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Dubai Land Residence Complex

apartment community

Bottom 30%· criticised for fighter jets cause severe noise pollution early mornings(62)Investor Visa eligible · 2yr

A rapidly growing apartment community in Dubailand offering some of the most affordable units in Dubai with strong rental yields.

Multiple30,000residents· 11K householdsEst. 2015
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0 investors tracking Dubai Land Residence Complex
Median Price/sqft
AED 1,266
YoY change
+47.9%
3-yr appreciation
+40%
PSF growth to 2026
Reddit sentiment
23%
Bottom 30% · 62 mentions
Explore property types:Apartments(16,217)

Market Context

Dubai Property Index
153.7
+13.3% YoY (citywide)
This Area vs Market
Outperforming
+47.9% vs +13.3%
Housing Inflation
5.3%
Annual (Dubai average)

Dubai's property market has grown 60% since the 2020 pandemic low. Dubai Land Residence Complex is growing faster than the citywide average, indicating strong local demand.

What residents say about Dubai Land Residence Complex

Praised for residence complex has functional tennis courts available to residents. Criticised for fighter jets cause severe noise pollution early mornings.

62 on-topic Reddit posts & comments · r/dubai, r/UAE, r/expats · methodology

Sentiment rank

23%

Bottom 30%

Raw score -0.36 · vs all Dubai areas

Mentions analysed

62

162 total, 62 on-topic

Sentiment trend

Improving

+0.07 per year

Mostly discussed by

residents

53% of mentions

Sentiment over time

+1.00-1.0Q4 24Q1 25Q2 25Q3 25Q4 25Q1 26Q2 26

Sentiment from Q4 2024 to Q2 2026 moved from -0.09 to -0.31. Based on 60 mentions across 7 quarters.

What people praise

  1. +Residence complex has functional tennis courts available to residents×2
  2. +Thoughtfully planned community with extensive green spaces and nature-focused design×1
  3. +Low-density development with walking trails and landscaping creates peaceful environment×1
  4. +Part of larger master community offering long-term value and growth potential×1
  5. +Significant infrastructure development planned by 2030 including metro and rail×1

What people criticise

  1. −Fighter jets cause severe noise pollution early mornings×4
  2. −Unexplained loud noises occurring multiple times at night×4
  3. −Long commute times using public transportation×2
  4. −Insufficient parking spots relative to resident vehicle needs×2
  5. −Sudden loud explosions reported in the area×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.

price
-0.29·13
noise
-0.61·11
resale
-0.07·11
rent
+0.00·10
amenities
+0.36·10
safety
-0.63·10
commute
-0.50·9
community
-0.05·9
investment
+0.23·8
service charges
-0.59·8
developer reputation
-0.36·7
family friendly
+0.31·6

Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.

“Thoughtfully planned community with extensive green spaces and nature-focused design”

r/DubaiPropertyInvest2026Original thread

“Significant infrastructure development planned by 2030 including metro and rail”

r/personalfinance2026Original thread

“World's largest natural flower garden with impressive scale”

r/garden2026Original thread

“Project significantly delayed, only 9% complete despite promised completion”

r/dubai2026Original thread

“Severe parking shortage with fines for overflow parking on sand”

r/dubai2025Original thread

“Insufficient parking spots relative to resident vehicle needs”

r/dubai2025Original thread

Who's talking

Residents 53%Considering a move 27%Investors 14%Agents / brokers 3%Tourists 2%

Communities with similar vibes

Damac Hills87% matchDIFC83% matchTown Square77% match

Based on cosine similarity of what people praise and criticise about each area.

Based on 62 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.

Around the area

Schools, amenities, transport, travel times, and what's changing nearby.

Nearby schools9 schools

View on DubaiSchools.ai
Outstanding

1

Very Good

4

Curriculums

6

School Score

100/100

Filter:

Dubai English Speaking College

2.1 km away
OutstandingBritish
Y7-Y13Fees N/A

GEMS First Point School L.L.C

1.2 km away
Very goodBritish
FS1-Y13Fees N/A

Lycee Francais International Georges Pompidou School (Dubai Branch)

1.9 km away
Very goodFrench
G1-G12Fees N/A

German International School Dubai

2.4 km away
Very goodGerman
Pre Primary-G12Fees N/A

GEMS Wellington Academy -Fze

3.2 km away
Very goodBritish
FS1-Y13Fees N/A

The Aquila School

0.4 km away
GoodBritish
FS1-Y11Fees N/A

Available Curriculums

School data from DubaiSchools.ai • KHDA ratings • Updated January 2026

Local amenitiesVery Walkable

Amenities within 2.5km walking distance • 35 total outlets near Dubai Land Residence Complex• Click a category to explore

Walkability Score
77/100

Very Walkable

Food & Drink
17
Restaurants12
Cafes & Coffee5
Bars & Nightlife0
Explore venuesPRO
Shopping
15
Supermarkets13
Mini Marts2
Explore venuesPRO
Health
3
Pharmacies2
Clinics1
Explore venuesPRO
Lifestyle
0
Gyms & Fitness0
Spas0
Salons0

Lifestyle Scores

Dining4/100
Shopping6/100
Health2/100
Nightlife0/100
B0 BanksATM2 ATMs

Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: January 2026

Transport & Lifestyle

Transit Score
30/100

Based on metro, tram, bus & marine access

Walkability Score
40/100

Based on parks, cycling tracks & local amenities

No Metro
No Tram
No Bus
No Ferry
No Parks
No Cycling

Nearby Landmarks & Transport

Based on DLD transaction records for properties in Dubai Land Residence Complex

Metro Stations

Palm Deira Metro

Nearest

Al Ras Metro

Baniyas Square Metro

Landmarks

Gold Souk

Nearest

Lifestyle & Recreation

Parks, beaches, cycling tracks & water activities near Dubai Land Residence Complex

Water Transport & Activities

Dubai Marina Mall
Ferry
Routes: FR1, FR4
Marina Terrace
Water Bus
Routes: BM1
Marina Walk
Water Bus
Routes: BM1
Marina Promenade
Water Bus
Routes: BM1
Marina Mall-WB
Water Bus
Routes: BM1
Mina Seyahi
Water Taxi
Burj Khalifa Lake
Water Taxi
Burj Plaza
Water Taxi
Dubai Festival City
Water Bus
Routes: BM2
Dubai Design District
Ferry
Routes: DC1
Dubai Old Souq
Abra
Routes: CR2, CR3
Bur Dubai
Abra
Routes: CR1
Al Fahidi
Abra
Routes: CR5
Global Village
Water Taxi

For sale in Dubai Land Residence Complex

Price per sqft · 2020–2026

Median AED/sqft, from DLD transaction records

+102%
7-yr total · 12.4% CAGR
358
419
504
515
682
697
722
2020
2021
2022
2023
2024
2025
2026

Median Sale Price by Bedroom

DLD transaction records, 2020–2026

TypeMedian PriceAED/sqftSales
StudioAED 375K928
281
1 B/RAED 587K949
1,323
2 B/RAED 1.16M983
1,862
3 B/RAED 2.49M1,350
1,419
4 B/RAED 3.15M1,074
925
5 B/RAED 1.79M444
8

Ejari Rental Contracts

Government-filed rental data · 111 contracts

-9%2020–2025
AED 1.4M
AED 1.5M
AED 1.8M
AED 1.8M
AED 2.1M
AED 1.3M
2020
2021
2022
2023
2024
2025

6-Month forecast

From 2025Q4 · 8 quarters of data

low
+8.9%over 6mo

AED 1,392/sqft → AED 1,516/sqft(range AED 1,319 – 1,713)

+4.2 pp vs Dubai-wide forecast (+4.7%)

Drivers

Base trend

OLS slope of last 8 quarters' median psf, projected 6mo

+10.8 pp

Supply pressure

92% off-plan share — high incoming supply

-1.8 pp

Approximate — based on transparent OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. View full methodology →

Value a unit in this community

Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.

Get a valuation

Property Mix

By Type

Apartments98.7%

Room Distribution

Studio
45%
1 B/R
36%
2 B/R
17%
3 B/R
2%
4 B/R
0%

Developers8 developers

Emaar Properties

Premium DeveloperGovernment BackedEst. 1997
97/100
Excellent
95
Delivery
96
Quality
6.5%
Avg ROI
6.5%
Yield
120+ active projects
100K+ units delivered
AED 46B portfolio
Master-planned communitiesIconic towersMixed-use developments
Strengths
  • •Strongest brand recognition
  • •Proven delivery track record
  • •Premium locations
Considerations
  • •Premium pricing
  • •Slower capital appreciation in mature areas
Other Emaar Properties Communities
Arabian RanchesEmaar BeachfrontThe Valley

Nakheel

Premium DeveloperGovernment BackedEst. 2000
90/100
Excellent
85
Delivery
88
Quality
6.2%
Avg ROI
6.2%
Yield
50+ active projects
80K+ units delivered
AED 12.6B portfolio
Waterfront developmentsMan-made islandsMaster communities
Strengths
  • •Iconic waterfront locations
  • •Strong government backing
  • •Established communities
Considerations
  • •Some older stock needs renovation
  • •Service charges vary
Other Nakheel Communities
Palm JumeirahJumeirah IslandsJumeirah ParkJumeirah Village CircleDiscovery Gardens

Meraas

Premium DeveloperGovernment BackedEst. 2007
88/100
Very Good
90
Delivery
92
Quality
6.4%
Avg ROI
6.3%
Yield
40+ active projects
AED 10.7B portfolio
Lifestyle destinationsDesign-led developmentsIntegrated communities
Strengths
  • •Exceptional design quality
  • •Lifestyle-focused amenities
  • •Prime locations
Considerations
  • •Premium pricing
  • •Limited inventory
Other Meraas Communities
Bluewaters IslandCity WalkPort de La MerCherrywoodsThe Acres

Sobha Realty

Premium DeveloperEst. 1976
89/100
Very Good
92
Delivery
95
Quality
6.8%
Avg ROI
6.5%
Yield
60+ active projects
40K+ units delivered
AED 13.8B portfolio
In-house constructionGreen communitiesQuality craftsmanship
Strengths
  • •Vertically integrated (builds own projects)
  • •Superior finish quality
  • •Reliable delivery
Considerations
  • •Limited location diversity
  • •Premium pricing
Other Sobha Realty Communities
Sobha HartlandSobha Hartland IISobha ReserveSobha One

Azizi Developments

Established DeveloperEst. 2007
82/100
Very Good
78
Delivery
80
Quality
7%
Avg ROI
6.7%
Yield
80+ active projects
Affordable luxuryRapid constructionMultiple locations
Strengths
  • •Competitive pricing
  • •High rental yields
  • •Flexible payment plans
Considerations
  • •Mixed reviews on finishes
  • •High density projects
Other Azizi Developments Communities
Azizi RivieraAzizi VeniceAl Furjan projects

Select Group

Established DeveloperEst. 2002
83/100
Very Good
85
Delivery
86
Quality
6.6%
Avg ROI
6.4%
Yield
25+ active projects
Marina developmentsHigh-rise towersContemporary design
Strengths
  • •Marina expertise
  • •Quality construction
  • •Good locations
Considerations
  • •Limited portfolio diversity
  • •Premium pricing for Marina
Other Select Group Communities
Marina GatePeninsulaSix Senses ResidencesThe Residences at JLT

Reportage Properties

Value DeveloperEst. 2014
75/100
Good
80
Delivery
76
Quality
7.5%
Avg ROI
7%
Yield
25+ active projects
Affordable housingFirst-time buyersValue engineering
Strengths
  • •Very affordable entry
  • •Good yields
  • •Simple layouts
Considerations
  • •Basic finishes
  • •Less premium locations
Other Reportage Properties Communities
Reportage VillageThe GateOasis Residences

Aldar Properties

Premium DeveloperGovernment BackedEst. 2005
91/100
Excellent
90
Delivery
91
Quality
6.4%
Avg ROI
6.2%
Yield
40+ active projects
AED 30B portfolio
Abu Dhabi focusWaterfrontMaster communities
Strengths
  • •Abu Dhabi market leader
  • •Government backing
  • •Quality construction
Considerations
  • •Primarily Abu Dhabi focused
  • •Less Dubai presence
Other Aldar Properties Communities
Yas IslandSaadiyat IslandAl RahaReem Island
View all Dubai developers

Area health & valuations

Healthcare, education, government housing, air quality, and official land valuations.

Loading air quality data...

Real Estate Agents in Dubai

DLD-licensed agents • 39,463 registered brokers from 12,135 agencies

View All Agents

Top Agencies by Team Size

1
F A M REAL ESTATE BROKER L.L.C...
406 licensed agents
2
WHITE AND WHITE REAL ESTATE L....
394 licensed agents
3
DRIVEN PROPERTIES L.L.C (BRANC...
382 licensed agents
4
HARBOR REAL ESTATE BROKER L.L....
336 licensed agents
5
ON PLAN REAL ESTATE L.L.C
322 licensed agents

Featured Agents

Olga Kostyleva
F A M...
04 455 0100
License: 9589 • Valid until 2026-07-18
Mohamad Fares
F A M...
+971 55 995 2006
License: 22873 • Valid until 2026-10-12
Shireen Rose
WHITE AND WHITE...
04 302 5800
License: 36032 • Valid until 2027-01-05
Robert William
WHITE AND WHITE...
+971 05 217 20702
License: 36534 • Valid until 2026-01-05
Abdul Haseeb
DRIVEN PROPERTIES L.L.C...
04 421 4559
License: 27123 • Valid until 2027-01-13
Shameem Abdulla
DRIVEN PROPERTIES L.L.C...
04 429 7040
License: 29080 • Valid until 2026-01-13

All agents verified through Dubai Land Department (DLD) licensing system

Investment details

Rental yields, service charges, off-plan pipeline and building-level breakdown.

Rental market in Dubai Land Residence Complex

6,144 Ejari contracts · DLD official data

Median Annual Rent

AED 60K

Monthly Equivalent

AED 5,000

Gross Yield

8.0%

New vs Renewed

2,908 new

3,236 renewed

Rent by Bedroom Type

3 Bedrooms

295 contracts

AED 200K/yr

AED 16,667/mo

4 Bedrooms

249 contracts

AED 255K/yr

AED 21,250/mo

5 Bedrooms

88 contracts

AED 330K/yr

AED 27,500/mo

Service charges

RERA-registered rates for Dubai Land Residence Complex

Average

AED 16/sqft

Range: AED 12 – 22/sqft

Source: RERA / DLD (2025)

Off-plan risk assessment

Five-factor risk score for buying off-plan in this community

42/ 100

Moderate

Overall risk score

Off-plan supply concentration100/100
Developer track record26/100
Price premium vs market30/100

Pro Feature

Full off-plan risk breakdown for Dubai Land Residence Complex

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Data updated May 2026 · DLD Official Records

Highlights

Affordable entry pointStrong growthNear Global Village

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