Springs - 2
villa community
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.
0% off-plan
Low supply-pressure proxy
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 1,765
Villas
YoY change
+13.0%
5-yr sales
158
DLD transactions
Median price
AED 4.9M
All property types
DUBUY VERDICT
Exceptional amenity density, weaker transit
Springs - 2 offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 76 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
90/100
Outdoor access
—
Transit
—
Mapped venues
76
Dining
7/100
30 mapped
Shopping
4/100
11 mapped
Health
9/100
11 mapped
Nightlife
7/100
2 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
13 schools sit in the mapped catchment; 12 currently have a KHDA inspection rating, including 11 rated Very Good or Outstanding. Families can choose across 4 curriculums; check actual drive times and admissions availability below.
Schools nearby
13
Top-rated
11
Curricula
4
Best rating
Outstanding
Schools nearby
13
Within the mapped catchment
Curriculum
UK
+3 more
Median fees
AED 60K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Springs - 2 has compounded 110% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+13.0%
3-yr growth
+110%
Gross yield
—
5yr volume
158
Current PSF
AED 1,804
6-month forecast
+6.2%
Forecast range
1,763–2,069
AED per sqft
Confidence
Medium
Model confidence
Springs - 2 is a primarily villa-based community in Dubai with 158 transactions on record over the last five years. Median price per square foot sits at AED 1,765, up 13.0% year-on-year, outperforming the city-wide 8.3% 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 Springs - 2 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 20K
Loan AED 3.66M · 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 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 Context
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 schools13 schools
View on DubaiSchools.aiArcadia Global School
Dubai British School
Dubai British School Jumeirah Park
Dubai International Academy L.L.C
Victory Heights Primary School L.L.C
Nord Anglia International School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 53 total outlets near Springs - 2
Exceptional 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
Exceptional mapped greenery · #5 of 75 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
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.
Market 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.
Latest median PSF
AED 2,154
Q2 2026
3m price change
—
Withheld when volume is thin
Quarter sales
2
Q2 2026
3m sales change
—
Withheld when volume is thin
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
AED 1,804/sqft → AED 1,916/sqft
Range AED 1,763 – 2,069· +4.6 pp vs Dubai forecast (+1.6%)
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 →
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
+4.8%
2 years
+22.0%
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 1,804 | 5 | -16.2% |
| 2026Q2 | AED 2,154 | 2 | +23.7% |
| 2026Q1 | AED 1,742 | 7 | +6.3% |
| 2025Q4 | AED 1,639 | 5 | -4.8% |
| 2025Q3 | AED 1,722 | 7 | +7.0% |
| 2025Q2 | AED 1,610 | 4 | -5.6% |
| 2025Q1 | AED 1,705 | 7 | +13.8% |
| 2024Q4 | AED 1,498 | 12 | +1.3% |
| 2024Q3 | AED 1,479 | 10 | +1.7% |
| 2024Q2 | AED 1,454 | 8 | +8.0% |
| 2024Q1 | AED 1,346 | 15 | +12.3% |
| 2023Q4 | AED 1,199 | 5 | +18.9% |
| 2023Q3 | AED 1,008 | 6 | -7.8% |
| 2023Q2 | AED 1,093 | 11 | +4.6% |
| 2023Q1 | AED 1,045 | 5 | +0.6% |
| 2022Q4 | AED 1,039 | 8 | +3.7% |
| 2022Q3 | AED 1,002 | 12 | +13.6% |
| 2022Q2 | AED 882 | 12 | -1.3% |
| 2022Q1 | AED 894 | 4 | +8.1% |
| 2021Q4 | AED 827 | 9 | -19.4% |
| 2021Q3 | AED 1,026 | 4 |
Property Mix
By Type
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
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.
- •Thin transaction volume (slow price discovery)
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 greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.0km 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.
Flood exposure
Flooding reported (2024)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.
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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 4,875,000, with a median price per square foot of AED 1,765. Prices have changed +13.0% year-over-year as of July 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 158 property transactions over the past 5 years. The current year-over-year price change is +13.0%, with 24 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 July 2026.How we built this.