SOBHA HARTLAND
apartment community
A 8-million sqft waterfront community in MBR City known for its exceptional build quality, crystal lagoon, and lush landscaping.
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
+6.9%
3-yr growth
+15%
Gross yield
—
5yr volume
13,469
Median PSF
AED 1,985
Apartments
YoY change
+6.9%
3-yr growth
+15%
PSF growth to 2026
Gross yield
—
SOBHA HARTLAND is a primarily apartment-based community in Dubai with 13,469 transactions on record over the last five years. Median price per square foot sits at AED 1,985, up 6.9% 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 SOBHA HARTLAND median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 7K
Loan AED 1.24M · 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 SOBHA HARTLAND
Praised for high-quality construction with spacious, well-designed apartments. Criticised for construction noise occurs at irregular hours, unsuitable for residents.
Resident sentiment
Top 5% for community sentiment
vs all tracked Dubai communities
“Good location avoids peak UAE traffic congestion”
“Refund delays lasting months despite promised 24-hour hold period”
Reddit r/dubai, r/UAE, r/expats · 107 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- build quality97%
- amenities71%
- investment65%
- community59%
- commute56%
Sentiment trend
Improving
+0.05 per year
Mostly discussed by
people considering a move
45% of mentions
Sentiment over time
Sentiment from Q1 2022 to Q2 2026 moved from 0.54 to 0.00. Based on 80 mentions across 9 quarters.
What people praise
- +High-quality construction with spacious, well-designed apartments×12
- +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
- +Sobha's reputation for quality construction standards×3
What people criticise
- −Construction noise occurs at irregular hours, unsuitable for residents×6
- −Property being sold at distressed pricing suggests financial pressure or market challenges×6
- −Severe traffic congestion during school drop-off and pick-up times×5
- −Project still unregistered with DLD despite ongoing sales and money collection×2
- −Limited grocery shopping options beyond budget stores×2
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.
“Good location avoids peak UAE traffic congestion”
“Build quality noticeably superior to typical Dubai apartments”
“Good apartment quality compared to other developers”
“Refund delays lasting months despite promised 24-hour hold period”
“SPA delayed 1.5 months after payment without explanation”
“Significant delays in providing sales and purchase agreement after payment”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 107 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. SOBHA HARTLAND is growing more moderately, which may indicate better value opportunities.
Schools nearby
2 schools · UK · IB
Schools
2
UK · IB
Outstanding
0
Median fee
AED 118K
per year
DS Score
73/100
composite avg
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.
Nearby schools6 schools
View on DubaiSchools.ai0
5
3
67/100
Rashid and Latifa School
North London Collegiate School Middle East L.L.C - FZ
Hartland International School - FZ
Bilingual French International School L.L.C-FZ
Swiss International Scientific School FZ-LLC
Jebel Ali School (Br of Taaleem Management (L L C))
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Amenities within 2.5km walking distance • 21 total outlets near SOBHA HARTLAND• Click a category to explore
Car-Dependent
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Nearby Landmarks & Transport
Based on DLD transaction records for properties in SOBHA HARTLAND
Metro Stations
Burj Khalifa / Dubai Mall
Nearest
Financial Centre Metro
Noor Bank Metro
Shopping Malls
Mercato Mall
Nearest
Dubai Mall
BurJuman Centre
Landmarks
La Mer
Nearest
Burj Khalifa
Museum of the Future
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.
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 2,113/sqft → AED 2,173/sqft
Range AED 2,064 – 2,282· -1.9 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
14% off-plan share — low incoming supply
Demand pull
Sentiment trend +0.05 over last 4q (Reddit, n=107)
OLS trend + supply pressure + sentiment 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
+1.7%
6 months
+2.7%
1 year
+4.5%
2 years
+9.6%
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 1,864 | 83 | -11.8% |
| 2025Q4 | AED 2,113 | 391 | +1.7% |
| 2025Q3 | AED 2,078 | 367 | +1.0% |
| 2025Q2 | AED 2,057 | 348 | +4.1% |
| 2025Q1 | AED 1,976 | 292 | -2.3% |
| 2024Q4 | AED 2,022 | 350 | +4.3% |
| 2024Q3 | AED 1,939 | 405 | +0.2% |
| 2024Q2 | AED 1,936 | 467 | +1.1% |
| 2024Q1 | AED 1,915 | 670 | -0.7% |
| 2023Q4 | AED 1,928 | 1,232 | +2.8% |
| 2023Q3 | AED 1,875 | 2,257 | +4.2% |
| 2023Q2 | AED 1,800 | 611 | -2.1% |
| 2023Q1 | AED 1,838 | 869 |
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 • 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
Service charges
RERA-registered rates for SOBHA HARTLAND
Average
AED 16/sqft
Source: RERA / DLD (2025)
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
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 1.8km 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 SOBHA HARTLAND
Data updated June 2026 · DLD Official Records
Highlights
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 1,650,000, with a median price per square foot of AED 1,985. Prices have changed +6.9% year-over-year as of March 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 13,469 property transactions over the past 5 years. The current year-over-year price change is +6.9%, with 3,373 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.