Palm Deira
apartment community
A massive palm-shaped island project off the coast of Deira. Currently in early development phases with initial residential launches.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Palm Deira has compounded 30% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+24.9%
3-yr growth
+30%
Gross yield
2.0%
5yr volume
7,051
Median PSF
AED 2,286
Apartments
YoY change
+24.9%
3-yr growth
+30%
PSF growth to 2026
Gross yield
2.0%
Ejari, last 12m
Palm Deira is a primarily apartment-based community in Dubai with 7,051 transactions on record over the last five years. Median price per square foot sits at AED 2,286, up 24.9% 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 Palm Deira median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 12K
Loan AED 2.13M · 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.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Palm Deira is growing faster than the citywide average, indicating strong local demand.
Schools nearby
1 school · UK
Schools
1
UK
Outstanding
0
Median fee
AED 15K
per year
DS Score
56/100
composite avg
KHDA inspector notes
“Students’ personal development in FS and at Post-16.”
“Students’ understanding of Islamic values and UAE culture.”
School fee inflation
Index normalised to 100 in 2014. Same-grade-across-years comparison (avoids grade-tier expansion bias).
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 schools34 schools
View on DubaiSchools.ai0
1
7
100/100
Amity English School
The Millenium School
Pristine Private School
The Sheffield Private School L.L.C
M S B Private School
Al Diyafah High School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 713 total outlets near Palm Deira• 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
Marine Transport
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Palm Deira
Metro Stations
Burj Khalifa / Dubai Mall
Nearest
Business Bay Metro
Financial Centre Metro
Shopping Malls
Mercato Mall
Nearest
Dubai Mall
BurJuman Centre
Landmarks
Burj Khalifa
Nearest
Museum of the Future
La Mer
Travel times from Palm Deira
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Palm Deira
Water Transport & Activities
Active listings in Palm Deira
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 1.18M | 3,249 | 16 |
| 1 B/R | AED 2.16M | 2,398 | 3,038 |
| 2 B/R | AED 3.30M | 2,384 | 2,752 |
| 3 B/R | AED 5.38M | 2,535 | 753 |
| 4 B/R | AED 8.85M | 2,304 | 68 |
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 2,562/sqft → AED 2,783/sqft
Range AED 2,421 – 3,145· +3.9 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
99% 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 ~3.9 years — reasonable for medium-term holders
Median price
AED 2.84M
Annual rent
AED 57K
2.0% gross yield
Net @ 5y vs renting
+AED 83K
Net @ 10y vs renting
+AED 649K
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-5.2 pp vs Dubai median
By bedroom type
AED 30K/yr ÷ AED 1.18M
AED 44K/yr ÷ AED 2.16M
AED 58K/yr ÷ AED 3.30M
AED 85K/yr ÷ AED 5.38M
AED 120K/yr ÷ AED 8.85M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
Mortgage LTV
Median loan-to-value · DLD-registered mortgages
-46.8 pp vs Dubai
Avg LTV
26.0%
2025Q4
Sample
59
financed sales
Trend (3y)
+6.7 pp
12 quarters
LTV trend (last 12 quarters)
DLD-registered mortgages only — foreign / private-bank financing not captured. Sanity-bounded to LTV ∈ [20%, 100%]. Reasonable for trends, not absolute totals.
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.
Proximity premiums
Highest-psf POIs vs area median · 1,607 transactions
Metro stations
Palm Deira Metro Stations
AED 1,232/sqft · 199 sales
Malls / shopping
Dubai Mall
AED 1,870/sqft · 53 sales
Landmarks
Dubai International Airport
AED 950/sqft · 204 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
+10.3%
6 months
+7.2%
1 year
+21.7%
2 years
+4.1%
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 2,394 | 266 | -6.6% |
| 2025Q4 | AED 2,562 | 1,491 | +10.3% |
| 2025Q3 | AED 2,322 | 973 | -2.8% |
| 2025Q2 | AED 2,390 | 1,266 | +5.7% |
| 2025Q1 | AED 2,261 | 730 | +7.4% |
| 2024Q4 | AED 2,105 | 552 | +7.7% |
| 2024Q3 | AED 1,955 | 525 | +34.8% |
| 2024Q2 | AED 1,450 | 391 | -17.8% |
| 2024Q1 | AED 1,765 | 330 | -28.3% |
| 2023Q4 | AED 2,461 | 403 | +331.0% |
| 2023Q3 | AED 571 | 38 | +28.0% |
| 2023Q2 | AED 446 | 25 | -23.5% |
| 2023Q1 | AED 583 | 17 |
Property Mix
By Type
Room Distribution
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsNakheel
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
- •Some older stock needs renovation
- •Service charges vary
Omniyat
- •Exceptional quality
- •Unique architecture
- •Prime locations
- •Ultra-premium pricing
- •Limited availability
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 Palm Deira
204,208 Ejari contracts · DLD official data
Median Annual Rent
AED 49K
Monthly Equivalent
AED 4,083
Gross Yield
1.7%
New vs Renewed
56,732 new
147,476 renewed
Rent by Bedroom Type
6 Bedrooms
790 contracts
AED 150K/yr
AED 12,500/mo
studio Bedrooms
35330 contracts
AED 30K/yr
AED 2,500/mo
1 Bedroom
71357 contracts
AED 44K/yr
AED 3,625/mo
2 Bedrooms
78950 contracts
AED 58K/yr
AED 4,792/mo
3 Bedrooms
15677 contracts
AED 85K/yr
AED 7,083/mo
4 Bedrooms
1507 contracts
AED 120K/yr
AED 10,000/mo
5 Bedrooms
597 contracts
AED 150K/yr
AED 12,500/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Palm Deira
Average
AED 25/sqft
Source: RERA / DLD (2025)
Off-plan projects in Palm Deira
15 registered with DLD
Floarea Breeze
MASHRIQ ELITE REAL ESTATE DEVELOPMENT L.L.C
Residential Building (G+6+Roof)
Avida Residences
SERENE MARINA REAL ESTATE DEVELOPMENT L.L.C
G+P+6
241 Waterside
LEGACY STAR REAL ESTATE DEVELOPMENT L.L.C
Residential Building(G+2P+8 Floors Roof) + Entertainment area @ Podium 2F + Swimming Pool @ Roof
Nionis Residences - Interiors by Karl Lagerfeld Maison
VAAM REAL ESTATE L.L.C
Residential Building (UG/G +1 Podium + 6 Floors + Roof ) With Swimming Pool @ Roof
Helvetia Marine
D H G PROPERTY DEVELOPMENT L.L.C
G+2P+8 Residential
LIA
AVENEW REAL ESTATE DEVELOPMENT L.L.C
Residential Residential LIA comprising of 81 Residential units (1BHK=36, 2BHK=37, 3BHK=6, Penthouse Simplex 3BHK=1,Penthouse Simplex 2BHK=1) and 1 retail unit. Duplex 3BHK=4 and Penthouse Duplex
Seacliff by Imtiaz
IMTIAZ LUXURY REAL ESTATE DEVELOPMENT L.L.C
G+2P+14+RF - Residential Building
THE MERIVA COLLECTION
CRESTARC DEVELOPERS L.L.C
a project consisting of 7 buildings
Bay Villas - Dubai Islands
Bay Grove Residences C - Dubai Islands
+ 5 more projects registered with DLD
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| 1 B/R | ~68 sqm | AED 1673K | AED 31K | 2.1% | 1.8% |
| 2 B/R | ~98 sqm | AED 2411K | AED 41K | 1.9% | 1.6% |
| 3 B/R | ~142 sqm | AED 3494K | AED 52K | 1.6% | 1.4% |
| 4 B/R | ~200 sqm | AED 4921K | AED 67K | 1.3% | 1.1% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Per-building projection
87 buildings · ≥40 sales eachWithin Palm Deira, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
Allegro Residences
+19.6%±7.5pp- Building PSF
- AED 1,913/sqft
- vs community
- -29.4%
- 36m horizon
- Calibrated
- •Heavy off-plan pipeline (handover-wave price pressure)
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 2.5km 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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Data updated June 2026 · DLD Official Records
Highlights
Frequently asked questions about Palm Deira
What is the average property price in Palm Deira?
The median property price in Palm Deira is AED 2,843,877, with a median price per square foot of AED 2,286. Prices have changed +24.9% year-over-year as of March 2026.
What types of properties are available in Palm Deira?
Palm Deira is primarily an apartment community with approximately 85% apartments and 0% villas. The most common property types include Flat (5,934), Hotel Apartment (25), Shop (5).
How is the real estate market performing in Palm Deira?
Palm Deira has seen 7,051 property transactions over the past 5 years. The current year-over-year price change is +24.9%, with 6,524 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.