Dubai Water Canal
apartment community
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 3.43M. 82% of recent sales are off-plan. The downside profile is moderate, based on 2 of 5 available inputs.
AED 3.43M
Apartment median · 2025-11-02 to 2026-11-02
82% off-plan
High supply-pressure proxy
Moderate
2 of 5 risk inputs available
Residential developments along the 3.2km Dubai Water Canal connecting Business Bay to the sea. Premium waterfront addresses.
Median PSF
AED 3,148
Apartments
YoY change
+1.4%
5-yr sales
3,478
DLD transactions
Gross yield
1.9%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
Dubai Water Canal offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 516 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
516
Dining
72/100
330 mapped
Shopping
22/100
61 mapped
Health
28/100
50 mapped
Nightlife
80/100
24 mapped bars
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Dubai Water Canal has compounded 409% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+1.4%
3-yr growth
+409%
Gross yield
1.9%
5yr volume
3,478
Median PSF
AED 3,148
Apartments
YoY change
+1.4%
5-yr sales
3,478
DLD transactions
Gross yield
1.9%
Ejari, last 12m
Dubai Water Canal is a primarily apartment-based community in Dubai with 3,478 transactions on record over the last five years. Median price per square foot sits at AED 3,148, up 1.4% year-on-year, tracking below the city-wide 5.3% 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 Dubai Water Canal median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 14K
Loan AED 2.58M · 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 Water Canal
Dubai Water Canal is led by apartments, with 20 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
919 sqft
Community median
Named homes
20
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, 7 B/R
269–2,343 sqft
Villas
Bedroom mix not published
Not published
Includes DAMAC CITY 2, DAMAC CITY, Eden House The Park and 17 more.
Explore all homesMARKET VERDICT
Price momentum is positive over the longer cycle
Dubai Water Canal is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+1.4%
3-yr growth
+409%
12m sales
568
Forecast
high
Current PSF
AED 3,156
6-month forecast
-0.8%
Forecast range
2,975–3,289
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Dubai Water Canal is led by apartments, with 20 named developments and home types available to research.
Named profiles
20
Primary stock
Apartments
Agent evidence
Limited
Off-plan mix
82%
Named profiles
20
complete catalogue
Primary stock
Apartments
99% of observed mix
12m sales
568
DLD transactions
Agent evidence
Limited
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
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
high
Downside
Moderate
Forecast confidence
high
Mapped greenery
Moderate
Off-plan share
82%
Recent ready/off-plan sales
Supply pressure
High
568 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Dubai Water Canal is growing more moderately, which may indicate better value opportunities.
Schools nearby
2 schools · UK
KHDA inspector notes
“The caring, nurturing and welcoming learning environment.”
“The innovative curriculum which aims to meet the future needs of ongoing learners.”
School fee inflation
Index normalised to 100 in 2022. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
KHDA-licensed nurseries nearby(10 within range)
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 516 total outlets near Dubai Water Canal
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Moderate mapped greenery · #40 of 86 mapped Dubai communities The 5 figure counts OpenStreetMap park-tagged features within 1.2km of the community centre. It does not mean 5 distinct named parks or confirm walking access.
Travel times from Dubai Water Canal
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Agent inventory status
No community-level agent inventory observed for Dubai Water Canal
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
Active listings in Dubai Water Canal
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 Dubai Water Canal
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
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket 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 6,989
Q3 2026
3m price change
—
Withheld when volume is thin
Quarter sales
1
Q3 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 423/sqft
22 sales
Off-plan (developer)
—
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Ejari rental records
Government-filed · 220,922 rental records
6-month forecast
From 2026Q4 · 8 quarters of data
AED 3,156/sqft → AED 3,132/sqft
Range AED 2,975 – 3,289· -1.1 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
82% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-3.8 pp vs Dubai median
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
Indicative estimate from Ejari medians; verify the official DLD index.
Published increase bands (Decree 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% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Offer guide
Build an opening reference for Dubai Water Canal
17 ready-home DLD sales put the exact bedrooms middle PSF at AED 3,014. 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
+1.7%
6 months
+0.4%
1 year
+1.7%
2 years
+46.8%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 3,156 | 33 | +1.7% |
| 2026Q3 | AED 3,104 | 97 | -1.2% |
| 2026Q2 | AED 3,143 | 123 | -1.9% |
| 2026Q1 | AED 3,203 | 186 | +3.2% |
| 2025Q4 | AED 3,104 | 220 | -1.1% |
| 2025Q3 | AED 3,137 | 258 | -1.5% |
| 2025Q2 | AED 3,186 | 440 | +8.0% |
| 2025Q1 | AED 2,949 | 139 | +37.2% |
| 2024Q4 | AED 2,150 | 145 | -46.2% |
| 2024Q3 | AED 3,993 | 83 | +21.2% |
| 2024Q2 | AED 3,295 | 86 | +8.7% |
| 2024Q1 | AED 3,032 | 71 | +30.9% |
| 2023Q4 | AED 2,317 | 128 | -11.7% |
| 2023Q3 | AED 2,625 | 80 | +4.9% |
| 2023Q2 | AED 2,503 | 74 | -2.3% |
| 2023Q1 | AED 2,562 | 108 | +28.2% |
| 2022Q4 | AED 1,998 | 248 | -8.3% |
| 2022Q3 | AED 2,178 | 497 | +0.2% |
| 2022Q2 | AED 2,173 | 350 | +20.7% |
| 2022Q1 | AED 1,800 | 97 | -61.6% |
| 2021Q4 | AED 4,687 | 15 |
Property Mix
By Type
Room Distribution
Developers4 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
Meraas
- •Exceptional design quality
- •Lifestyle-focused amenities
- •Prime locations
- •Premium pricing
- •Limited inventory
Azizi Developments
- •Competitive pricing
- •High rental yields
- •Flexible payment plans
- •Mixed reviews on finishes
- •High density projects
Binghatti Developers
- •Contemporary designs
- •Good rental yields
- •Competitive pricing
- •Newer track record
- •High density
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
Featured Agents
Registration details from the latest available Dubai Land Department broker export
Rental market in Dubai Water Canal
63,562 Ejari rental records · DLD official data
Median annual rent
AED 67K
Registered Ejari contracts
Monthly equivalent
AED 5,558
Annual median divided by 12
Gross yield
1.9%
Before service charges and costs
New / renewed
14,990 / 48,572
Record counts
Rent by Bedroom Type
6 Bedrooms
37 rental records
AED 220K/yr
AED 18,333/mo
studio Bedrooms
7463 rental records
AED 43K/yr
AED 3,569/mo
1 Bedroom
19854 rental records
AED 57K/yr
AED 4,778/mo
2 Bedrooms
28214 rental records
AED 75K/yr
AED 6,250/mo
3 Bedrooms
7070 rental records
AED 105K/yr
AED 8,750/mo
4 Bedrooms
802 rental records
AED 140K/yr
AED 11,625/mo
5 Bedrooms
122 rental records
AED 203K/yr
AED 16,875/mo
Rental market by bedrooms
Source: DLD Ejari property rental records
Off-plan risk
51/100
Elevated
Headline risk for Dubai Water Canal. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Dubai Water Canal's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •DLD market temperature trending negative
- •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
Moderate mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.2km straight-line search radius of the community reference point. 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.
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Frequently asked questions about Dubai Water Canal
What is the average property price in Dubai Water Canal?
The median property price in Dubai Water Canal is AED 3,435,800, with a median price per square foot of AED 3,148. Prices have changed +1.4% year-over-year as of November 2026.
What types of properties are available in Dubai Water Canal?
Dubai Water Canal is primarily an apartment community with approximately 99% apartments and 0% villas. The most common property types include Flat (3,035), Shop (42).
How is the real estate market performing in Dubai Water Canal?
Dubai Water Canal has seen 3,478 property transactions over the past 5 years. The current year-over-year price change is +1.4%, with 568 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 property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.