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Al Wasl

Mixed-Useالوصل
Dubai, Dubai
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AED / sqft
3,347
Rental Yield
2.98%
1Y Appreciation
+2.47%
3Y Appreciation
+32.64%
Occupancy
—
Score
1.7/10
Emerging OpportunityLimited data or below-average signal — see history below.

At a glance

Avg Price
AED 3,306/sqft
Based on 567 sales
Rental Yield
2.98% gross
≈ AED 29,800/yr on AED 1M
5Y Growth
+48% since 2021
AED 1,455 → AED 2,832/sqft
Avg Rent
AED 203,011/yr
≈ AED 16,918/month
Active Supply
2 buildings
Low — limited new supply
Ownership
Mostly leasehold
21.4% of parcels are freehold

Source: Dubai Land Department · live snapshot

Is this area right for you?

Income InvestorLower fit

Yield 2.98% — Dubai avg is 6.98%. Great for monthly cash-flow focus.

Calculate my ROI
Growth InvestorLower fit

+48% over 5 years. 567 sales/yr means good exit liquidity.

See price history
End User / FamilyGood fit

Rent ~AED 16,918/month here. +0.0% YoY rent.

Find a broker
Foreign InvestorLower fit

Mostly leasehold — limited freehold. Properties from AED 750K qualify for an investor visa.

Learn about visas

What can you buy here?

Per-bedroom benchmarks · 602 DLD transactions

BedroomAvg priceSales
StudioAED 1.35M33
1BRAED 2.62M219
2BRMost popularAED 4.84M223
3BRAED 10.58M108
4BRAED 29.15M10
5BR+AED 53.15M9
Source: DLD bedroom benchmarks. Sale prices are averaged at the (bedroom, year) level across registered transactions.

Community Profile

Sector 3 · Digital Dubai Official Statistics 2024

Low Density (Spacious)
Population
13,661
Residents living here
Area size
4.9 km²
Community footprint
Density
2,804 / km²
People per square km
Density rank
#85 of 126
Across Dubai communities

Spacious — typically larger plots / villa-led, slower turnover.

Population, area size, and density are official Digital Dubai 2024 community-level figures. Joined to Floxcy via DLD community code 343.

AI InsightsChartsOverviewFactsMap

Floxcy Insight

DLD-derived
Investment grade
B
Average market profile (38/100)

Best for

Capital growthYoung professionals

Market timing

Caution: Al Wasl shows late-cycle signalshigh confidence
  • •yield trendstable
  • •price positionat or near 5y peak
  • •supply pressurehigh

Areas like Al Wasl

vs 2.98% yield · 3,347 AED/sqft
Dubai Maritime City96% match
3.16% yield · 3,306 AED/sqft
Near-identical yield (3.16% vs 2.98%) and price
Palm Jumeirah90% match
3.22% yield · 3,839 AED/sqft
Near-identical yield (3.22% vs 2.98%) and price
Jumeirah Islands84% match
3.10% yield · 2,652 AED/sqft
Similar yield (3.10% vs 2.98%)
Lifestyle proximity scoring (metro / retail / landmarks) isn't currently sourced — we'll add it once integrated with public POI data, rather than fabricate it from coordinates alone.
Dubai Land Department · live benchmark567 sales · 659 rents · confidence high
Median price / sqft
AED 3,347
DLD 2026 YTD
Median annual rent
AED 193,999
DLD 2026 YTD
Rental yield
2.98%
Capped at 25%
YoY rent growth
+0.0%
vs 2025
Freehold parcels
21.4%
of 1,079 registered parcels
Land use (dominant)
83% Commercial
5% Public Facilities · 3% Residential
Registered parcels
100.0%
DLD registration status
Source: Dubai Land Department Open Data. Updated 2026-06-01. Mapped DLD area: Al Wasl.
📍 Map · Al Wasl0 verified buildingsView on full map
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11-Year Price History · Al Wasl · 2016–202611 years · DLD Sales-of-Unit
10-year growth
+120.1%
2016 → 2026 · cumulative
Annual growth rate
+8.21%
10y CAGR
5-year growth
+48.4%
2021 → 2026
Last year
+2.5%
2025 → 2026

Series: average AED/sqft per year, ready stock preferred (off-plan launches blended only when no ready trades cleared). Source: DLD registered Sales-of-Unit transactions 2016–2026.

True Returns — Net yield

estimate
Gross yield3.0%
− Service charge (est. AED 28/sqft)−0.8%
− Vacancy (5%)−0.1%
✅ Net yield2.0%

What actually hits your account after costs.

⚙️ Adjust service chargeAED/sqft

Estimated — service charges vary by building. Verify exact figures via the DLD Service Charge Index / Mollak. Gross is advertised; net is your real return (typically 1.5–2.5 points lower).

Residence visa eligibility

How it works →
🟢Golden Visa Eligible (10-yr)on the median sale (AED 3.13M)
99.9%
qualify for investor visa (≥750K)
83.6%
qualify for Golden Visa (≥2M)

Share of 8,183 residential sales in this area. Indicative — verify current visa rules with DLD / ICP / GDRFA.

Rent & Yield History · Al Wasl · 2021–2026Yield Flat
Latest gross yield
3.39%
2026 · sample 641
Yield change since 2021
+0.08pp
flat
Latest avg rent/sqft
AED 110
DLD Ejari
Latest avg annual rent
AED 201,927
641 contracts

Yields held flat 2021→2026

Series: gross yield = avg rent/sqft ÷ avg sale PPSF × 100, display-capped at 20%. Source: DLD Ejari rents (2021–2026) + registered Sales-of-Unit (2009–2026).

Property Breakdown16 properties total
16
Buildings
→
Communities
Rolled up from the synthetic building dim (dld_buildings_derived) built from DLD Ejari rent contracts 2021–2026. Click any tile to filter Property Intelligence by this area.
Lifestyle scoresOverall: 9.3/10
🚇 Metro access
8.0/10
Business Bay Metro Station · 2 stations
🛒 Retail
10.0/10
Dubai Mall
📍 Landmarks
10.0/10
Burj Khalifa
Derived from the most-frequent nearest_* values in DLD Ejari contracts for this area. Metro score uses distinct stations (≥10 contracts each).
🏗️ Active development in this areaSee all
2 projects with at least one under-construction building under their master plan.
Upcoming availability · 90 dayshorizon: 2026-08
360 Person residential contracts expire by 2026-08 — roughly 132 units likely to come back on the market (39% non-renewal blend).
TypeExpiringEst. availableAvg last rentRenewal prob.
2BR14354AED 212,06753%
3BR7627AED 341,56454%
1BR7026AED 149,63150%
4BR6022AED 420,08756%
5BR+93AED 396,66956%
Studio10AED 44,40061%
Other10AED 275,00045%
Source: DLD Ejari lease end dates. Estimated availability uses a blended 39% non-renewal rate; per-row renewal probability blends historical Person+Renew (61%) vs Person+New (45%).
Top buildings in Al Wasl · DLD EjariSee all →
NO.1, NO.2A, NO.2B, NO.3A AND 3B CITYWALK RESIDENTIAL
58 active rents · Building
Income: AED 10M – 50M/year
Canal Front Residences-CF7 & CF8 & CF9
45 active rents · Building
Income: AED 10M – 50M/year
NO.20, NO.21A, NO.21B AND NO.22 CITYWALK RESIDENTIAL
37 active rents · Building
Income: AED 10M – 50M/year
Canal Front Residences CF1 & CF2
37 active rents · Building
Income: AED 1M – 10M/year
Celadon
32 active rents · Building
Income: AED 1M – 10M/year
Central Park at City Walk -Building 1
30 active rents · Building
Income: AED 1M – 10M/year
Source: Dubai Land Department · Ejari rent contract registry.
Generating AI insight…
AI Investment AnalysisGenerated · 2026-10-26
Below market

Al Wasl screens below the market

Underperformance versus the market on both yield and growth. Consider only with a specific thesis — e.g. infrastructure catalyst or distressed pricing.

  • Yield 2.98% -3.5pp vs UAE benchmark (6.5%)
  • 1Y appreciation 2.47% -3.5pp vs benchmark
  • 3Y appreciation 32.64% — multi-year price trend
  • Moderate risk · risk score 4.7/10
Risk Interpretation
Moderate risk4.7/10

Mainstream investor demand with stable fundamentals. Suitable for core allocations.

Opportunity Drivers

Drivers: yield trails the benchmark by 3.5pp; 1Y appreciation lags the market by 3.5pp.

Analysis is rules-derived from latest market snapshot. Not investment advice. Methodology v0.1.
Price & Yield · 12-month history11 snapshots
About this area

Established mid-tier district bridging Jumeirah and Al Safa. Strong family demographics, low density, walking access to City Walk and Box Park.

Avg sale price
AED 117
Annual rent
AED 194K
Occupancy
—
Demand score
3.9/10
Risk score
4.7/10
Transaction volume
567
Quick facts
Type
Mixed-Use
City
Dubai
Emirate
Dubai
Arabic
الوصل
Coordinates
25.2155, 55.2647
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