#1 by matching listings
Mayank Sethi
Agency not supplied by feed
73% of observed sale portfolio here
AED 1.1M–2.7M
Jumeirah Lakes Towers
apartment community
AED 1,628/sqft-18.4%YoY
Buyer read
Accessible entry with a resilient risk profile
Apartments have a median sale price of AED 1.49M. 45% of recent sales are off-plan, while market activity ranks top 15%. The downside profile is robust, based on 2 of 5 available inputs.
Entry unit
AED 1.49M
Apartment median · 2025-11-02 to 2026-11-02
Recent sale mix
45% off-plan
Moderate supply-pressure proxy
Market activity
Top 15%
Relative to Dubai communities
Downside profile
Robust
2 of 5 risk inputs available
A free zone community with 80+ towers arranged around four artificial lakes, known for business and residential mix.
Median PSF
AED 1,628
Apartments
YoY change
-18.4%
5-yr sales
15,005
DLD transactions
Median price
AED 1.5M
All property types
DLD records through November 2026FreshYieldFreshForecastFresh
DMCC18,977residents· 2026 est.· 8K householdsEst. 2003
DUBUY VERDICT
Daily essentials sit close at hand
Jumeirah Lakes Towers offers exceptional amenity density with mixed public transport. The mapped inventory covers 582 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
30/100
Transit
60/100
Mapped venues
582
Dining
75/100
353 mapped
Shopping
31/100
86 mapped
Health
41/100
61 mapped
Nightlife
100/100
31 mapped bars
Highlights4 artificial lakesFree zone80+ towers
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Jumeirah Lakes Towers has compounded 50% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
-18.4%
3-yr growth
+50%
Gross yield
—
5yr volume
15,005
Median PSF
AED 1,628
Apartments
YoY change
-18.4%
5-yr sales
15,005
DLD transactions
Median price
AED 1.5M
All property types
Jumeirah Lakes Towers is a primarily apartment-based community in Dubai with 15,005 transactions on record over the last five years. Median price per square foot sits at AED 1,628, down 18.4% year-on-year, tracking below the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with Jumeirah Lakes Towers median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 1.50M
Down payment25% · AED 374K
Monthly payment
AED 6K
Loan AED 1.12M · 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.
Explore property types:Apartments(16,035)
PROPERTY CATALOGUE
Homes in Jumeirah Lakes Towers
Jumeirah Lakes Towers is led by apartments, with 60 named developments and home types available to research.
Home types
4
Registered and marketed
Typical size
952 sqft
Community median
Named homes
60
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
415–1,657 sqft
Hotel apartments
Studio, 1 B/R, 2 B/R
364–1,292 sqft
Penthouses
4 B/R
5,408 sqft typical
Includes DMCC Master Community, SEVEN CITY JLT, Diamondz By Danube and 57 more.
Explore all homesMarket temperature & historical discussion for Jumeirah Lakes Towers
Archived discussion themes: Praised for good on-site amenities including supermarket and gym. Criticised for significant noise disturbances causing objects to shift in apartments.
Market temperatureTop 15%91st percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-11-04
Historical discussion
Bottom 30%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 133 on-topic mentions · latest item Jul 18, 2026 · last scored 2026-07-21
Discussion trend
Improving
+0.26 per year
Mostly discussed by
residents
65% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.6 to +0.6); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q4 2025 to Q3 2026 moved from -0.45 to -0.24. Based on 133 mentions across 4 quarters.
What people praise
- +Good on-site amenities including supermarket and gym×2
- +Strong family-oriented community atmosphere×2
- +Brand new, fully furnished office space ready for immediate occupancy×2
- +Active volunteer community addressing animal welfare issues×1
- +Reasonable rental price for a 1BHK apartment×1
What people criticise
- −Significant noise disturbances causing objects to shift in apartments×17
- −Aggressive drivers create dangerous situations even during low-traffic periods×6
- −Commuting to JLT combined with long work hours creates exhausting schedule×5
- −Traffic congestion caused by inconsistent lane usage patterns×2
- −Short-term rental prices are inflated×2
Who's talking
Residents 65%Considering a move 25%Agents / brokers 8%Investors 1%Tourists 1%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 133 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 18, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is softening over the longer cycle
Jumeirah Lakes Towers is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
-18.4%
3-yr growth
+50%
12m sales
1,618
Forecast
medium
Current PSF
AED 1,564
6-month forecast
-11.5%
Forecast range
1,274–1,496
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Jumeirah Lakes Towers is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Apartments
Agent evidence
Available
Off-plan mix
45%
Named profiles
60
complete catalogue
Primary stock
Apartments
100% of observed mix
12m sales
1,618
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
No single downside signal dominates
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is robust with 2 of 5 composite inputs available.
Supply pressure
moderate
Downside
Robust
Forecast confidence
medium
Mapped greenery
High
Off-plan share
45%
Recent ready/off-plan sales
Supply pressure
Moderate
1,618 sales sampled
Downside profile
Robust
2 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Underperforming
-18.4% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. Jumeirah Lakes Towers is growing more moderately, which may indicate better value opportunities.
Schools nearby
1 school · UK
KHDA inspector notes
“The Foundation Stage (FS), where teaching and learning are personalised by inspiring teachers.”
“Students' outstanding performance in English and science across all phases.”
School fee inflation
5y +9.8%10y +12.0%
Index normalised to 100 in 2016. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
KHDA-licensed nurseries nearby(5 within range)
Jebel ALi Village Early Childhood Center (Branch)1.5 km
Raffles Early Childhood Centre Meadows (Br of Raffles International School L.L.C)1.8 km
Jebel ALi Village Early Childhood Center2.2 km
Roots Montessori Nursery2.4 km
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 582 total outlets near Jumeirah Lakes Towers
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
353
Restaurants248
Cafes & Coffee65
Bars & Nightlife31
Click to explore venues
Shopping
86
Supermarkets60
Mini Marts20
Click to explore venues
Health
61
Pharmacies37
Clinics14
Click to explore venues
Lifestyle
63
Gyms & Fitness4
Spas0
Salons59
Click to explore venues
Lifestyle Scores
Dining75/100
Shopping31/100
Health41/100
Nightlife100/100
B4 BanksATM15 ATMs
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Transit Score
60/100
Based on metro, tram, bus & marine access
Outdoor access score
30/100
Based on the known parks, cycle tracks and local-access inventory; not pedestrian routing
1 Metro
2 Bus
High greenery
13 park features
Cycle Track
High mapped greenery · #32 of 86 mapped Dubai communities The 13 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 13 distinct named parks or confirm walking access.
Metro Stations
DMCC (Red)
Bus Routes
JLT1 (Urban)JLT2 (Urban)
Travel times from Jumeirah Lakes Towers
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
SOBHA REALTY
Metro Station • 0.8 km
11 min
walk
2 min
drive
JBR Beach
Park • 0.9 km
13 min
walk
2 min
drive
DMCC
Metro Station • 1.1 km
14 min
walk
3 min
drive
Dubai Internet City
Metro Station • 3.4 km
45 min
walk
8 min
drive
The Gardens
Metro Station • 3.5 km
46 min
walk
8 min
drive
Jebel Ali
Metro Station • 3.7 km
49 min
walk
9 min
drive
Ibn Battuta
Metro Station • 4.2 km
56 min
walk
10 min
drive
Discovery Gardens
Metro Station • 4.4 km
58 min
walk
10 min
drive
Al Barsha Pond Park
Park • 6.7 km
89 min
walk
16 min
drive
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Jumeirah Lakes Towers
Cycling Infrastructure
JLT Track
12 segments • RTA Certified
Airport access
Drive times from Jumeirah Lakes Towers to Dubai airports
DXB
Dubai International
30.3 km
Off-peak36 min
Normal48 min
Peak hour1h 27m
Via Sheikh Zayed Road (E11) → Al Khail Road (E44)
~2 Salik toll gates
DWCNearest
Al Maktoum International
19.3 km
Off-peak23 min
Normal31 min
Peak hour56 min
Via Sheikh Zayed Road (E11) → Emirates Road (E611)
~1 Salik toll gate
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
86.5 km
Off-peak1h 44m
Normal2h 18m
Peak hour4h 9m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 31 min drive vs 48 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsPositive outlook
Coming Soon: Dubai Metro Blue Line
Key infrastructure improvements coming to this area. Dubai Metro Blue Line will enhance connectivity and amenities.
Planned & Ongoing Projects (1)
Transit
Dubai Metro Blue Line
In PlanningHigh Impact
Proposed new metro line connecting Dubai Marina area to Al Maktoum International Airport via key residential areas.
2029-2032
Key Benefits:
- Direct airport connectivity
- Reduced commute times
- Property value uplift along route
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Observed listing specialists
Agents with real choice in Jumeirah Lakes Towers
101 matching sale adverts across 80 agents. Ranked by unique listings, not paid placement or a claim of service quality.
8
View agent
#2 by matching listings
Dennis Manalo
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.1M–2.1M
#3 by matching listings
Paul Angeles
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.5M–2.2M
Observed 2 Nov 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
Active listings in Jumeirah Lakes Towers
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.
30-DAY REPRICING
Collecting repricing evidence for Jumeirah Lakes Towers
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 14.0% while sales fell 15% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,499
Q3 2026
3m price change
-14.0%
vs prior completed quarter
Quarter sales
296
Q3 2026
3m sales change
-15.2%
vs prior completed quarter
2,0811,7871,493
Sales
23Q424Q325Q326Q3
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.
The headline median blends ready resale with off-plan (developer) sales — about 45% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q4 · 8 quarters of data
-11.5%over 6mo
AED 1,564/sqft → AED 1,385/sqft
Range AED 1,274 – 1,496· -11.8 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
45% off-plan share — moderate incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Offer guide
Build an opening reference for Jumeirah Lakes Towers
404 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,372. Add the asking price and internal area to scale the evidence to a home.
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
+4.3%
6 months
-10.3%
1 year
-15.4%
2 years
-23.8%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,564 | 115 | +4.3% |
| 2026Q3 | AED 1,499 | 296 | -14.0% |
| 2026Q2 | AED 1,744 | 349 | +9.6% |
| 2026Q1 | AED 1,591 | 434 | -13.9% |
| 2025Q4 | AED 1,848 | 643 | -4.7% |
| 2025Q3 | AED 1,940 | 751 | -6.8% |
| 2025Q2 | AED 2,081 | 838 | +3.1% |
| 2025Q1 | AED 2,019 | 1,016 | -1.6% |
| 2024Q4 | AED 2,052 | 1,257 | +0.2% |
| 2024Q3 | AED 2,047 | 1,397 | +37.1% |
| 2024Q2 | AED 1,493 | 773 | -10.2% |
| 2024Q1 | AED 1,662 | 946 | +6.8% |
| 2023Q4 | AED 1,556 | 845 | -23.2% |
| 2023Q3 | AED 2,025 | 1,390 | +30.1% |
| 2023Q2 | AED 1,557 | 1,193 | +38.3% |
| 2023Q1 | AED 1,126 | 695 | +1.5% |
| 2022Q4 | AED 1,109 | 594 | +11.6% |
| 2022Q3 | AED 994 | 361 | -2.9% |
| 2022Q2 | AED 1,024 | 416 | +0.6% |
| 2022Q1 | AED 1,018 | 385 | +1.7% |
| 2021Q4 | AED 1,001 | 311 |
Property Mix
By Type
Apartments99.9%
Room Distribution
1 B/R
46%
2 B/R
30%
Studio
18%
3 B/R
7%
Developers3 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsDubai Properties
Established DeveloperGovernment BackedEst. 2004
85/100
Very Good
82
Delivery
84
Quality
6.5%
Avg ROI
6.4%
Yield
40+ active projects
Family communitiesTownhouse developmentsIntegrated living
Strengths
- •Family-oriented communities
- •Good value
- •Established infrastructure
Considerations
- •Less brand premium than Emaar
- •Some aging stock
Other Dubai Properties Communities
MudonRemraamJBRBusiness BayVillanova
DAMAC Properties
Premium DeveloperEst. 2002
94/100
Excellent
88
Delivery
90
Quality
7.1%
Avg ROI
6.9%
Yield
100+ active projects
48K+ units delivered
AED 24.7B portfolio
Branded residencesLuxury golf communitiesHigh-rise towers
Strengths
- •Branded partnerships (Versace, Cavalli, Trump)
- •Strong ROI
- •Flexible payment plans
Considerations
- •Service charges can be high
- •Some projects delayed historically
Other DAMAC Properties Communities
DAMAC HillsDAMAC Hills 2DAMAC LagoonsBusiness Bay towers
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
Discovery GardensInternational City
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Healthcare facilities1 facilities
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
Short-term rental (Airbnb) yield
Estimated from 483 active Airbnb listing-months. Medians, not guarantees — actual returns depend on hosting effort, seasonality and DTCM permit costs.
Median nightly
AED 383
Occupancy
82%
Est. annual revenue
AED 100,944
Gross STR yield
6.8%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-11-04 · 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.
Off-plan risk
44/100
Moderate
Headline risk for Jumeirah Lakes Towers. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Jumeirah Lakes Towers's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Low fragility · 2/5 inputs
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
High mapped greeneryParks
13
Gardens
10
Woods / forest
1
Recreation grounds
0
Pitches
11
Grass / lawns
112
Total features
148
Named parks
2
Satellite vegetation
3.7%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.5km straight-line search radius of the community reference point. 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.
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Compare & explore
All guides & rankingsFrequently asked questions about Jumeirah Lakes Towers
What is the average property price in Jumeirah Lakes Towers?
The median property price in Jumeirah Lakes Towers is AED 1,495,000, with a median price per square foot of AED 1,628. Prices have changed -18.4% year-over-year as of November 2026.
What types of properties are available in Jumeirah Lakes Towers?
Jumeirah Lakes Towers is primarily an apartment community with approximately 100% apartments and 0% villas. The most common property types include Flat (11,344), Office (4,415), Shop (260).
How is the real estate market performing in Jumeirah Lakes Towers?
Jumeirah Lakes Towers has seen 15,005 property transactions over the past 5 years. The current year-over-year price change is -18.4%, with 1,618 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
What healthcare facilities are in Jumeirah Lakes Towers?
Jumeirah Lakes Towers has access to 1 DHA-licensed healthcare facilities, including Allo Doctors French Medical Services.
Numbers above are derived from Dubai Land Department (DLD) transaction records and property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.