Jumeirah Islands
apartment community
An exclusive villa community on 46 man-made islands surrounded by man-made lakes. Features luxury villas with lake views.
DUBUY VERDICT
Standout on yield and growth worth serious attention
Jumeirah Islands sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is deep.
YoY change
0.0%
3-yr growth
+61%
Gross yield
7.8%
5yr volume
6,381
Median PSF
AED 1,732
Apartments
YoY change
0.0%
3-yr growth
+61%
PSF growth to 2026
Gross yield
7.8%
Ejari, last 12m
Jumeirah Islands is a primarily apartment-based community in Dubai with 6,381 transactions on record over the last five years. Median price per square foot sits at AED 1,732, up 0.0% year-on-year, tracking below 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 Jumeirah Islands median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 6K
Loan AED 1.08M · 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 Jumeirah Islands
Praised for jumeirah islands villas experienced strongest market growth at 41.1% annually. Criticised for rera rental calculator delayed, making rent dispute resolution difficult.
Resident sentiment
Top 30%
vs all tracked Dubai communities
“Jumeirah Islands villas experienced strongest market growth at 41.1% annually”
“RERA rental calculator delayed, making rent dispute resolution difficult”
Reddit r/dubai, r/UAE, r/expats · 17 on-topic mentions · updated 2026-04-24
What they talk about
- community100%
- resale71%
- investment71%
- price57%
- amenities57%
- build quality43%
Sentiment trend
—
No quarterly data yet
Mostly discussed by
residents
41% of mentions
What people praise
- +Jumeirah Islands villas experienced strongest market growth at 41.1% annually×1
- +Villa segment significantly outperforming apartments with substantial appreciation×1
- +Strong investor demand driving premium villa market performance×1
- +Villa prices have shown strong appreciation since 2021×1
- +Market strength indicates investor confidence in area×1
What people criticise
- −RERA rental calculator delayed, making rent dispute resolution difficult×1
- −Landlord demanding unreasonable rent increase without transparent data×1
- −AC systems failed across multiple units simultaneously×1
- −Building management or central cooling plant malfunction suspected×1
- −New DMCC tower development will generate significant traffic congestion×1
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.
“Jumeirah Islands villas experienced strongest market growth at 41.1% annually”
“RERA rental calculator delayed, making rent dispute resolution difficult”
“AC systems failed across multiple units simultaneously”
“New DMCC tower development will generate significant traffic congestion”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 17 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. Jumeirah Islands is growing more moderately, which may indicate better value opportunities.
Nearby schools12 schools
View on DubaiSchools.ai3
6
4
100/100
Arcadia Global School
Icademy Middle East Fz.Llc
Dubai British School
Dubai British School Jumeirah Park
Dubai International Academy L.L.C
EMIRATES INTERNATIONAL SCHOOL MEADOWS
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 238 total outlets near Jumeirah Islands• 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
Bus Routes
Parks & Recreation
Marine Transport
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Jumeirah Islands
Metro Stations
Financial Centre Metro
Nearest
Emirates Towers Metro
World Trade Centre Metro
Shopping Malls
Mercato Mall
Nearest
Dubai Mall
BurJuman Centre
Landmarks
La Mer
Nearest
Museum of the Future
Burj Khalifa
Travel times from Jumeirah Islands
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Jumeirah Islands
Parks & Beaches
Water Transport & Activities
Cycling Infrastructure
Active listings in Jumeirah Islands
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 |
|---|---|---|---|
| 2 B/R | AED 2.00M | 852 | 2,178 |
| 3 B/R | AED 2.80M | 848 | 3,197 |
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 2,438/sqft → AED 2,804/sqft
Range AED 2,439 – 3,169· +10.3 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
0% off-plan share — low 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 years — strong investment case
Median price
AED 1.44M
Annual rent
AED 112K
7.8% gross yield
Net @ 5y vs renting
+AED 484K
Net @ 10y vs renting
+AED 1.28M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.7 pp vs Dubai median
By bedroom type
AED 152K/yr ÷ AED 2.00M
AED 225K/yr ÷ AED 2.80M
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
+8.9%
6 months
+1.1%
1 year
+48.9%
2 years
+104.7%
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 2,502 | 52 | +2.6% |
| 2025Q4 | AED 2,438 | 470 | +8.9% |
| 2025Q3 | AED 2,239 | 335 | -7.1% |
| 2025Q2 | AED 2,411 | 460 | +46.5% |
| 2025Q1 | AED 1,646 | 197 | +0.5% |
| 2024Q4 | AED 1,637 | 350 | +18.6% |
| 2024Q3 | AED 1,380 | 301 | +11.3% |
| 2024Q2 | AED 1,240 | 330 | +25.6% |
| 2024Q1 | AED 987 | 288 | -17.1% |
| 2023Q4 | AED 1,191 | 184 | +2.3% |
| 2023Q3 | AED 1,164 | 176 | +5.1% |
| 2023Q2 | AED 1,107 | 317 | +1.5% |
| 2023Q1 | AED 1,091 | 390 |
Property Mix
By Type
Room Distribution
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea 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 Jumeirah Islands
3,473 Ejari contracts · DLD official data
Median Annual Rent
AED 200K
Monthly Equivalent
AED 16,667
Gross Yield
13.9%
New vs Renewed
1,515 new
1,958 renewed
Rent by Bedroom Type
6 Bedrooms
65 contracts
AED 750K/yr
AED 62,500/mo
2 Bedrooms
1354 contracts
AED 152K/yr
AED 12,708/mo
3 Bedrooms
1485 contracts
AED 225K/yr
AED 18,750/mo
4 Bedrooms
318 contracts
AED 360K/yr
AED 30,000/mo
5 Bedrooms
251 contracts
AED 430K/yr
AED 35,833/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Jumeirah Islands
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 783K | AED 121K | 9.4% | 8% |
| 1 B/R | ~68 sqm | AED 1268K | AED 179K | 8.6% | 7.3% |
| 2 B/R | ~98 sqm | AED 1827K | AED 239K | 7.7% | 6.5% |
| 3 B/R | ~142 sqm | AED 2647K | AED 305K | 6.3% | 5.4% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
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
Exceptional greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 2.0km 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 Jumeirah Islands
Data updated June 2026 · DLD Official Records
Highlights
Frequently asked questions about Jumeirah Islands
What is the average property price in Jumeirah Islands?
The median property price in Jumeirah Islands is AED 1,435,250, with a median price per square foot of AED 1,732. Prices have changed 0.0% year-over-year as of March 2026.
What types of properties are available in Jumeirah Islands?
Jumeirah Islands is primarily an apartment community with approximately 87% apartments and 10% villas. The most common property types include Flat (5,065), Office (315), Hotel Apartment (150).
How is the real estate market performing in Jumeirah Islands?
Jumeirah Islands has seen 6,381 property transactions over the past 5 years. The current year-over-year price change is 0.0%, with 2,783 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.