Dubai Water Canal
apartment community
Residential developments along the 3.2km Dubai Water Canal connecting Business Bay to the sea. Premium waterfront addresses.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Dubai Water Canal has compounded 187% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+16.8%
3-yr growth
+187%
Gross yield
1.7%
5yr volume
3,108
Median PSF
AED 3,082
Apartments
YoY change
+16.8%
3-yr growth
+187%
PSF growth to 2026
Gross yield
1.7%
Ejari, last 12m
Dubai Water Canal is a primarily apartment-based community in Dubai with 3,108 transactions on record over the last five years. Median price per square foot sits at AED 3,082, up 16.8% 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 Water Canal median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 16K
Loan AED 2.92M · 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.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Dubai Water Canal is growing faster than the citywide average, indicating strong local demand.
Nearby schools26 schools
View on DubaiSchools.ai4
10
7
100/100
Dubai British School Jumeira
Horizons English School L.L.C
Jumeirah English Speaking School
GEMS Jumeira Primary School - Dubai Branch
Jumeirah College
JSS Private School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 423 total outlets near Dubai Water Canal• 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 Water Canal
Metro Stations
Palm Deira Metro
Nearest
Al Ras Metro
Baniyas Square Metro
Shopping Malls
Al Ghurair Centre
Nearest
BurJuman Centre
City Centre Deira
Landmarks
Gold Souk
Nearest
Dubai Frame
La Mer
Travel times from Dubai Water Canal
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 Water Canal
Water Transport & Activities
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.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
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 3,107/sqft → AED 3,079/sqft
Range AED 2,679 – 3,479· -5.6 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
31% off-plan share — moderate incoming supply
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-5.4 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
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
-1.1%
6 months
-2.6%
1 year
+44.5%
2 years
+33.2%
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 3,309 | 21 | +6.5% |
| 2025Q4 | AED 3,107 | 220 | -1.1% |
| 2025Q3 | AED 3,140 | 256 | -1.5% |
| 2025Q2 | AED 3,189 | 443 | +7.5% |
| 2025Q1 | AED 2,966 | 139 | +38.0% |
| 2024Q4 | AED 2,150 | 146 | -46.2% |
| 2024Q3 | AED 3,993 | 83 | +28.6% |
| 2024Q2 | AED 3,104 | 91 | +5.0% |
| 2024Q1 | AED 2,956 | 80 | +26.7% |
| 2023Q4 | AED 2,333 | 127 | -11.3% |
| 2023Q3 | AED 2,629 | 79 | +4.8% |
| 2023Q2 | AED 2,508 | 74 | -3.8% |
| 2023Q1 | AED 2,608 | 107 |
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-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 Water Canal
48,135 Ejari contracts · DLD official data
Median Annual Rent
AED 67K
Monthly Equivalent
AED 5,583
Gross Yield
1.7%
New vs Renewed
10,939 new
37,196 renewed
Rent by Bedroom Type
6 Bedrooms
31 contracts
AED 265K/yr
AED 22,083/mo
studio Bedrooms
5407 contracts
AED 43K/yr
AED 3,583/mo
1 Bedroom
15021 contracts
AED 57K/yr
AED 4,750/mo
2 Bedrooms
21672 contracts
AED 75K/yr
AED 6,250/mo
3 Bedrooms
5324 contracts
AED 105K/yr
AED 8,750/mo
4 Bedrooms
585 contracts
AED 139K/yr
AED 11,550/mo
5 Bedrooms
95 contracts
AED 209K/yr
AED 17,417/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Dubai Water Canal
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 |
|---|---|---|---|---|---|
| Studio | ~42 sqm | AED 1393K | AED 26K | 2.1% | 1.8% |
| 1 B/R | ~68 sqm | AED 2256K | AED 38K | 1.9% | 1.6% |
| 2 B/R | ~98 sqm | AED 3251K | AED 51K | 1.7% | 1.4% |
| 3 B/R | ~142 sqm | AED 4711K | AED 65K | 1.4% | 1.2% |
| 4 B/R | ~200 sqm | AED 6635K | AED 83K | 1.2% | 1% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
- •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 1.2km 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 Water Canal
Data updated June 2026 · DLD Official Records
Highlights
Compare & explore
All guides & rankingsFrequently 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 3,888,021, with a median price per square foot of AED 3,082. Prices have changed +16.8% year-over-year as of March 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 3,108 property transactions over the past 5 years. The current year-over-year price change is +16.8%, with 1,479 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.