median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 5K
Loan AED 818K · 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 South Residential District
Praised for severe undersupply with only 849 units across 2 buildings creates strong investment potential. Criticised for limited current residential infrastructure and amenities still under development.
Resident sentiment
Above average
vs all tracked Dubai communities
“Severely undersupplied with only 849 apartments across 2 buildings”
“Constant aircraft noise from proximity to airport”
Reddit r/dubai, r/UAE, r/expats · 67 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- investment76%
- community52%
- amenities48%
- commute40%
- developer reputation36%
Sentiment trend
Getting worse
-0.10 per year
Mostly discussed by
residents
42% of mentions
Sentiment over time
Sentiment from Q3 2025 to Q2 2026 moved from 0.07 to -0.00. Based on 67 mentions across 4 quarters.
What people praise
- +Severe undersupply with only 849 units across 2 buildings creates strong investment potential×4
- +Strategic location near future Al Maktoum International Airport and JAFZA free zone×3
- +Flexible payment plan spread over 30+ months with manageable installments×3
- +Hotel-style amenities and services included in residential living×3
- +Strong rental yields of 7-9% available in the area×2
What people criticise
- −Limited current residential infrastructure and amenities still under development×2
- −New developer pricing (AED 700-750k studios) significantly higher than current market×2
- −Extremely poor network coverage for Virgin/du in residential buildings×2
- −Long commute times from Dubai South to Mussafah×2
- −Expensive transportation costs for this route×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.
“Severely undersupplied with only 849 apartments across 2 buildings”
“Severely undersupplied area with only 849 ready apartments across 2 buildings”
“Severe undersupply with only 849 apartments creates investment opportunity”
“Constant aircraft noise from proximity to airport”
“Severe daily traffic congestion heading southbound with no clear cause”
“Experiencing unexplained loud booms and jet activity creating unsettling atmosphere”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 67 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 South Residential District is growing faster than the citywide average, indicating strong local demand.
Local amenities
Amenities within 2.5km walking distance • 0 total outlets near Dubai South Residential District
Almost All Errands Require a Car
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 South Residential District
Metro Stations
Palm Deira Metro
Nearest
Al Ras Metro
Baniyas Square Metro
Shopping Malls
Al Ghurair Centre
Nearest
Landmarks
Gold Souk
Nearest
Travel times from Dubai South Residential District
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 South Residential District
Water Transport & Activities
Active listings in Dubai South Residential District
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 466K | 1,346 | 497 |
| 1 B/R | AED 736K | 1,212 | 4,082 |
| 2 B/R | AED 1.08M | 1,042 | 5,521 |
| 3 B/R | AED 1.66M | 859 | 5,865 |
| 4 B/R | AED 3.48M | 1,066 | 4,301 |
| 5 B/R | AED 4.19M | 1,772 | 515 |
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 1,153/sqft → AED 1,232/sqft
Range AED 1,133 – 1,331· +2.1 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
43% 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 years — strong investment case
Median price
AED 1.09M
Annual rent
AED 86K
7.9% gross yield
Net @ 5y vs renting
+AED 374K
Net @ 10y vs renting
+AED 987K
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.8 pp vs Dubai median
By bedroom type
AED 41K/yr ÷ AED 466K
AED 58K/yr ÷ AED 736K
AED 82K/yr ÷ AED 1.08M
AED 145K/yr ÷ AED 1.66M
AED 180K/yr ÷ AED 3.48M
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
-0.9%
6 months
+0.2%
1 year
+15.8%
2 years
+31.2%
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 1,369 | 159 | +18.7% |
| 2025Q4 | AED 1,153 | 682 | -0.9% |
| 2025Q3 | AED 1,164 | 658 | +1.1% |
| 2025Q2 | AED 1,151 | 451 | +12.0% |
| 2025Q1 | AED 1,028 | 302 | +3.2% |
| 2024Q4 | AED 996 | 358 | +3.8% |
| 2024Q3 | AED 960 | 619 | +4.0% |
| 2024Q2 | AED 923 | 362 | +5.0% |
| 2024Q1 | AED 879 | 331 | +0.0% |
| 2023Q4 | AED 879 | 440 | +11.4% |
| 2023Q3 | AED 789 | 370 | +4.0% |
| 2023Q2 | AED 759 | 285 | +7.1% |
| 2023Q1 | AED 709 | 153 |
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 South Residential District
11,002 Ejari contracts · DLD official data
Median Annual Rent
AED 125K
Monthly Equivalent
AED 10,417
Gross Yield
11.5%
New vs Renewed
5,474 new
5,528 renewed
Rent by Bedroom Type
studio Bedrooms
418 contracts
AED 41K/yr
AED 3,438/mo
1 Bedroom
2153 contracts
AED 58K/yr
AED 4,833/mo
2 Bedrooms
2164 contracts
AED 82K/yr
AED 6,833/mo
3 Bedrooms
4924 contracts
AED 145K/yr
AED 12,083/mo
4 Bedrooms
1341 contracts
AED 180K/yr
AED 15,000/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Dubai South Residential District
Average
AED 16/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 |
|---|---|---|---|---|---|
| Studio | ~42 sqm | AED 480K | AED 68K | 9.5% | 8.1% |
| 1 B/R | ~68 sqm | AED 777K | AED 101K | 8.7% | 7.4% |
| 2 B/R | ~98 sqm | AED 1119K | AED 135K | 7.8% | 6.6% |
| 3 B/R | ~142 sqm | AED 1622K | AED 172K | 6.4% | 5.4% |
Pro feature
See which bedroom type gives the best yield in Dubai South Residential District
Try Pro free for 7 daysOff-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Per-building projection
55 buildings · ≥40 sales eachWithin Dubai South Residential District, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
Alton
+27.9%±7.5pp- Building PSF
- AED 1,764/sqft
- vs community
- -3.1%
- 36m horizon
- Calibrated
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
Low green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 2.5km 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.
Watch Dubai South Residential District
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Similar to Dubai South Residential District
Data updated June 2026 · DLD Official Records
Highlights
Frequently asked questions about Dubai South Residential District
What is the average property price in Dubai South Residential District?
The median property price in Dubai South Residential District is AED 1,090,905, with a median price per square foot of AED 1,061. Prices have changed +29.0% year-over-year as of March 2026.
What types of properties are available in Dubai South Residential District?
Dubai South Residential District is a mixed-use community with approximately 57% apartments and 39% villas. The most common property types include Flat (3,879), Villa (2,775), Stacked Townhouses (147).
How is the real estate market performing in Dubai South Residential District?
Dubai South Residential District has seen 7,164 property transactions over the past 5 years. The current year-over-year price change is +29.0%, with 3,922 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.