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Home / Areas / Dubai/ Al Jaddaf
An operational metro, Dubai Creek on one side and Healthcare City on the other.

Al Jaddaf

Al Jaddaf is a 5.5 sqkm mixed-use district on the southern bank of Dubai Creek — between Bur Dubai to the west and Dubai Healthcare City to the east. The area offers an operational metro station (Green Line), a waterfront promenade, and a well-established rental market driven by Healthcare City residents, hospitality (Marriott, IntercityHotel, Barcelo), and central offices. It delivers stable rental yields of 6-8% at an accessible entry price (1,200-1,900 AED per sqm) — one of the best opportunities to combine metro access with affordability.

Master developer Dubai Properties + Sobha + Azizi + Manazel Size ~5.5 sqkm Riyan Heights · Sobha Hartland Waves · Azizi Aliyah · Manazel Al Khor Mixed-use · High-rise · On Dubai Creek
6–8%
Rental yield (apartments)
1,200–1,900 AED
Average price per sqm
~10 min
Distance to Downtown
CONNECTIVITY

Where Al Jaddaf sits.

Al Jaddaf sits in central Dubai with excellent access to the E11 and the E44.

Drive times

Downtown / Burj Khalifa~10 min
Dubai Healthcare City~5 min
Bur Dubai~5 min
Dubai Mall~12 min
DXB Airport~15 min

Metro & transport

Green Line · Operational
Nearest station today: Al Jaddaf Metro Station
The metro station is operational, with 12 minutes to BurJuman, 18 minutes to DXB via Al Rigga, and 25 minutes to Etisalat. A significant driver of rental yields in the area.

Major roads

Sheikh Zayed RoadE11
Al Khail RoadE44
Al Jaddaf Road
NEIGHBORHOOD LIFE

A full life — without leaving.

Education

  • Swiss International Scientific School Dubai (~10 min)
  • Dubai International Academy (Healthcare City, ~5 min)
  • Nurseries near Healthcare City

Healthcare

  • Dubai Healthcare City (~5 min) — Dubai's largest medical hub
  • Mediclinic City Hospital
  • American Hospital Dubai (~10 min)

Shopping

  • Dubai Festival City Mall (~10 min)
  • Wafi Mall (~10 min)
  • Supermarkets in every project

Leisure

  • Al Jaddaf Waterfront Promenade — a waterside promenade along Dubai Creek
  • Dubai Creek Park (~5 min)
  • Yacht and boat clubs

Landmarks

  • Dubai Healthcare City
  • Dubai Creek — Dubai's historic waterway
  • Several international hotels (Marriott Executive, IntercityHotel, Rotana)
THE DATA

The numbers. No fluff.

Al Jaddaf is an excellent example of an area with a rare combination of an <b>operational metro plus accessible pricing</b>. A 1BR apartment at AED 1.1 million generates AED 88K in annual rent (8% gross, 6.4% net after costs). Demand comes from Healthcare City residents, hotel staff, and office workers seeking metro access without Downtown prices.

6–8%
Gross rental yield · city avg ~6.8%
1,200–1,900 AED/sqft
Current price · per sq.ft
12–18 AED per sqm AED/sqft
Service charge · per year
Avg. price per sq.ft · 2022–2026 ▲ +50% over 4 years
20222023202420252026
Studio7.5–8.5%
1BR apartment7–8%
2-3BR apartment6–7.5%
FIGURES INDICATIVE, NOT A GUARANTEE · AS OF 2026-05-26
IS IT RIGHT FOR YOU?

Who Al Jaddaf suits best.

A strong fit if you're…
  • Buy-to-let investors seeking high yields (7-8%) with an operational metro
  • Healthcare City residents or hospitality professionals working in the area — close to home
  • Young couples looking for an affordably priced studio (650-900K AED)
Look elsewhere if you want…
  • Anyone seeking a family community with villas — Al Jaddaf is a high-rise district
28 PROJECTS IN AL JADDAF

What's available right now.

Live from the catalog — sorted cheapest first.

OFF-PLAN
Azizi Developments

Azizi Jaddaf Beach Oasis at Al Jaddaf, Dubai

Studio, 1 Bedroom Handover Q4 2028
From
737,000 AED
OFF-PLAN

Lumiere Heights at Al Jaddaf, Dubai

Studio, 1-3 Bedroom Handover Q3 2027
From
747,352 AED
PRE-LAUNCH
Azizi Developments

Azizi Farishta II at Al Jadaf, Dubai

Studio, 1 Bedroom Handover Q4 2028
From
759,000 AED
OFF-PLAN
Azizi Developments

Azizi David at Al Jaddaf, Dubai

Retail, Studio, 1-2 Bedroom Handover Q4 2027
From
767,000 AED
OFF-PLAN
Hamrk Development

Affini Tribute Portfolio Residences at Al Jaddaf, Dubai

Studio, 1-2 Bedroom Handover Q3 2025
From
800,000 AED
PRE-LAUNCH

AJ Gargash Jaddaf Waterfront at Al Jaddaf, Dubai

Studio Handover Q2 2028
From
800,000 AED
PRE-LAUNCH
Binghatti Developers

Binghatti Cullinan at Al Jaddaf, Dubai

Retail Space, Studio, 1-3 Bedroom Handover Announcing - Soon
From
819,999 AED
OFF-PLAN
Azizi Developments

Azizi Leily at Al Jaddaf, Dubai

Studio, 1-4 Bedroom Handover Q4 2027
From
828,000 AED
PRE-LAUNCH
Binghatti Developers

Binghatti Starlight at Al Jaddaf, Dubai

Studio, 1-2 Bedroom Handover Q1 2026
From
850,000 AED
OFF-PLAN
Kasco Real Estate Development

VAL by Kasco at Al Jaddaf, Dubai

Studio, 1-2 Bedroom Handover Q4 2026
From
870,000 AED
OFF-PLAN
Binghatti Developers

Binghatti Ghost at Al Jaddaf, Dubai

Studio, 1-3 Bedroom Handover Q1 2026
From
900,000 AED
OFF-PLAN

Volna By Kasco at Al Jaddaf, Dubai

Studio, 1-3 Bedroom Handover Q2 2026
From
965,583 AED
READY
Azizi Developments

Azizi Fawad at Al Jaddaf, Dubai

Studio, 1-2 Bedroom Handover Ready
From
1,023,570 AED
OFF-PLAN
Azizi Developments

Adeba Azizi Residence at Al Jaddaf, Dubai

Studio, 1-3 Bedroom Handover Q3 2025
From
1,058,760 AED
PRE-LAUNCH
Key Mavens Real Estate Developments

Montage by Key Mavens at Al Jaddaf, Dubai

1-2 Bedroom Handover Q4 2027
From
1,100,000 AED
OFF-PLAN
Palladium Development

Palladium Amazonia at Al Jaddaf, Dubai

1-2 Bedroom Handover Q2 2026
From
1,100,000 AED
PRE-LAUNCH
Azizi Developments

Azizi Creek Views 4 at Al Jaddaf, Dubai

1-3 Bedroom Handover Q4 2028
From
1,125,000 AED
OFF-PLAN
Binghatti Developers

Binghatti Twilight at Al Jaddaf, Dubai

1-3 Bedroom Handover Q1 2026
From
1,261,480 AED
OFF-PLAN
Binghatti Developers

Binghatti Moonlight at Al Jaddaf, Dubai

1-3 Bedroom Handover Q2 2026
From
1,352,659 AED
OFF-PLAN
Binghatti Developers

Binghatti Pinnacle at Al Jaddaf, Dubai

1-3 Bedroom Handover Q4 2025
From
1,449,999 AED
OFF-PLAN
LMD Development

LMD La Boutique at Al Jaddaf, Dubai

2 Bedroom Handover Q4 2026
From
1,515,993 AED
PRE-LAUNCH
Azizi Developments

Azizi Tower 1 at Al Jaddaf, Dubai

Retail Space Handover Q4 2027
From
1,827,000 AED
OFF-PLAN
BnW Developments

BnW Ramada Residences at Al Jaddaf, Dubai

1-2 Bedroom Handover Q2 2026
From
1,851,490 AED
OFF-PLAN
Swiss Property

Kempinski Residences at Al Jaddaf, Dubai

Studio, 1-4 Bedroom Handover Q3 2025
From
2,200,000 AED
OFF-PLAN
Binghatti Developers

Binghatti Ivory at Al Jaddaf, Dubai

2 Bedroom Handover Q4 2025
From
2,231,000 AED
OFF-PLAN

Ritz-Carlton Residences Dubai Creekside at Creek Harbour, Dubai

1-2 Bedroom Handover Q1 2026
From
7,300,000 AED
PRE-LAUNCH
HRE Development

HRE Celeste at Al Jaddaf, Dubai

Will Be Updated Soon Handover Announcing - Soon
From
AED
PRE-LAUNCH
Binghatti Developers

Binghatti Valley at Al Jaddaf, Dubai

1-2 Bedroom Handover Q2 2026
From
AED
GOOD TO KNOW

Common questions about Al Jaddaf.

What yield can I expect from a property in Al Jaddaf?+

Rental yield for a studio: 7.5-8.5%. For a 1BR: 7-8%. For a 2-3BR: 6-7.5%. Net, after maintenance, management and municipal fees: ~6.4% on an active studio.

What is the entry price for a property in Al Jaddaf?+

Studio: 600-900 thousand AED. 1BR apartment: 1.0-1.5 million AED. 2BR apartment: 1.5-2.5 million AED.

Is there a metro station in Al Jaddaf?+

Yes — Al Jaddaf Metro Station on the Green Line. 12 minutes to BurJuman, 18 minutes to DXB via the Al Rigga interchange.

What makes the area attractive?+

A rare combination of an operational metro plus accessible pricing plus nearby Healthcare City. Stable year-round rental demand from residents of the hospitals and hotels in the area.

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