SOBHA HARTLAND
apartment community
Buyer read
Accessible entry with a resilient risk profile
Apartments have a median sale price of AED 1.72M. 21% of recent sales are off-plan, while market activity ranks top 30%. The downside profile is robust, based on 2 of 5 available inputs.
AED 1.72M
Apartment median · 2025-08-04 to 2026-08-04
21% off-plan
Moderate supply-pressure proxy
Top 30%
Relative to Dubai communities
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 2,038
Apartments
YoY change
+2.1%
5-yr sales
10,733
DLD transactions
Median price
AED 1.8M
All property types
DUBUY VERDICT
Convenience varies by pocket
SOBHA HARTLAND offers a car-dependent daily routine with public-transport coverage is unscored. The mapped inventory covers 27 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
32/100
Outdoor access
—
Transit
—
Mapped venues
27
Dining
4/100
15 mapped
Shopping
2/100
5 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Thin but strong school coverage
2 schools sit in the mapped catchment; 2 currently have a KHDA inspection rating, including 2 rated Very Good or Outstanding. Families can choose across 2 curriculums; check actual drive times and admissions availability below.
Schools nearby
2
Top-rated
2
Curricula
2
Best rating
Very Good
Schools nearby
2
Within the mapped catchment
Curriculum
UK
+1 more
Median fees
AED 118K
Approx. annual fee
Rating
Very Good
Best nearby KHDA rating
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
+2.1%
3-yr growth
+7%
Gross yield
—
5yr volume
10,733
Current PSF
AED 1,927
6-month forecast
-1.8%
Forecast range
1,797–1,987
AED per sqft
Confidence
High
Model confidence
SOBHA HARTLAND is a primarily apartment-based community in Dubai with 10,733 transactions on record over the last five years. Median price per square foot sits at AED 2,038, up 2.1% year-on-year, tracking below the city-wide 8.2% 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 SOBHA HARTLAND median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
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 54 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
839 sqft
Community median
Named homes
54
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, 6 B/R
Not published
Includes Sobha Hartland - The Crest, Sobha Creek Vistas Heights, Sobha Hartland - Crest Grande and 51 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.
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
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 Context
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)
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 • 21 total outlets near SOBHA HARTLAND
Limited 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
High mapped greenery · #21 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
Airport access
Drive times from SOBHA HARTLAND to Dubai airports
Future: Expanding to become world's largest airport by 2040
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)
Meydan One Mall
Massive retail and entertainment destination featuring the world's longest indoor ski slope, dancing fountains, and extensive retail.
- Major entertainment destination
- Job creation
- Increased footfall to area
Dubai Healthcare City Phase 2
Expansion of Dubai Healthcare City with new hospitals, clinics, and medical education facilities.
- 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.
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.
Market 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.
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
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 21% 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 1,927/sqft → AED 1,892/sqft
Range AED 1,797 – 1,987· -3.3 pp vs Dubai forecast (+1.5%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
21% 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 →
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
-4.0%
6 months
-4.9%
1 year
-6.1%
2 years
+0.2%
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 1,927 | 104 | -4.0% |
| 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 | -10.8% |
| 2021Q3 | AED 1,878 | 234 |
Property Mix
By Type
Room Distribution
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
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
Off-plan risk
30/100
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.
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 1.8km 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.
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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 1,750,000, with a median price per square foot of AED 2,038. Prices have changed +2.1% year-over-year as of August 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 10,733 property transactions over the past 5 years. The current year-over-year price change is +2.1%, with 1,057 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 August 2026.How we built this.