#1 by matching listings
Marcus Taylor
Agency not supplied by feed
100% of observed sale portfolio here
AED 3.4M–5.3M
Springs - 2
villa community
AED 1,777/sqft
Buyer read
The buyer case comes with higher downside risk
0% of recent sales are off-plan. The downside profile is elevated, based on 2 of 5 available inputs.
Recent sale mix
0% off-plan
Low supply-pressure proxy
Downside profile
Elevated
2 of 5 risk inputs available
The second phase of The Springs featuring similar villa styles with lakes and parks. Well-established family-friendly community.
Median PSF
AED 1,777
Villas
YoY change
+13.8%
5-yr sales
179
DLD transactions
Median price
AED 4.0M
All property types
DLD records through November 2026FreshYieldFreshForecastFresh
Emaar Properties· Premium420residents· 2026 est.· 0K householdsEst. 2004
DUBUY VERDICT
Exceptional amenity density, weaker transit
Springs - 2 offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 84 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
84
Dining
7/100
32 mapped
Shopping
7/100
19 mapped
Health
7/100
12 mapped
Nightlife
7/100
2 mapped bars
HighlightsMature landscapingCommunity poolsClose to Emirates Hills
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Springs - 2 has compounded 130% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+13.8%
3-yr growth
+130%
Gross yield
—
5yr volume
179
Median PSF
AED 1,777
Villas
YoY change
+13.8%
5-yr sales
179
DLD transactions
Median price
AED 4.0M
All property types
Springs - 2 is a primarily villa-based community in Dubai with 179 transactions on record over the last five years. Median price per square foot sits at AED 1,777, up 13.8% year-on-year, outperforming the city-wide 5.3% 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 Springs - 2 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 4.00M
Down payment25% · AED 1.00M
Monthly payment
AED 17K
Loan AED 3.00M · 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.
Explore property types:Villas(502)
PROPERTY CATALOGUE
Homes in Springs - 2
Springs - 2 is led by villas, with 3 named developments and home types available to research.
Home types
1
Registered and marketed
Typical size
2,594 sqft
Community median
Named homes
3
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Villas
Bedroom mix not published
Not published
Includes Emirates Living - Springs 2, Type 3M, Type 4M.
Explore all homesMARKET VERDICT
Price momentum is positive over the longer cycle
Springs - 2 is outperforming Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+13.8%
3-yr growth
+130%
12m sales
26
Forecast
medium
Current PSF
AED 1,804
6-month forecast
+7.4%
Forecast range
1,783–2,093
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Springs - 2 is led by villas, with 3 named developments and home types available to research.
Named profiles
3
Primary stock
Villas
Agent evidence
Available
Off-plan mix
0%
Named profiles
3
partial catalogue
Primary stock
Villas
100% of observed mix
12m sales
26
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is elevated with 2 of 5 composite inputs available.
Supply pressure
low
Downside
Elevated
Forecast confidence
medium
Mapped greenery
Exceptional
Off-plan share
0%
Recent ready/off-plan sales
Supply pressure
Low
26 sales sampled
Downside profile
Elevated
2 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Outperforming
+13.8% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. Springs - 2 is growing faster than the citywide average, indicating strong local demand.
Nearby schools14 schools
View on DubaiSchools.aiFilter:
Dubai British School
0.9 km away
OutstandingBritish
FS 1 - YEAR 13AED 53k - 80k
Published fees: 2026-2027
Dubai British School Jumeirah Park
2.3 km away
OutstandingBritish
ECC (2-3) - YEAR 13AED 46k - 112k
Published fees: 2026-2027
Dubai International Academy L.L.C
2.8 km away
OutstandingIB World
KG 1 - GRADE 13,AED 45k - 80k
Published fees: 2026-2027
Victory Heights Primary School L.L.C
4.8 km away
OutstandingBritish
FS 1 - YEAR 6AED 40k - 55k
Published fees: 2026-2027
Nord Anglia International School L.L.C
5.0 km away
OutstandingBritish
FS 1 - YEAR 11,YEAR 12 - YEAR 13AED 70k - 100k
Published fees: 2026-2027
Arcadia British School
0.8 km away
Very goodBritish
FS 1 - YEAR 13AED 68k - 96k
Published fees: 2026-2027
Available Curriculums
School locations and ratings from DubaiSchools.ai • Mapping recorded November 2026 • KHDA ratings checked 2026-11-01 • KHDA fee tables checked 2026-11-01
Local amenities
Mapped amenities within a 2.5km straight-line radius • 84 total outlets near Springs - 2
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
32
Restaurants20
Cafes & Coffee8
Bars & Nightlife2
Click to explore venues
Shopping
19
Supermarkets14
Mini Marts4
Click to explore venues
Health
12
Pharmacies7
Clinics2
Click to explore venues
Lifestyle
16
Gyms & Fitness1
Spas0
Salons15
Click to explore venues
Lifestyle Scores
Dining7/100
Shopping7/100
Health7/100
Nightlife7/100
B1 BanksATM4 ATMs
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Exceptional greenery
64 park features
Exceptional mapped greenery · #5 of 86 mapped Dubai communities The 64 figure counts OpenStreetMap park-tagged features within 2.0km of the community centre. It does not mean 64 distinct named parks or confirm walking access.
Travel times from Springs - 2
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
DMCC
Metro Station • 4 km
53 min
walk
10 min
drive
Jumeirah Golf Estates
Metro Station • 4 km
53 min
walk
10 min
drive
Ibn Battuta
Metro Station • 4.5 km
61 min
walk
11 min
drive
SOBHA REALTY
Metro Station • 4.7 km
62 min
walk
11 min
drive
Al Furjan
Metro Station • 4.7 km
63 min
walk
11 min
drive
Discovery Gardens
Metro Station • 4.9 km
65 min
walk
12 min
drive
JBR Beach
Park • 5.3 km
71 min
walk
13 min
drive
Al Barsha Pond Park
Park • 7.9 km
105 min
walk
19 min
drive
Observed listing specialists
Agents with real choice across The Springs
Springs - 2 is shown using its The Springs parent market. 19 matching sale adverts across 15 agents. Ranked by unique listings, not paid placement or a claim of service quality.
4
View agent
#2 by matching listings
Robert Spiru
Agency not supplied by feed
100% of observed sale portfolio here
AED 4.5M–5.3M
#3 by matching listings
Adrian Shillingford
Agency not supplied by feed
100% of observed sale portfolio here
AED 6.3M
Observed 2 Nov 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 Springs - 2
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 Springs - 2
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
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Quarterly price and sales history shows whether liquidity confirms the latest price move.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,804
Q3 2026
3m price change
—
Withheld when volume is thin
Quarter sales
12
Q3 2026
3m sales change
—
Withheld when volume is thin
2,1541,6921,230
Sales
23Q424Q325Q326Q3
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.
6-month forecast
From 2026Q3 · 8 quarters of data
+7.4%over 6mo
AED 1,804/sqft → AED 1,938/sqft
Range AED 1,783 – 2,093· +7.1 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
0% off-plan share — low incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Offer guide
Build an opening reference for Springs - 2
9 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,696. 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
-16.2%
6 months
+3.6%
1 year
+9.8%
2 years
+25.4%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,638 | 1 | -9.2% |
| 2026Q3 | AED 1,804 | 12 | -16.2% |
| 2026Q2 | AED 2,154 | 2 | +23.7% |
| 2026Q1 | AED 1,742 | 7 | +6.3% |
| 2025Q4 | AED 1,639 | 7 | -0.2% |
| 2025Q3 | AED 1,643 | 9 | +4.6% |
| 2025Q2 | AED 1,571 | 5 | -2.8% |
| 2025Q1 | AED 1,616 | 9 | +10.9% |
| 2024Q4 | AED 1,457 | 13 | +1.3% |
| 2024Q3 | AED 1,439 | 12 | -1.0% |
| 2024Q2 | AED 1,454 | 9 | +11.6% |
| 2024Q1 | AED 1,303 | 17 | +5.9% |
| 2023Q4 | AED 1,230 | 6 | +26.7% |
| 2023Q3 | AED 971 | 8 | -11.2% |
| 2023Q2 | AED 1,094 | 13 | +4.7% |
| 2023Q1 | AED 1,045 | 5 | +3.3% |
| 2022Q4 | AED 1,012 | 9 | +1.0% |
| 2022Q3 | AED 1,002 | 12 | +13.6% |
| 2022Q2 | AED 882 | 13 | +6.1% |
| 2022Q1 | AED 831 | 5 | +5.9% |
| 2021Q4 | AED 785 | 5 |
Property Mix
By Type
Villas100.0%
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 directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
Off-plan risk
29/100
Moderate
Headline risk for Springs - 2. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Springs - 2's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Elevated fragility · 2/5 inputs
- •Thin transaction volume (slow price discovery)
- •DLD market temperature trending negative
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
Exceptional mapped greeneryParks
64
Gardens
13
Woods / forest
2
Recreation grounds
0
Pitches
21
Grass / lawns
5
Total features
105
Named parks
10
Satellite vegetation
7.8%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.0km straight-line search radius of the community reference point. 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.
Flood exposure
Flooding reported (2024)Basis
Reported April 2024 flooding
Elevation (context)
2 m
April 2024: Villa-community flooding reported.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
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 Springs - 2
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Compare & explore
All guides & rankingsFrequently asked questions about Springs - 2
What is the average property price in Springs - 2?
The median property price in Springs - 2 is AED 4,000,000, with a median price per square foot of AED 1,777. Prices have changed +13.8% year-over-year as of October 2026.
What types of properties are available in Springs - 2?
Springs - 2 is primarily a villa community with approximately 0% apartments and 100% villas. The most common property types include Villa (502).
How is the real estate market performing in Springs - 2?
Springs - 2 has seen 179 property transactions over the past 5 years. The current year-over-year price change is +13.8%, with 26 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 property-level Ejari rental records. DLD transaction coverage through October 2026.How we built this.