The Greens
apartment community
Buyer read
A balanced buyer case without one dominant signal
1-bed homes have a median sale price of AED 1.4M. 7% of recent sales are off-plan, while market activity ranks top 15%. The downside profile is moderate, based on 2 of 5 available inputs.
AED 1.4M
1-bed median · 2026 YTD
7% off-plan
Low supply-pressure proxy
Top 15%
Relative to Dubai communities
Moderate
2 of 5 risk inputs available
A low-rise garden community near Emirates Hills with 34 apartment buildings surrounded by landscaped gardens and community pools.
Median PSF
AED 1,864
Apartments
YoY change
+9.2%
5-yr sales
3,153
DLD transactions
Gross yield
5.9%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
The Greens offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 63 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
63
Dining
4/100
25 mapped
Shopping
4/100
12 mapped
Health
6/100
11 mapped
Nightlife
7/100
2 mapped bars
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
The Greens has compounded 51% over 3 years. Yields are middle-of-the-road — buy for resale, not rental income.
YoY change
+9.2%
3-yr growth
+51%
Gross yield
5.9%
5yr volume
3,153
Median PSF
AED 1,864
Apartments
YoY change
+9.2%
5-yr sales
3,153
DLD transactions
Gross yield
5.9%
Ejari, last 12m
The Greens is a primarily apartment-based community in Dubai with 3,153 transactions on record over the last five years. Median price per square foot sits at AED 1,864, up 9.2% year-on-year, outperforming 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 The Greens median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 8K
Loan AED 1.50M · 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 The Greens
The Greens is led by apartments, with 17 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
1,091 sqft
Community median
Named homes
17
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
723–1,907 sqft
Villas
Bedroom mix not published
Not published
Includes The Greens, THE ONYX, MOSELA and 14 more.
Explore all homesMarket temperature & historical discussion for The Greens
Archived discussion themes: Praised for good selection of cafes and local amenities. Criticised for emaar management communication is poor and tickets closed without updates.
Historical discussion
Bottom 30%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 24 on-topic mentions · latest item Jul 17, 2026 · last scored 2026-07-21
Discussion trend
—
Need 2 more quarters
Mostly discussed by
residents
67% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.8 to +0.8); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2026 to Q3 2026 moved from -0.57 to -0.37. Based on 24 mentions across 2 quarters.
What people praise
- +Good selection of cafes and local amenities×2
- +Pleasant walkable environment with natural surroundings×2
- +Abundant green spaces and peaceful atmosphere around the lake×1
- +Quick access to SZR highway for convenient commuting×1
- +Has McDonald's location×1
What people criticise
- −Emaar management communication is poor and tickets closed without updates×1
- −Service charges rising yearly but maintenance and responsiveness haven't improved×1
- −Lack of transparency and accountability from property management company×1
- −Persistent maintenance issues including cracks, damp, and leaks remain unresolved×1
- −Property management unresponsive to maintenance requests and poor communication×1
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 24 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 17, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
The Greens is outperforming 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
+9.2%
3-yr growth
+51%
12m sales
457
Forecast
high
Current PSF
AED 1,808
6-month forecast
+3.6%
Forecast range
1,778–1,966
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
The Greens is led by apartments, with 17 named developments and home types available to research.
Named profiles
17
Primary stock
Apartments
Agent evidence
Limited
Off-plan mix
7%
Named profiles
17
complete catalogue
Primary stock
Apartments
100% of observed mix
12m sales
457
DLD transactions
Agent evidence
Limited
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 moderate with 2 of 5 composite inputs available.
Supply pressure
low
Downside
Moderate
Forecast confidence
high
Mapped greenery
Exceptional
Off-plan share
7%
Recent ready/off-plan sales
Supply pressure
Low
457 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. The Greens is growing faster than the citywide average, indicating strong local demand.
Schools nearby
1 school · UK
KHDA inspector notes
“Outstanding attainment and progress of children in FS supported by exceptional teaching, engaging”
“The success of the school in achieving the goals of the National Agenda.”
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 • 63 total outlets near The Greens
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: September 2026
Transport & Lifestyle
Exceptional mapped greenery · #9 of 75 mapped Dubai communities The 4 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 4 distinct named parks or confirm walking access.
Travel times from The Greens
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Walkable Destinations
What's Reachable by Car
Airport access
Drive times from The Greens to Dubai airports
Future: Expanding to become world's largest airport by 2040
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 26 min drive vs 49 min to DXB.
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: Dubai Metro Blue Line
Key infrastructure improvements coming to this area. Dubai Metro Blue Line will enhance connectivity and amenities.
Planned & Ongoing Projects (1)
Dubai Metro Blue Line
Proposed new metro line connecting Dubai Marina area to Al Maktoum International Airport via key residential areas.
- Direct airport connectivity
- Reduced commute times
- Property value uplift along route
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Agent inventory status
No community-level agent inventory observed for The Greens
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
Active listings in The Greens
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 The Greens
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 5.5% while sales fell 39% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 1,836
Q2 2026
3m price change
-5.5%
vs prior completed quarter
Quarter sales
91
Q2 2026
3m sales change
-38.9%
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.
Ready vs off-plan · DLD
Ready / resale
AED 1,380/sqft
3,655 sales
Off-plan (developer)
AED 2,169/sqft
343 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 705K | 1,508 | 164 |
| 1 B/R | AED 1.20M | 1,452 | 1,515 |
| 2 B/R | AED 1.95M | 1,402 | 1,305 |
| 3 B/R | AED 3.49M | 1,468 | 882 |
| 4 B/R | AED 3.14M | 1,267 | 42 |
Ejari rental contracts
Government-filed · 73,946 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,808/sqft → AED 1,872/sqft
Range AED 1,778 – 1,966· +2.3 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
7% off-plan share — low incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.4 years — strong investment case
See the year-by-year buy-vs-rent cashflow for The Greens
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.0 pp vs Dubai median
By bedroom type
AED 60K/yr ÷ AED 705K
AED 75K/yr ÷ AED 1.20M
AED 97K/yr ÷ AED 1.95M
AED 185K/yr ÷ AED 3.49M
AED 358K/yr ÷ AED 3.14M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Offer guide
Build an opening reference for The Greens
186 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,823. 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
-3.9%
6 months
-8.1%
1 year
+0.4%
2 years
+17.6%
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 1,808 | 87 | -3.9% |
| 2026Q2 | AED 1,882 | 73 | -4.3% |
| 2026Q1 | AED 1,967 | 130 | +6.4% |
| 2025Q4 | AED 1,849 | 132 | +2.7% |
| 2025Q3 | AED 1,801 | 129 | -0.2% |
| 2025Q2 | AED 1,804 | 173 | +7.9% |
| 2025Q1 | AED 1,672 | 153 | +2.4% |
| 2024Q4 | AED 1,633 | 161 | +6.2% |
| 2024Q3 | AED 1,538 | 187 | +1.5% |
| 2024Q2 | AED 1,516 | 175 | +0.7% |
| 2024Q1 | AED 1,506 | 142 | +10.2% |
| 2023Q4 | AED 1,367 | 155 | +6.3% |
| 2023Q3 | AED 1,286 | 169 | +0.8% |
| 2023Q2 | AED 1,276 | 209 | +4.1% |
| 2023Q1 | AED 1,226 | 192 | -30.0% |
| 2022Q4 | AED 1,751 | 368 | +55.5% |
| 2022Q3 | AED 1,126 | 142 | +7.3% |
| 2022Q2 | AED 1,049 | 153 | +3.5% |
| 2022Q1 | AED 1,014 | 108 | -4.9% |
| 2021Q4 | AED 1,066 | 85 | -4.6% |
| 2021Q3 | AED 1,117 | 30 |
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
Rental market in The Greens
17,566 Ejari contracts · DLD official data
Median annual rent
AED 87K
Registered Ejari contracts
Monthly equivalent
AED 7,235
Annual median divided by 12
Gross yield
4.3%
Before service charges and costs
New / renewed
6,581 / 10,985
Contract counts
Rent by Bedroom Type
studio Bedrooms
1228 contracts
AED 60K/yr
AED 5,000/mo
1 Bedroom
7391 contracts
AED 75K/yr
AED 6,250/mo
2 Bedrooms
6939 contracts
AED 97K/yr
AED 8,073/mo
3 Bedrooms
1790 contracts
AED 185K/yr
AED 15,417/mo
4 Bedrooms
180 contracts
AED 358K/yr
AED 29,838/mo
5 Bedrooms
33 contracts
AED 417K/yr
AED 34,788/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
33/100
Moderate
Headline risk for The Greens. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain The Greens'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 1.5km 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 The Greens
Get an email when The Greens's median PSF moves more than your chosen threshold. One community, one email — no broadcasts.
Current baseline: AED 1,864/sqft. Unsubscribe in one click. We respect your inbox.
Frequently asked questions about The Greens
What is the average property price in The Greens?
The median property price in The Greens is AED 2,000,000, with a median price per square foot of AED 1,864. Prices have changed +9.2% year-over-year as of September 2026.
What types of properties are available in The Greens?
The Greens is primarily an apartment community with approximately 100% apartments and 0% villas. The most common property types include Flat (3,546), Office (151).
How is the real estate market performing in The Greens?
The Greens has seen 3,153 property transactions over the past 5 years. The current year-over-year price change is +9.2%, with 457 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.