Jumeirah Lakes Towers
apartment community
A free zone community with 80+ towers arranged around four artificial lakes, known for business and residential mix.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Jumeirah Lakes Towers has compounded 58% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+4.2%
3-yr growth
+58%
Gross yield
—
5yr volume
16,058
Median PSF
AED 1,655
Apartments
YoY change
+4.2%
3-yr growth
+58%
PSF growth to 2026
Gross yield
—
Jumeirah Lakes Towers is a primarily apartment-based community in Dubai with 16,058 transactions on record over the last five years. Median price per square foot sits at AED 1,655, up 4.2% 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 Lakes Towers median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 7K
Loan AED 1.20M · 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 Lakes Towers
Praised for brand new, fully furnished office space ready for immediate occupancy. Criticised for significant noise disturbances causing objects to shift in apartments.
Resident sentiment
Bottom 30%
vs all tracked Dubai communities
“Studio apartments lack range hoods with poor ventilation design”
“Consistently rented at strong rates with tenant renewal secured”
Reddit r/dubai, r/UAE, r/expats · 93 on-topic mentions · updated 2026-04-24
What they talk about
- noise100%
- amenities85%
- commute85%
- rent85%
- community80%
- safety60%
Sentiment trend
—
Need 1 more quarter
Mostly discussed by
residents
67% of mentions
Sentiment over time
Sentiment from Q4 2025 to Q2 2026 moved from -0.45 to -0.42. Based on 93 mentions across 3 quarters.
What people praise
- +Brand new, fully furnished office space ready for immediate occupancy×2
- +Active volunteer community addressing animal welfare issues×1
- +Consistently rented at strong rates with tenant renewal secured×1
- +Desirable high floor with sea and marina views×1
- +Spacious layout with closed kitchen in well-maintained tower×1
What people criticise
- −Significant noise disturbances causing objects to shift in apartments×16
- −Commuting to JLT combined with long work hours creates exhausting schedule×4
- −Short-term rental prices are inflated×2
- −Many listings appear fraudulent or questionable×2
- −Studio apartments lack range hoods with poor ventilation design×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.
“Consistently rented at strong rates with tenant renewal secured”
“Reasonable rental price for a 1BHK apartment”
“Good walking and running infrastructure in the area”
“Studio apartments lack range hoods with poor ventilation design”
“Severe parking shortage with all long-stay lots full by 8am”
“Early morning construction noise disrupts sleep and quality of life”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 93 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 Lakes Towers is growing more moderately, which may indicate better value opportunities.
Schools nearby
1 school · UK
Schools
1
UK
Outstanding
1
KHDA top tier
Median fee
AED 76K
per year
DS Score
82/100
composite avg
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.
Nearby schools11 schools
View on DubaiSchools.ai3
5
4
100/100
Icademy Middle East Fz.Llc
Arcadia Global School
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 • 452 total outlets near Jumeirah Lakes Towers• Click a category to explore
Walker's Paradise
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & LifestyleWell connected
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Metro Stations
Bus Routes
Parks & Recreation
Marine Transport
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Jumeirah Lakes Towers
Metro Stations
Jumeirah Lakes Towers
Nearest
Energy Metro
DAMAC Properties Metro
Shopping Malls
Dubai Marina Mall
Nearest
Springs Souk
Ibn Battuta Mall
Landmarks
Dubai Marina Walk
Nearest
Ain Dubai
Palm Jumeirah
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
Parks & Beaches
Water Transport & Activities
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.
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 1,675/sqft → AED 1,705/sqft
Range AED 1,569 – 1,841· -2.9 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
23% off-plan share — low incoming supply
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Proximity premiums
Highest-psf POIs vs area median · 59,151 transactions
Metro stations
Jumeirah Lakes Towers
AED 908/sqft · 32411 sales
Marina Mall Metro Station
AED 892/sqft · 6522 sales
Damac Properties
AED 885/sqft · 16181 sales
Malls / shopping
Marina Mall
AED 895/sqft · 56350 sales
Ibn-e-Battuta Mall
AED 494/sqft · 2349 sales
Landmarks
Burj Al Arab
AED 900/sqft · 18418 sales
Sports City Swimming Academy
AED 869/sqft · 40281 sales
Source: DLD Pulse (CC0). Premium = transactions tagged with this POI vs area median. Reflects buyer choice, not pure proximity value.
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
+6.3%
6 months
-6.9%
1 year
-8.5%
2 years
+9.1%
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 1,602 | 101 | -4.4% |
| 2025Q4 | AED 1,675 | 737 | +6.3% |
| 2025Q3 | AED 1,576 | 772 | -12.4% |
| 2025Q2 | AED 1,799 | 930 | +0.8% |
| 2025Q1 | AED 1,785 | 963 | -2.5% |
| 2024Q4 | AED 1,830 | 946 | +3.2% |
| 2024Q3 | AED 1,773 | 1,088 | +26.4% |
| 2024Q2 | AED 1,403 | 778 | -10.9% |
| 2024Q1 | AED 1,575 | 904 | +2.6% |
| 2023Q4 | AED 1,535 | 900 | -23.6% |
| 2023Q3 | AED 2,009 | 1,502 | +24.4% |
| 2023Q2 | AED 1,615 | 1,173 | +52.8% |
| 2023Q1 | AED 1,057 | 570 |
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 • 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
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
6.3%
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.
Service charges
RERA-registered rates for Jumeirah Lakes Towers
Average
AED 14/sqft
Source: RERA / DLD (2025)
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
- •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
High 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.
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Similar to Jumeirah Lakes Towers
Data updated June 2026 · DLD Official Records
Highlights
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 1,600,000, with a median price per square foot of AED 1,655. Prices have changed +4.2% year-over-year as of March 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 16,058 property transactions over the past 5 years. The current year-over-year price change is +4.2%, with 7,219 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 March 2026.How we built this.