Dubai’s major developers are shifting focus toward low-density, family-oriented communities. Data from Savills and Knight Frank shows that villas and townhouses accounted for about 25% of total transaction value in 2025, despite forming a smaller share of overall sales — evidence that demand for land-based housing remains strong.
Established districts such as Nad Al Sheba, Dubai Hills Estate, Arabian Ranches 3 and Al Furjan set the model for this approach, combining freehold ownership, developed infrastructure, and access to schools that continue to attract buyers. In the sections below, we examine key villa districts in Dubai’s housing supply between 2026 and 2028, focusing on development scale, pricing, and infrastructure priorities.
Nad Al Sheba
Nad Al Sheba is located close to Downtown Dubai and the Meydan corridor, with direct access to Sheikh Mohammed bin Zayed Road and Al Ain Road, connecting residents to key employment zones in Business Bay and Dubai Silicon Oasis.
Prices for villas in Nad Al Sheba start at around AED 4.8 million (≈ USD 1.3 million) for four-bedroom homes and average about AED 15 million (≈ USD 4.1 million) for larger properties, depending on plot size and location, with gross rental yields near 4–4.3%, according to Property Finder data.
Developers are adding new clusters in Nad Al Sheba 3 and 4, introducing larger plots, landscaped streets, and upgraded community facilities such as parks, sports complexes, and retail hubs. Ongoing projects include new schools, healthcare centres, and an expanded cycling track near the Meydan Racecourse, turning Nad Al Sheba into a fully serviced suburban district rather than a stand-alone villa enclave.
Dubai Hills Estate
Dubai Hills Estate, developed by Emaar, remains the benchmark for integrated villa planning within city limits.
Villas in Dubai Hills Estate are priced from around AED 3 million (≈ USD 820,000) for smaller units, while larger golf-facing homes and premium plots can reach AED 55 million (≈ USD 15 million).
Rental yields average around 4.8%, supported by strong resale liquidity and extensive amenities, including an 18-hole championship golf course, Dubai Hills Mall, and a network of parks and medical and educational facilities.
Ongoing phases scheduled through 2027—such as Palm Hills, Golf Place III, and Dubai Hills Vista—are expanding the community’s residential core, while new road links to Al Khail Road and Umm Suqeim Street improve access to Downtown Dubai and Al Barsha. The district also includes one of the city’s largest green corridors.
Arabian Ranches 3
Arabian Ranches 3 is one of Dubai’s largest ongoing townhouse and villa developments, extending the original Emaar master community along Emirates Road. The project’s large scale and unified planning keep prices consistent across phases while maintaining liquidity in Dubai’s mid-luxury villa segment.
Current yields average around 4 %, with prices ranging between AED 2.6 million and AED 15 million (≈ USD 710,000 – 4.1 million) depending on size and location.
Handovers scheduled from 2026 onward will add several thousand new freehold homes, supported by community facilities such as Central Park, retail boulevards, schools, and a new connection to Sheikh Zayed Bin Hamad Al Nahyan Street.
Al Furjan
Al Furjan is positioned between Sheikh Zayed Road and Mohammed Bin Zayed Road, Al Furjan. The community features established retail centres, schools, and healthcare facilities, offering full infrastructure within Dubai’s built-up corridor.
Rental yields average around 4.8 %, while sale prices range from AED 2 million to AED 3.5 million (≈ USD 545,000 – 950,000), depending on plot size and proximity to the new Blue Line Metro stations.
Ongoing infill development in Al Furjan West is expected to add new townhouse clusters through 2027, strengthening its role as a stable, transit-connected residential zone.
New Entrants
Tilal Al Ghaf by Majid Al Futtaim continues phased construction through 2028, combining lagoon-side living with mid-luxury villas priced between AED 4–7 million (≈ USD 1.1–1.9 million). The master plan includes landscaped parks, schools, and the artificial Lagoon Al Ghaf, making it one of the few integrated residential zones in this price range.
The Valley by Emaar targets the mid-income segment along Al Ain Road, offering freehold villas starting from around AED 1.6 million (≈ USD 440,000). The project is planned with retail pavilions, healthcare facilities, and new road links connecting to Dubai Creek Harbour and Dubai Academic City, aligning it with the city’s logistics corridor growth.
South Bay Villas at Dubai South focuses on larger waterfront plots near Al Maktoum International Airport, with prices starting around AED 3 million (≈ USD 820,000). The development forms part of the wider Dubai South Master Plan and benefits from proximity to Expo City Dubai and the upcoming Etihad Rail link, both expected to reinforce long-term housing demand in the area.
Supply & Pricing Outlook
Data from DXB Interact and Knight Frank suggests villa completions will remain below 15,000 units annually through 2028 — far fewer than new apartment deliveries. This controlled pipeline is expected to keep villa prices firm, especially in integrated communities where land is already scarce. In practice, the next three years are less about discovering new areas and more about observing how limited supply sustains capital values in existing ones.
