Jumeirah Lakes Towers
apartment community
Buyer read
The fundamentals need more momentum
Apartments have a median sale price of AED 1.57M. 50% of recent sales are off-plan, while market activity ranks bottom 30%. The downside profile is moderate, based on 2 of 5 available inputs.
AED 1.57M
Apartment median · 2025-07-31 to 2026-07-31
50% off-plan
Moderate supply-pressure proxy
Bottom 30%
Relative to Dubai communities
Moderate
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 1,793
Apartments
YoY change
-12.8%
5-yr sales
13,122
DLD transactions
Median price
AED 1.6M
All property types
DUBUY VERDICT
Daily essentials sit close at hand
Jumeirah Lakes Towers offers exceptional amenity density with mixed public transport. The mapped inventory covers 565 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
565
Dining
71/100
323 mapped
Shopping
30/100
78 mapped
Health
37/100
46 mapped
Nightlife
87/100
26 mapped bars
DUBUY VERDICT
Thin but strong school coverage
1 school sits in the mapped catchment; 1 currently has a KHDA inspection rating, including 1 rated Very Good or Outstanding. Families can choose across 1 curriculum; check actual drive times and admissions availability below.
Schools nearby
1
Top-rated
1
Curricula
1
Best rating
Outstanding
Schools nearby
1
Within the mapped catchment
Curriculum
UK
Median fees
AED 76K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Jumeirah Lakes Towers has compounded 74% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
-12.8%
3-yr growth
+74%
Gross yield
—
5yr volume
13,122
Current PSF
AED 1,471
6-month forecast
-11.6%
Forecast range
1,196–1,404
AED per sqft
Confidence
Medium
Model confidence
Jumeirah Lakes Towers is a primarily apartment-based community in Dubai with 13,122 transactions on record over the last five years. Median price per square foot sits at AED 1,793, down 12.8% 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 Jumeirah Lakes Towers median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 7K
Loan AED 1.18M · 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 Jumeirah Lakes Towers
Jumeirah Lakes Towers is led by apartments, with 60 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
951 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
Villas
Bedroom mix not published
Not published
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.
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
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 Context
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
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)
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 • 452 total outlets near Jumeirah Lakes Towers
Exceptional 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
Based on metro, tram, bus & marine access
Based on the known parks, cycle tracks and local-access inventory; not pedestrian routing
High mapped greenery · #28 of 75 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
Bus Routes
Travel times from Jumeirah Lakes Towers
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 Lakes Towers
Cycling Infrastructure
Airport access
Drive times from Jumeirah Lakes Towers to Dubai airports
Future: Expanding to become world's largest airport by 2040
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)
Dubai Metro Blue Line
Proposed new metro line connecting Dubai Marina area to Al Maktoum International Airport via key residential areas.
- 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.
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.
Market history
Prices rose 8.4% while sales fell 18% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 1,757
Q2 2026
3m price change
+8.4%
vs prior completed quarter
Quarter sales
289
Q2 2026
3m sales change
-17.7%
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.
The headline median blends ready resale with off-plan (developer) sales — about 50% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,471/sqft → AED 1,300/sqft
Range AED 1,196 – 1,404· -13.2 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
50% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
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
-16.3%
6 months
-9.3%
1 year
-22.9%
2 years
-27.0%
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 1,471 | 100 | -16.3% |
| 2026Q2 | AED 1,757 | 289 | +8.4% |
| 2026Q1 | AED 1,621 | 351 | -16.2% |
| 2025Q4 | AED 1,934 | 537 | +1.4% |
| 2025Q3 | AED 1,908 | 601 | -7.6% |
| 2025Q2 | AED 2,064 | 669 | +2.6% |
| 2025Q1 | AED 2,011 | 868 | -1.4% |
| 2024Q4 | AED 2,040 | 1,042 | +1.3% |
| 2024Q3 | AED 2,014 | 1,129 | +33.7% |
| 2024Q2 | AED 1,506 | 648 | -8.7% |
| 2024Q1 | AED 1,649 | 833 | +8.5% |
| 2023Q4 | AED 1,520 | 762 | -24.8% |
| 2023Q3 | AED 2,020 | 1,183 | +28.5% |
| 2023Q2 | AED 1,572 | 1,041 | +39.4% |
| 2023Q1 | AED 1,128 | 597 | +1.7% |
| 2022Q4 | AED 1,109 | 531 | +11.5% |
| 2022Q3 | AED 995 | 333 | -2.7% |
| 2022Q2 | AED 1,023 | 380 | +0.5% |
| 2022Q1 | AED 1,018 | 362 | +1.8% |
| 2021Q4 | AED 1,000 | 437 | -0.8% |
| 2021Q3 | AED 1,008 | 429 |
Property Mix
By Type
Room Distribution
Developers3 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsDubai Properties
- •Family-oriented communities
- •Good value
- •Established infrastructure
- •Less brand premium than Emaar
- •Some aging stock
DAMAC Properties
- •Branded partnerships (Versace, Cavalli, Trump)
- •Strong ROI
- •Flexible payment plans
- •Service charges can be high
- •Some projects delayed historically
Nakheel
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
- •Some older stock needs renovation
- •Service charges vary
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Healthcare facilities1 facilities
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
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
6.4%
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.
Off-plan risk
46/100
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.
- •DLD market temperature trending negative
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 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.
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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 1,570,000, with a median price per square foot of AED 1,793. Prices have changed -12.8% year-over-year as of July 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 13,122 property transactions over the past 5 years. The current year-over-year price change is -12.8%, with 1,692 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 Ejari rental contracts as of July 2026.How we built this.