AREA FILE · DUBAI
Al Furjan
What the numbers say about buying, renting and holding in one of Dubai’s most transacted mid-market communities. Prices, yields, service charges and the supply pipeline, all dated. Updated quarterly.
Last updated 12 August 2026 Next update Q4 2026
QUARTERLY
What changed this quarter
Q3 2026 update, published 12 August 2026.
- Sale prices held firm. Apartment values across the community are broadly flat to slightly firmer against the 2025 average of AED 1,281 per square foot.
- Studio rents softened. Registered contracts in newer buildings are running below last year as 2025 handovers absorbed tenants.
- Supply continues to land. The pipeline through 2028 remains the single most important variable for anyone underwriting rent here.
- Etihad Rail’s Jumeirah Golf Estates station is still scheduled for 30 September 2026. We will confirm rather than assume in the Q4 file.
PRICES AND YIELDS
Al Furjan prices, rents and rental yields
The figures most people arrive looking for, with the year attached so you can see how old they are.
AED 1,281
Per sq ft, apartments
2025 average, up about 15% on 2024
873
Apartment resales
2025, worth AED 1.05 billion
7.23%
Community gross yield
2025, across 4,775 rental contracts
8.75%
Studio gross yield
The strongest unit type in the community
What apartments rent for in Al Furjan
- Studios: about AED 49,092 a year on average across 1,188 registered contracts in 2025, up 8.9% year on year. Newer furnished stock trades higher, typically AED 50,000 to 55,000.
- One bedroom apartments: about AED 67,687 a year on the same 2025 basis.
- Registered contract rents are the honest measure. Listing prices sit above them, sometimes by a wide margin.
Is Al Furjan a good investment?
On the numbers, it is one of the better income plays in Dubai’s mid-market: a community yield of roughly 7.23% against a Dubai average nearer 6.31%, with studios leading at about 8.75% gross. What you are buying is cash flow at a readable entry price in a metro-served district, not prestige and not rapid capital growth.
The honest counterweight sits further down this page in the supply section. Read it before you model rent growth into your return.
SERVICE CHARGES
Service charges in Al Furjan
Apartments: broadly AED 12 to 18 per square foot per year. On a 420 sq ft studio that is roughly AED 5,000 to 7,600 annually, or about one full percentage point off your gross yield. Rates are approved building by building and reset annually.
The mistake we see most often: using Al Furjan’s master community charge, which is a fraction of a dirham to a few dirhams per square foot, to model an apartment. That figure covers Nakheel’s community infrastructure for villa plots. It has nothing to do with what a tower bills its apartment owners, and using it will flatter a yield model badly.
Always pull the approved rate for the specific building from the Land Department’s Mollak system, and look at the trend across years rather than a single number.
Ask us for a specific building’s rateLOCATION
Al Furjan location, metro and connectivity
Al Furjan is a Nakheel master planned community launched in 2009, covering roughly 560 hectares in southern Dubai and organised into north, south, east and west villages. It sits between Sheikh Zayed Road (E11) to the west and Mohammed Bin Zayed Road (E311) to the east, with Al Yalayis Street (D57) along the southern edge. That position is the whole commercial case: two of the emirate’s three main arteries within minutes.
The metro, accurately
Al Furjan Metro Station and Discovery Gardens Metro Station opened in January 2021 on the Red Line’s Route 2020 extension. One correction worth making, because the marketing rarely does: from most apartment clusters the station is roughly 1.5 to 2 kilometres away. The widely repeated “three minutes to the metro” refers to driving. Treat it as car and feeder bus access, which is entirely normal for this price band, but price it honestly.
Etihad Rail, in proportion
Dubai’s Etihad Rail passenger station is at Jumeirah Golf Estates, roughly 5 to 6 kilometres away, opening 30 September 2026. It brings intercity rail to Abu Dhabi, Sharjah and Fujairah within a short drive of Al Furjan, which is a genuine gain for the southern corridor. It is not a station inside the community, and there is no walkable link, so treat it as area upside rather than a doorstep amenity.
/photos/dubai/al-furjan/metro.webp / /photos/dubai/al-furjan/metro.jpgSchools, retail and daily life
SCHOOLS
- The Arbor School~1.0 km
- Arcadia Global School~1.3 km
- Dubai British School Jumeirah Park~20 min
RETAIL
- Al Furjan Pavilion & Club~1.0 km
- Ibn Battuta Mall~12 min
- Dubai Marina~20 min
HEALTHCARE
- Fakeeh Medicentres~8 min
- Medcare Medical Centre~8 min
- NMC Specialty Hospital~12 min
Nurseries in the community include Chubby Cheeks, Redwood Montessori and Jebel Ali Village Nursery. Population was recorded at 26,000 in 2021 and is materially higher today following the apartment build out, though no updated official figure has been published.
SUPPLY
The supply pipeline, and why it matters
This is the single most important thing to understand before buying an apartment in Al Furjan, and it is the thing most listings will not tell you.
The community is in a heavy delivery phase. Brokerage research counts more than sixty off-plan launches with handovers running through 2028, and upwards of two thousand units expected by 2027, weighted heavily toward studios and one bedroom apartments. Recent and imminent completions include Gemz by Danube, Avenue Residence 5, Azizi Central, Amalia Residences, Millennium Talia, Equiti Home and Rosalia, with Azizi Jewel, Sparklz, Pristine by Zoya and Sola behind them.
What this means in practice. Sale prices in Al Furjan have held up well, because buyers are pricing a well connected freehold district at an accessible entry point. Rents are the pressure point. Every new furnished studio that completes competes for the same tenant as the last one. Underwrite on today’s achieved rent, assume a realistic void, and treat rent growth before 2028 as a bonus rather than a plan.
The counterpoint, and it is a real one: buildings that are already delivered, already tenanted and already amenity rich compete perfectly well against a brand new tower with a two year snagging tail. Established stock in a supply wave is not the same risk as off-plan stock in a supply wave.
BUILDINGS
Buildings we cover in Al Furjan
Building level files with the full recorded transaction history, service charge position, achieved rents and honest analysis. Each is republished quarterly.
/photos/dubai/al-furjan/prime-residency-3.webp / /photos/dubai/al-furjan/prime-residency-3.jpgPrime Residency 3
Studios recorded between AED 620,000 and 730,000 over twelve months, gross yields centring near 8%, furnished stock with pool, gym and podium amenities. Twenty one transactions on the record.
Read the Tower FileMore buildings, quarterly
We publish a file on a building once we have transacted in it, because that is what gives us data at unit level rather than portal level. If you own in an Al Furjan building we have not covered and want it analysed, tell us and we will look at it.
Request a buildingQUESTIONS
Al Furjan: frequently asked questions
Is Al Furjan a good investment in 2026?
On the numbers it is one of the better income plays in Dubai’s mid-market: about 7.23% community gross yield against a Dubai average nearer 6.31%, with studios leading at roughly 8.75%. It suits investors buying cash flow at an accessible entry price. It does not suit anyone expecting rapid capital growth or prestige, and rent growth should not be modelled in before the 2028 supply pipeline clears.
What is the average price per square foot in Al Furjan?
Apartments averaged about AED 1,281 per square foot across 873 resale transactions in 2025, roughly 15% above 2024. Newer, smaller and furnished units trade above that average; larger and older stock below it.
What are service charges in Al Furjan?
Apartment buildings sit broadly in the AED 12 to 18 per square foot band, about AED 5,000 to 7,600 a year on a typical studio. Do not use the master community villa charge to model an apartment. Confirm the approved rate per building through Mollak.
Is Al Furjan connected to the metro?
Yes, via Al Furjan and Discovery Gardens stations on the Red Line Route 2020 extension, open since January 2021. From most apartment clusters it is a short drive or feeder bus of roughly 1.5 to 2 kilometres rather than a walk.
Can foreigners buy in Al Furjan?
Yes. Al Furjan is a designated freehold district, so ownership is open to all nationalities, and the purchase can be completed remotely with a notarised power of attorney.
Does buying in Al Furjan qualify for the Golden Visa?
Only above the threshold. The ten year property route requires AED 2 million or more, which most single apartments here fall below. Combined ownership across multiple properties can meet it, subject to the rules in force when you apply.
TWO WAYS TO USE THIS
Two ways to use this
If you own in Al Furjan
Tell us the building, size and floor and we will send a written view: what it is worth today against real comparables, what it would rent for, and whether selling or holding is the better call this year.
Request a valuation viewIf you are considering buying
The right building here depends on what you want the money to do. Tell us your budget and objective and we will tell you which buildings fit, which we would avoid, and why.
Talk it throughWHY THIS DESK
Why this desk, on this area
Aethoras and its advisors buy, sell, lease and rent in Al Furjan directly rather than through intermediaries. That is why the numbers on this page exist at unit and building level instead of portal level. Where we hold a position in a building we cover, we say so on that building’s file. Whatever you are weighing here, we are glad to talk it through, with no obligation attached.
This page is market intelligence for general information only. It does not constitute legal, tax, immigration or investment advice, is not an offer or solicitation, and is not an advertisement for any specific property. Figures are compiled from publicly recorded transactions and reputable market reports, and are accurate as at the dates shown. Service charges, rents and programme rules change; verify current figures before making any decision. aethoras.com