Jaddaf Waterfront
apartment community
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 837K. 94% of recent sales are off-plan, while market activity ranks above average. The downside profile is robust, based on 2 of 5 available inputs.
AED 837K
Studio median · 2026 YTD
94% off-plan
High supply-pressure proxy
Above average
Relative to Dubai communities
Robust
2 of 5 risk inputs available
A cultural waterfront development in Al Jaddaf featuring museums, cultural attractions, and residential towers along Dubai Creek.
Median PSF
AED 2,078
Apartments
YoY change
+2.0%
5-yr sales
5,776
DLD transactions
Gross yield
4.7%
Ejari, last 12m
DUBUY VERDICT
Convenience varies by pocket
Jaddaf Waterfront offers strong day-to-day convenience with public-transport coverage is unscored. The mapped inventory covers 47 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
62/100
Outdoor access
—
Transit
—
Mapped venues
47
Dining
4/100
18 mapped
Shopping
4/100
11 mapped
Health
7/100
9 mapped
Nightlife
7/100
2 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
28 schools sit in the mapped catchment; 19 currently have a KHDA inspection rating, including 9 rated Very Good or Outstanding. Families can choose across 8 curriculums; check actual drive times and admissions availability below.
Schools nearby
28
Top-rated
9
Curricula
8
Best rating
Outstanding
Schools nearby
28
Within the mapped catchment
Curriculum
IB
+7 more
Median fees
AED 27K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Jaddaf Waterfront has compounded 82% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+2.0%
3-yr growth
+82%
Gross yield
4.7%
5yr volume
5,776
Current PSF
AED 2,189
6-month forecast
+2.1%
Forecast range
2,056–2,414
AED per sqft
Confidence
Medium
Model confidence
Jaddaf Waterfront is a primarily apartment-based community in Dubai with 5,776 transactions on record over the last five years. Median price per square foot sits at AED 2,078, up 2.0% year-on-year, tracking below the city-wide 8.3% 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 Jaddaf Waterfront median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 7K
Loan AED 1.21M · 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.
PROPERTY CATALOGUE
Homes in Jaddaf Waterfront
Jaddaf Waterfront is led by apartments, with 41 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
796 sqft
Community median
Named homes
41
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, 8 B/R
201–2,210 sqft
Hotel apartments
Studio, 1 B/R
389–864 sqft
Villas
Bedroom mix not published
Not published
Includes SOBHA ONE, Jaddaf Waterfront, Jadaf Beach Oasis and 38 more.
Explore all homesMarket temperature & historical discussion for Jaddaf Waterfront
Archived discussion themes: Praised for creek views available in the area. Criticised for new construction site opposite residential building causing noise disturbance.
Historical discussion
Above average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 159 on-topic mentions · latest item Apr 23, 2026 · last scored 2026-07-21
Discussion trend
Steady
-0.03 per year
Mostly discussed by
residents
40% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.4 to +0.4); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q1 2024 to Q1 2026 moved from -0.13 to -0.31. Based on 153 mentions across 9 quarters.
What people praise
- +Creek views available in the area×4
- +Building appears well-maintained and aesthetically pleasing×3
- +Metro is fastest and cheapest transportation option nearby×3
- +RTA shows some initiative in addressing infrastructure issues×2
- +Golden Visa qualification enables long-term residency×2
What people criticise
- −New construction site opposite residential building causing noise disturbance×13
- −Parking availability is limited, even for brief grocery stops×6
- −Long commutes to nearby areas take over an hour each way×3
- −Peak hour traffic congestion within area affects commute times×3
- −Parking capacity reduced while implementing expensive paid parking scheme×2
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 159 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Apr 23, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Jaddaf Waterfront is growing more moderately, which may indicate better value opportunities.
Nearby schools28 schools
View on DubaiSchools.aiGlendale International School LLC
Lycee Francais International Georges Pompidou School Oud Metha
Dubai English Speaking School
Lycee Francais International
Swiss International Scientific School FZ-LLC
The Indian High School
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 40 total outlets near Jaddaf Waterfront
Moderate amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
Moderate mapped greenery · #55 of 75 mapped Dubai communities The 2 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 2 distinct named parks or confirm walking access.
Travel times from Jaddaf Waterfront
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Active listings in Jaddaf Waterfront
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.
Market history
Prices fell 2.1% while sales fell 33% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 2,107
Q2 2026
3m price change
-2.1%
vs prior completed quarter
Quarter sales
477
Q2 2026
3m sales change
-33.4%
vs prior completed quarter
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 1,310/sqft
2,044 sales
Off-plan (developer)
AED 1,775/sqft
5,607 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 830K | 1,997 | 1,874 |
| 1 B/R | AED 1.13M | 1,529 | 3,643 |
| 2 B/R | AED 1.90M | 1,677 | 1,538 |
| 3 B/R | AED 1.99M | 1,142 | 569 |
| 4 B/R | AED 5.10M | 2,145 | 166 |
| 5 B/R | AED 11.7M | 2,400 | 8 |
Ejari rental contracts
Government-filed · 100,726 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 2,189/sqft → AED 2,235/sqft
Range AED 2,056 – 2,414· +0.5 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
94% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.7 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Jaddaf Waterfront
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-1.1 pp vs Dubai median
By bedroom type
AED 50K/yr ÷ AED 830K
AED 62K/yr ÷ AED 1.13M
AED 75K/yr ÷ AED 1.90M
AED 108K/yr ÷ AED 1.99M
AED 163K/yr ÷ AED 5.10M
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
-0.1%
6 months
+0.3%
1 year
+11.0%
2 years
+6.7%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 2,189 | 125 | -0.1% |
| 2026Q2 | AED 2,192 | 290 | +0.5% |
| 2026Q1 | AED 2,182 | 532 | +9.1% |
| 2025Q4 | AED 2,000 | 509 | +1.4% |
| 2025Q3 | AED 1,972 | 410 | -5.0% |
| 2025Q2 | AED 2,075 | 442 | +14.1% |
| 2025Q1 | AED 1,819 | 335 | -8.2% |
| 2024Q4 | AED 1,982 | 343 | -3.4% |
| 2024Q3 | AED 2,052 | 624 | -4.3% |
| 2024Q2 | AED 2,145 | 1,589 | +3.6% |
| 2024Q1 | AED 2,070 | 205 | +29.1% |
| 2023Q4 | AED 1,603 | 30 | +39.5% |
| 2023Q3 | AED 1,149 | 24 | -10.9% |
| 2023Q2 | AED 1,290 | 25 | +52.1% |
| 2023Q1 | AED 848 | 37 | -38.7% |
| 2022Q4 | AED 1,383 | 58 | +8.6% |
| 2022Q3 | AED 1,274 | 54 | +0.9% |
| 2022Q2 | AED 1,263 | 71 | +14.4% |
| 2022Q1 | AED 1,104 | 20 | +38.0% |
| 2021Q4 | AED 800 | 33 | -19.5% |
| 2021Q3 | AED 994 | 20 |
Property Mix
By Type
Room Distribution
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Jaddaf Waterfront
30,095 Ejari contracts · DLD official data
Median annual rent
AED 70K
Registered Ejari contracts
Monthly equivalent
AED 5,809
Annual median divided by 12
Gross yield
4.3%
Before service charges and costs
New / renewed
9,866 / 20,229
Contract counts
Rent by Bedroom Type
6 Bedrooms
32 contracts
AED 200K/yr
AED 16,667/mo
studio Bedrooms
2683 contracts
AED 50K/yr
AED 4,167/mo
1 Bedroom
10272 contracts
AED 62K/yr
AED 5,133/mo
2 Bedrooms
13183 contracts
AED 75K/yr
AED 6,220/mo
3 Bedrooms
2832 contracts
AED 108K/yr
AED 8,958/mo
4 Bedrooms
823 contracts
AED 163K/yr
AED 13,582/mo
5 Bedrooms
270 contracts
AED 176K/yr
AED 14,667/mo
Short-term rental (Airbnb) yield
Estimated from 286 active Airbnb listing-months. Medians, not guarantees — actual returns depend on hosting effort, seasonality and DTCM permit costs.
Median nightly
AED 448
Occupancy
87%
Est. annual revenue
AED 87,972
Gross STR yield
5.5%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-08-04 · methodology
Coverage note: the underlying dataset omits several areas (including Dubai Marina, Palm Jumeirah and JBR), so STR yields aren't available for every community — absence here means no data, not no short-term-rental market.
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
46/100
Moderate
Headline risk for Jaddaf Waterfront. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Jaddaf Waterfront's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
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 1.5km straight-line search radius of the community centroid. 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.
Watch Jaddaf Waterfront
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Frequently asked questions about Jaddaf Waterfront
What is the average property price in Jaddaf Waterfront?
The median property price in Jaddaf Waterfront is AED 1,613,999, with a median price per square foot of AED 2,078. Prices have changed +2.0% year-over-year as of July 2026.
What types of properties are available in Jaddaf Waterfront?
Jaddaf Waterfront is primarily an apartment community with approximately 98% apartments and 0% villas. The most common property types include Flat (2,549), Office (133), Shop (26).
How is the real estate market performing in Jaddaf Waterfront?
Jaddaf Waterfront has seen 5,776 property transactions over the past 5 years. The current year-over-year price change is +2.0%, with 1,710 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 July 2026.How we built this.