#1 by matching listings
Martin Nan
Agency not supplied by feed
46% of observed sale portfolio here
AED 1.2M–4.6M
SOBHA HARTLAND
apartment community
AED 2,022/sqft-0.1%YoY
Buyer read
Accessible entry with a resilient risk profile
Apartments have a median sale price of AED 1.7M. 20% of recent sales are off-plan, while market activity ranks top 30%. The downside profile is robust, based on 2 of 5 available inputs.
Entry unit
AED 1.7M
Apartment median · 2025-09-04 to 2026-09-04
Recent sale mix
20% off-plan
Low supply-pressure proxy
Market activity
Top 30%
Relative to Dubai communities
Downside profile
Robust
2 of 5 risk inputs available
A 8-million sqft waterfront community in MBR City known for its exceptional build quality, crystal lagoon, and lush landscaping.
Median PSF
AED 2,022
Apartments
YoY change
-0.1%
5-yr sales
10,687
DLD transactions
Median price
AED 1.7M
All property types
SOBHA Realty· Premium13,526residents· 2026 est.· 6K householdsEst. 2016
DUBUY VERDICT
Daily essentials sit close at hand
SOBHA HARTLAND offers strong day-to-day convenience with public-transport coverage is unscored. The mapped inventory covers 28 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
65/100
Outdoor access
—
Transit
—
Mapped venues
28
Dining
4/100
21 mapped
Shopping
2/100
6 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
HighlightsCrystal LagoonHartland International SchoolExceptional build quality
DUBUY VERDICT
Lifestyle pick not investor turf
Returns are mid-pack on both yield and growth, but residents speak well of the area. Best fit for end-users prioritising living-in over rent-out economics.
YoY change
-0.1%
3-yr growth
+15%
Gross yield
—
5yr volume
10,687
Median PSF
AED 2,022
Apartments
YoY change
-0.1%
5-yr sales
10,687
DLD transactions
Median price
AED 1.7M
All property types
SOBHA HARTLAND is a primarily apartment-based community in Dubai with 10,687 transactions on record over the last five years. Median price per square foot sits at AED 2,022, down 0.1% year-on-year, tracking below the city-wide 7.0% 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 SOBHA HARTLAND median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 1.74M
Down payment25% · AED 436K
Monthly payment
AED 7K
Loan AED 1.31M · 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 SOBHA HARTLAND
SOBHA HARTLAND is led by apartments, with 50 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
839 sqft
Community median
Named homes
50
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
512–1,542 sqft
Villas
4 B/R, 5 B/R
Not published
Townhouses
4 B/R
2,183 sqft typical
Includes Sobha Hartland - The Crest, Sobha Creek Vistas Heights, Sobha Hartland - Crest Grande and 47 more.
Explore all homesMarket temperature & historical discussion for SOBHA HARTLAND
Archived discussion themes: Praised for high-quality construction with spacious, well-designed apartments. Criticised for severe traffic congestion during school drop-off and pick-up times.
Market temperatureTop 30%79th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
Historical discussion
Top 15%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 123 on-topic mentions · latest item Jul 15, 2026 · last scored 2026-07-21
Discussion trend
Getting worse
-0.10 per year
Mostly discussed by
people considering a move
44% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.7 to +0.7); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q1 2022 to Q3 2026 moved from 0.54 to -0.09. Based on 96 mentions across 10 quarters.
What people praise
- +High-quality construction with spacious, well-designed apartments×16
- +Fully furnished with equipped kitchen and modern amenities×4
- +Ready-to-move-in ultra-luxury villa with premium finishes×4
- +Potential for investment returns and financial gains×3
- +Better build quality compared to similar-priced competitors×3
What people criticise
- −Severe traffic congestion during school drop-off and pick-up times×6
- −Construction noise occurs at irregular hours, unsuitable for residents×6
- −Property being sold at distressed pricing suggests financial pressure or market challenges×6
- −Project still unregistered with DLD despite ongoing sales and money collection×2
- −Traffic congestion will likely worsen as the area becomes more populated×2
Who's talking
Considering a move 44%Residents 28%Investors 17%Agents / brokers 11%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 123 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 15, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is softening over the longer cycle
SOBHA HARTLAND is tracking below Dubai's current 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
-0.1%
3-yr growth
+15%
12m sales
1,060
Forecast
high
Current PSF
AED 1,924
6-month forecast
-1.8%
Forecast range
1,795–1,983
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
SOBHA HARTLAND is led by apartments, with 50 named developments and home types available to research.
Named profiles
50
Primary stock
Apartments
Agent evidence
Available
Off-plan mix
20%
Named profiles
50
complete catalogue
Primary stock
Apartments
96% of observed mix
12m sales
1,060
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
low
Downside
Robust
Forecast confidence
high
Mapped greenery
High
Off-plan share
20%
Recent ready/off-plan sales
Supply pressure
Low
1,060 sales sampled
Downside profile
Robust
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Underperforming
-0.1% vs +7.0%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. SOBHA HARTLAND is growing more moderately, which may indicate better value opportunities.
Schools nearby
2 schools · UK · IB
KHDA inspector notes
“The outstanding progress in English and learning skills in FS.”
“Students' personal development, sense of social responsibility and innovation skills.”
Highest-rated
KHDA-licensed nurseries nearby(5 within range)
First Path Montessori Early Childhood Center2.7 km
Toddler Town British Nursery LLC Branch Downtown3.5 km
KINDER CASTLE MEYDAN NURSERY L L C - FZ4.0 km
Learning Tree Nursery4.1 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 • 31 total outlets near SOBHA HARTLAND
Amenity access score
65/100
Moderate amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
21
Restaurants9
Cafes & Coffee12
Bars & Nightlife0
Click to explore venues
Shopping
6
Supermarkets4
Mini Marts2
Click to explore venues
Health
0
Pharmacies0
Clinics0
Lifestyle
2
Gyms & Fitness0
Spas0
Salons2
Click to explore venues
Lifestyle Scores
Dining4/100
Shopping2/100
Health0/100
Nightlife0/100
B1 BanksATM1 ATMs
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & Lifestyle
High greenery
17 park features
High mapped greenery · #22 of 75 mapped Dubai communities The 17 figure counts OpenStreetMap park-tagged features within 1.8km of the community centre. It does not mean 17 distinct named parks or confirm walking access.
Travel times from SOBHA HARTLAND
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Creek
Metro Station • 2.9 km
39 min
walk
7 min
drive
Al Jadaf
Metro Station • 3.8 km
50 min
walk
9 min
drive
Dubai Healthcare City
Metro Station • 4.9 km
65 min
walk
12 min
drive
Creek Park
Park • 5.8 km
77 min
walk
14 min
drive
Zabeel Park
Park • 5.8 km
77 min
walk
14 min
drive
Jumeirah Beach Park
Park • 8.2 km
109 min
walk
20 min
drive
Al Safa Park
Park • 8.3 km
111 min
walk
20 min
drive
Airport access
Drive times from SOBHA HARTLAND to Dubai airports
DXBNearest
Dubai International
9.6 km
Off-peak11 min
Normal15 min
Peak hour28 min
Via Dubai-Al Ain Road (E66) or direct via Airport Road
~1 Salik toll gate
DWCFuture Hub
Al Maktoum International
35.2 km
Off-peak42 min
Normal56 min
Peak hour1h 41m
Via Emirates Road (E611) → Expo Road
~2 Salik toll gates
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
106.7 km
Off-peak2h 8m
Normal2h 51m
Peak hour5h 7m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
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: Meydan One Mall
Key infrastructure improvements coming to this area. Meydan One Mall will enhance connectivity and amenities.
Planned & Ongoing Projects (2)
Retail
Meydan One Mall
Under ConstructionHigh Impact
Massive retail and entertainment destination featuring the world's longest indoor ski slope, dancing fountains, and extensive retail.
2026-2027AED 25 billion
Key Benefits:
- Major entertainment destination
- Job creation
- Increased footfall to area
Health
Dubai Healthcare City Phase 2
Under Construction
Expansion of Dubai Healthcare City with new hospitals, clinics, and medical education facilities.
2026
Key Benefits:
- World-class healthcare access
- Medical tourism growth
- Employment opportunities
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 SOBHA HARTLAND
56 matching sale adverts across 40 agents. Ranked by unique listings, not paid placement or a claim of service quality.
6
View agent
#2 by matching listings
Shaher Ragab
Agency not supplied by feed
83% of observed sale portfolio here
AED 1.1M–3.0M
#3 by matching listings
Ahmed Ghareeb
Agency not supplied by feed
57% of observed sale portfolio here
AED 1.4M–1.7M
Observed 7 Sept 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 SOBHA HARTLAND
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 SOBHA HARTLAND
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
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 0.9% while sales fell 37% 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 2,008
Q2 2026
3m price change
-0.9%
vs prior completed quarter
Quarter sales
184
Q2 2026
3m sales change
-36.8%
vs prior completed quarter
2,1041,9901,875
Sales
23Q324Q225Q226Q2
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 20% 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
-1.8%over 6mo
AED 1,924/sqft → AED 1,889/sqft
Range AED 1,795 – 1,983· -3.1 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
20% off-plan share — low incoming supply
Discussion momentum
Historical discussion trend -0.10 over last 4q (dated 2021–2026 Reddit archive, n=123)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Offer guide
Build an opening reference for SOBHA HARTLAND
392 ready-home DLD sales put the exact bedrooms middle PSF at AED 2,143. 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
-4.2%
6 months
-5.1%
1 year
-6.3%
2 years
+0.0%
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 1,924 | 203 | -4.2% |
| 2026Q2 | AED 2,008 | 184 | -0.9% |
| 2026Q1 | AED 2,027 | 291 | -3.7% |
| 2025Q4 | AED 2,104 | 310 | +2.5% |
| 2025Q3 | AED 2,053 | 292 | -0.9% |
| 2025Q2 | AED 2,071 | 283 | +5.4% |
| 2025Q1 | AED 1,964 | 227 | -2.6% |
| 2024Q4 | AED 2,017 | 289 | +4.8% |
| 2024Q3 | AED 1,924 | 332 | -0.7% |
| 2024Q2 | AED 1,937 | 406 | +1.2% |
| 2024Q1 | AED 1,914 | 571 | -0.7% |
| 2023Q4 | AED 1,928 | 1,030 | +2.8% |
| 2023Q3 | AED 1,875 | 1,867 | +4.2% |
| 2023Q2 | AED 1,800 | 542 | -2.4% |
| 2023Q1 | AED 1,844 | 741 | -4.2% |
| 2022Q4 | AED 1,925 | 1,217 | +19.4% |
| 2022Q3 | AED 1,612 | 453 | -5.2% |
| 2022Q2 | AED 1,700 | 422 | -0.6% |
| 2022Q1 | AED 1,710 | 524 | +2.1% |
| 2021Q4 | AED 1,675 | 414 | -4.2% |
| 2021Q3 | AED 1,748 | 89 |
Property Mix
By Type
Apartments96.2%
Villas0.9%
Apartment Median
AED 2,023/sqft
Villa Median
AED 2,522/sqft
Room Distribution
1 B/R
55%
2 B/R
33%
3 B/R
8%
Studio
3%
4 B/R
2%
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Loading air quality data...
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Off-plan risk
35/100
Moderate
Headline risk for SOBHA HARTLAND. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain SOBHA HARTLAND'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
17
Gardens
92
Woods / forest
0
Recreation grounds
0
Pitches
14
Grass / lawns
231
Total features
355
Named parks
0
Satellite vegetation
11.2%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.8km 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.
Watch SOBHA HARTLAND
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Compare & explore
All guides & rankingsFrequently asked questions about SOBHA HARTLAND
What is the average property price in SOBHA HARTLAND?
The median property price in SOBHA HARTLAND is AED 1,743,828, with a median price per square foot of AED 2,022. Prices have changed -0.1% year-over-year as of September 2026.
What types of properties are available in SOBHA HARTLAND?
SOBHA HARTLAND is primarily an apartment community with approximately 96% apartments and 1% villas. The most common property types include Flat (12,783), Shop (179), Villa (35).
How is the real estate market performing in SOBHA HARTLAND?
SOBHA HARTLAND has seen 10,687 property transactions over the past 5 years. The current year-over-year price change is -0.1%, with 1,060 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 September 2026.How we built this.