Jaddaf Waterfront
apartment community
A cultural waterfront development in Al Jaddaf featuring museums, cultural attractions, and residential towers along Dubai Creek.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Jaddaf Waterfront has compounded 238% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+20.6%
3-yr growth
+238%
Gross yield
5.2%
5yr volume
2,755
Median PSF
AED 1,722
Apartments
YoY change
+20.6%
3-yr growth
+238%
PSF growth to 2026
Gross yield
5.2%
Ejari, last 12m
Jaddaf Waterfront is a primarily apartment-based community in Dubai with 2,755 transactions on record over the last five years. Median price per square foot sits at AED 1,722, up 20.6% 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 Jaddaf Waterfront median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 6K
Loan AED 1.04M · 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 Jaddaf Waterfront
Praised for creek views available in the area. Criticised for new construction site opposite residential building causing noise disturbance.
Resident sentiment
Above average
vs all tracked Dubai communities
“Spacious apartments with good maintenance standards”
“Parking capacity reduced while implementing expensive paid parking scheme”
Reddit r/dubai, r/UAE, r/expats · 159 on-topic mentions · updated 2026-04-24
What they talk about
- commute100%
- community71%
- amenities65%
- price56%
- noise50%
- build quality50%
Sentiment trend
Steady
-0.03 per year
Mostly discussed by
residents
40% of mentions
Sentiment over time
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
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.
“Spacious apartments with good maintenance standards”
“Quiet area perfect for peaceful living with scenic creek walks”
“Close proximity to Downtown Dubai”
“Parking capacity reduced while implementing expensive paid parking scheme”
“Insufficient parking spots relative to current demand”
“Regional geopolitical tensions undermining perception of safety”
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. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Jaddaf Waterfront is growing faster than the citywide average, indicating strong local demand.
Nearby schools28 schools
View on DubaiSchools.ai3
6
8
100/100
Glendale 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
Amenities within 2.5km walking distance • 40 total outlets near Jaddaf Waterfront• Click a category to explore
Somewhat Walkable
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
Bus Routes
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Jaddaf Waterfront
Metro Stations
Emirates Towers Metro
Nearest
World Trade Centre Metro
Financial Centre Metro
Shopping Malls
Dubai Mall
Nearest
BurJuman Centre
City Centre Deira
Landmarks
Dubai Frame
Nearest
Museum of the Future
Burj Khalifa
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.
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 825K | 1,892 | 2,223 |
| 1 B/R | AED 1.00M | 1,403 | 4,390 |
| 2 B/R | AED 1.79M | 1,544 | 1,867 |
| 3 B/R | AED 1.95M | 1,071 | 851 |
| 4 B/R | AED 5.12M | 2,145 | 200 |
| 5 B/R | AED 15.8M | 1,681 | 7 |
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 1,895/sqft → AED 1,991/sqft
Range AED 1,832 – 2,150· +0.4 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
76% off-plan share — high 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 ~1.5 years — strong investment case
Median price
AED 1.39M
Annual rent
AED 72K
5.2% gross yield
Net @ 5y vs renting
+AED 277K
Net @ 10y vs renting
+AED 828K
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-2.0 pp vs Dubai median
By bedroom type
AED 50K/yr ÷ AED 825K
AED 62K/yr ÷ AED 1.00M
AED 77K/yr ÷ AED 1.79M
AED 111K/yr ÷ AED 1.95M
AED 160K/yr ÷ AED 5.12M
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
+5.0%
6 months
+5.6%
1 year
+20.2%
2 years
+26.9%
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 1,822 | 18 | -3.9% |
| 2025Q4 | AED 1,895 | 455 | +5.0% |
| 2025Q3 | AED 1,805 | 345 | +0.6% |
| 2025Q2 | AED 1,795 | 271 | +10.9% |
| 2025Q1 | AED 1,619 | 283 | +2.7% |
| 2024Q4 | AED 1,577 | 230 | -6.4% |
| 2024Q3 | AED 1,684 | 372 | +12.6% |
| 2024Q2 | AED 1,495 | 159 | +5.2% |
| 2024Q1 | AED 1,421 | 87 | -4.8% |
| 2023Q4 | AED 1,493 | 40 | +27.8% |
| 2023Q3 | AED 1,168 | 28 | -10.8% |
| 2023Q2 | AED 1,310 | 28 | +35.8% |
| 2023Q1 | AED 965 | 44 |
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 • 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 Jaddaf Waterfront
26,715 Ejari contracts · DLD official data
Median Annual Rent
AED 72K
Monthly Equivalent
AED 5,963
Gross Yield
5.1%
New vs Renewed
8,761 new
17,954 renewed
Rent by Bedroom Type
6 Bedrooms
23 contracts
AED 200K/yr
AED 16,667/mo
studio Bedrooms
2350 contracts
AED 50K/yr
AED 4,167/mo
1 Bedroom
9192 contracts
AED 62K/yr
AED 5,167/mo
2 Bedrooms
11691 contracts
AED 77K/yr
AED 6,431/mo
3 Bedrooms
2495 contracts
AED 111K/yr
AED 9,250/mo
4 Bedrooms
700 contracts
AED 160K/yr
AED 13,333/mo
5 Bedrooms
264 contracts
AED 181K/yr
AED 15,083/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
6.3%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-06-01 · 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
Service charges
RERA-registered rates for Jaddaf Waterfront
Average
AED 20/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 778K | AED 46K | 6.2% | 5.3% |
| 1 B/R | ~68 sqm | AED 1260K | AED 69K | 5.7% | 4.8% |
| 2 B/R | ~98 sqm | AED 1816K | AED 92K | 5.1% | 4.3% |
| 3 B/R | ~142 sqm | AED 2632K | AED 117K | 4.2% | 3.6% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Per-building projection
47 buildings · ≥40 sales eachWithin Jaddaf Waterfront, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
ADEBA AZIZI
+26.7%±11.5pp- Building PSF
- AED 2,082/sqft
- vs community
- -4.3%
- 36m horizon
- Calibrated
- •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 1.5km 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 Jaddaf Waterfront
Get an email when Jaddaf Waterfront's median PSF moves more than your chosen threshold. One community, one email — no broadcasts.
Current baseline: AED 1,722/sqft. Unsubscribe in one click. We respect your inbox.
Similar to Jaddaf Waterfront
Data updated June 2026 · DLD Official Records
Highlights
Frequently asked questions about Jaddaf Waterfront
What is the average property price in Jaddaf Waterfront?
The median property price in Jaddaf Waterfront is AED 1,392,125, with a median price per square foot of AED 1,722. Prices have changed +20.6% year-over-year as of March 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 2,755 property transactions over the past 5 years. The current year-over-year price change is +20.6%, with 2,220 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.