Jumeirah
Dubai's established villa district along Jumeirah Beach Road, where low-rise family homes and public beaches sit a short drive from Downtown Dubai, with newer freehold apartments at La Mer and on Jumeirah Bay Island.
Jumeirah is the strip of coast between the sea and Al Wasl Road that runs south-west from La Mer to Umm Suqeim. It is one of the city's longest-established residential districts and is divided into Jumeirah 1, Jumeirah 2 and Jumeirah 3. It is home to a mix of Emirati families and long-standing expatriate residents, and has a settled, low-rise feel.
Most homes are standalone villas, from three to more than seven bedrooms, many with private gardens, pools and maid's rooms, in styles that range from traditional Arabic to recent contemporary rebuilds. Some sit in small gated compounds; many stand on their own plots along quiet residential streets. Much of this older villa stock is let rather than sold, and most of it is not open to foreign buyers.
The freehold side of Jumeirah is newer and sits on the coast. Port de La Mer, built by Meraas in Jumeirah 1, has low-rise apartment buildings beside a marina, and is where most resale apartments in the district change hands. Jumeirah Bay Island, also by Meraas, is a private island off Jumeirah 2 with the Bulgari Resort and Residences and a small number of very large villas. Branded residences under construction, including Aman and Rosewood at H&H's Dubai Peninsula and Meraas's Solaya at La Mer, now account for a large share of the district's sales by value.
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Contact usLocation and connectivity
Getting around
There is no Metro station in Jumeirah. The nearest is Business Bay on the Red Line, about 15 minutes by car, with Burj Khalifa/Dubai Mall and Financial Centre stations a similar drive. RTA buses, including routes 8, 81 and 88, run along Jumeirah Beach Road and Al Wasl Road and link the district to those stations. Most residents drive or use taxis. Jumeirah Beach Road runs the length of the district along the coast, Al Wasl Road runs parallel to it inland, and Al Safa Street and other cross streets lead to Sheikh Zayed Road. Villas have their own parking, but public parking near Kite Beach, J1 Beach and the malls fills up on weekend evenings and around sunset. The times above are from Jumeirah 1; from Jumeirah 3, Downtown and DIFC are a few minutes further and Kite Beach and the Burj Al Arab are closer.
Travel times
| Destination | Minutes | Kilometres |
|---|---|---|
| La Mer and Port de La Mer | 10 to 15 min | 3 km |
| City Walk | 10 to 15 min | 4 km |
| Downtown Dubai (Burj Khalifa and Dubai Mall) | 10 to 15 min | 5 km |
| DIFC | 10 to 15 min | 6 km |
| Kite Beach | 10 to 15 min | 7 km |
| Business Bay (Bay Square) | 15 to 20 min | 7 km |
| Dubai World Trade Centre | 15 to 20 min | 8 km |
| Burj Al Arab | 15 to 20 min | 11 km |
| Destination | Minutes | Kilometres |
|---|---|---|
| Dubai International Airport (DXB), Terminal 1 | 20 to 25 min | 16 km |
| Dubai International Airport (DXB), Terminal 3 | 20 to 25 min | 17 to 18 km |
| Mall of the Emirates | 20 to 25 min | 16 km |
| Dubai Hills Mall | 25 to 30 min | 18 to 20 km |
| Dubai Marina (Dubai Marina Mall) | 25 to 30 min | 22 km |
| Palm Jumeirah (Atlantis The Palm) | 30 to 35 min | 26 km |
| Al Maktoum International Airport (DWC) | 55 to 60 min | 51 to 55 km |
| Abu Dhabi (Sheikh Zayed Grand Mosque) | 85 to 95 min | 129 km |
By car, outside rush hour. Times vary with traffic.
Investment potential
Jumeirah is bought mainly for living in rather than for yield: it is one of the few places in central Dubai where a family can have a standalone villa with a garden a few minutes from the beach and from Downtown.
It is a small, high-value market. About 435 sales were registered in the twelve months to October 2026, around 12% fewer than a year earlier, and 2026 to date is running about 38% behind 2025. The average price per square foot on registered sales rose about 9% in 2026 to date, but much of that comes from off-plan branded residences, which sell at about AED 7,000 to 8,000 per square foot. Resale apartments, most of them at Port de La Mer, sell at about AED 2,750 to 3,800 per square foot.
Gross rental yields on apartments are about 4.5% to 5.5%. Villas are harder to price for yield: the few villas that sell are mostly newer freehold homes at Sur La Mer, Jumeirah Bay Island and rebuilt plots in Jumeirah 1, while most villas for rent are older homes, so their rents and sale prices describe different stock. Plots trade too: about 50 changed hands in the year, mostly in Jumeirah 1, typically for AED 8 million to 12 million.
Supply of existing homes is limited because the district is largely built and most villa land is not freehold. New supply is concentrated in high-end branded projects due over the next few years, which will add choice at the top of the market rather than in the mid-range.
Indicative prices
- 1 bedroom apartment, Port de La Mer
- AED 2.15M to 2.4M
- Annual rent about AED 100,000 to 125,000
- 2 bedroom apartment, Port de La Mer
- AED 3.45M to 4.6M
- Annual rent AED 160,000 to 210,000
- 3 bedroom apartment, Port de La Mer
- AED 8.2M to 10.1M
- Annual rent about AED 360,000 to 480,000
- 3 bedroom branded residence, off-plan
- AED 24M to 34M
- 3 bedroom villa
- about AED 10M to 12.5M (few sales)
- Annual rent AED 170,000 to 220,000
- 4 bedroom villa
- about AED 13M to 16.5M (few sales)
- Annual rent AED 210,000 to 320,000
- 5 bedroom villa
- AED 25M to 32M
- Annual rent AED 260,000 to 490,000
- Villa plot, Jumeirah 1, 2 and 3
- AED 8M to 12M
Key figures
- Average price per sq ft
- About AED 2,750 to 3,800 on resale apartments; about AED 7,000 to 8,000 for branded off-plan
- Price change, 2026 to date
- Up about 9% per sq ft on registered sales, driven partly by branded off-plan
- Gross rental yield
- About 4.5% to 5.5% on apartments; lower on villas
- Sales in the last 12 months
- About 435, around 12% fewer than a year earlier
Figures as of October 2026.
Sources: Dubai Land Department sales and rent registrations via Property Finder (sales October 2025 to October 2026, rents September to October 2026); Property Finder area insights; Meraas and H&H project information.
Figures are indicative and for information only. They are not financial advice.
Lifestyle
Daily life is quieter than in the tower districts. Streets are lined with villas and trees, many residents walk or cycle along the beachfront paths, and the district is popular with pet owners. Shopping is spread across smaller malls rather than one large one: Mercato, Town Centre Jumeirah, The Village Mall and Sunset Mall cover groceries, pharmacies, cafes and clinics, and residents drive to Mall of the Emirates or the Dubai Mall for a wider choice.
The beaches are the main draw. Kite Beach has running and cycling tracks, sports courts and food trucks, Jumeirah's public beaches line the coast, and J1 Beach at La Mer holds beach clubs and restaurants. Dining ranges from cafes on Jumeirah Beach Road to the restaurants at the Four Seasons Resort and 3Fils at Jumeirah Fishing Harbour.
Families are well served. Several international schools and nurseries are inside the district or just across Al Wasl Road in Al Safa and Al Wasl, and Emirates Hospital Jumeirah is on Jumeirah Beach Road. Beach car parks and the roads around Kite Beach and J1 Beach get busy on winter weekends.
Places nearby
Schools and nurseries
- Jumeira Baccalaureate SchoolIB curriculum, Jumeirah 1, rated Very Good by KHDA (2023 to 2024)
- Jumeirah CollegeBritish curriculum, Years 7 to 13, Al Safa 1, rated Outstanding by KHDA
- Dubai British School JumeiraBritish curriculum primary, Al Wasl, opened 2024
- Al Shorouq Private SchoolJumeirah 1
- Green Grass Nursery and Kids' Island NurseryJumeirah 1 and Jumeirah 3
Healthcare
- Emirates Hospital JumeirahHospital on Jumeirah Beach Road, Jumeirah 2, with a 24-hour emergency department
- Saudi German Clinic Jumeirah and Medcare Medical CentreClinics in the district
Shopping and groceries
- Mercato Shopping MallMore than 140 shops, Jumeirah 1
- Town Centre Jumeirah, The Village Mall and Sunset MallSmaller community malls along Jumeirah Beach Road
- Spinneys, Waitrose, Union Coop and CarrefourSupermarkets in and around the district
Dining
- Four Seasons Resort Dubai at Jumeirah BeachRestaurants including Coya, Sea Fu and Nusr-Et
- 3FilsAsian restaurant at Jumeirah Fishing Harbour
- J1 BeachBeach clubs and restaurants at La Mer, including Gigi, Baoli and Sirene
- SALT, Kite BeachRestaurant on Kite Beach
Parks and beaches
- Kite BeachPublic beach with running and cycling tracks, sports courts and food trucks
- Jumeirah public beachesOpen beaches along Jumeirah Beach Road
- Safa ParkLarge park in Al Safa, next to Jumeirah 2
- Dubai Water Canal promenadeWalking and cycling paths along the canal
Culture and leisure
- Jumeirah MosqueGuided tours for visitors by the Sheikh Mohammed Centre for Cultural Understanding
- Etihad MuseumMuseum of the UAE's founding, beside Union House, Jumeirah 1
Why buyers choose it
- Standalone villas with gardens a few minutes from the beach, which few central districts offer
- Public beaches along the whole coast, including Kite Beach and J1 Beach
- About 10 to 15 minutes by car to Downtown Dubai and DIFC outside rush hour
- About 20 to 25 minutes to Dubai International Airport outside rush hour
- Freehold apartments for all nationalities at Port de La Mer, Pearl Jumeirah and Jumeirah Bay Island
- Several well-regarded schools and nurseries in and around the district
- A built-out, established area where new supply is limited
Worth knowing
- Most older villas and villa plots are not open to foreign buyers, which narrows the choice to the freehold pockets
- No Metro station; most residents depend on a car
- Prices and rents are well above the Dubai average, and villa yields are low
- A small market with few sales, so resale can take longer than in the large apartment districts
- Beach car parks and the roads near Kite Beach and J1 Beach are busy on weekend evenings
- Building work on branded residences and villa rebuilds is under way in parts of the district
Who it suits
- Families who want a villa with a garden near the beach and good schools
- UAE and GCC nationals buying villas or plots to build their own home
- Buyers of branded residences who want a beachfront address close to the city centre
- Apartment buyers who want a low-rise, seaside building at Port de La Mer
- Long-term residents who value a quieter neighbourhood over rental yield
Jumeirah in pictures
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