Tools
More
Calculate ROI

Dubai South

Mixed-Useدبي الجنوب
Dubai, Dubai
Open in Google MapsCompareCalculate ROI
AED / sqft
1,220
Rental Yield
6.41%
1Y Appreciation
-1.91%
3Y Appreciation
+50.95%
Occupancy
—
Score
4.8/10
Strong Capital Growth5-year price growth above 100% — capital appreciation play.

At a glance

Avg Price
AED 1,252/sqft
Based on 722 sales
Rental Yield
6.41% gross
≈ AED 64,100/yr on AED 1M
5Y Growth
+141% since 2021
AED 1,442 → AED 1,113/sqft
Avg Rent
AED 79,538/yr
≈ AED 6,628/month
Active Supply
0 buildings
Low — limited new supply
Ownership
See land registry
Foreign-ownership status

Source: Dubai Land Department · live snapshot

Is this area right for you?

Income InvestorLower fit

Yield 6.41% — Dubai avg is 6.98%. Great for monthly cash-flow focus.

Calculate my ROI
Growth InvestorStrong fit

+141% over 5 years. 722 sales/yr means good exit liquidity.

See price history
End User / FamilyGood fit

Rent ~AED 6,628/month here. +9.6% YoY rent.

Find a broker
Foreign InvestorLimited data

Land-registry coverage incomplete for this area.

Learn about visas

What can you buy here?

Per-bedroom benchmarks · 3,843 DLD transactions

BedroomAvg priceSales
StudioAED 615.3K741
1BRMost popularAED 1.26M1,663
2BRAED 2M1,244
3BRAED 2.74M195
Source: DLD bedroom benchmarks. Sale prices are averaged at the (bedroom, year) level across registered transactions.

Community Profile

Sector 5 · Digital Dubai Official Statistics 2024

Low Density (Spacious)
Population
22,927
Residents living here
Area size
141.8 km²
Community footprint
Density
162 / km²
People per square km
Density rank
#122 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 521.

AI InsightsChartsOverviewFactsMap

Floxcy Insight

DLD-derived
Investment grade
A
Strong yield + growth profile (69/100)

Best for

Capital growthFamilies (villa-leaning area)

Market timing

Dubai South is mid-cyclelow confidence

Areas like Dubai South

vs 6.41% yield · 1,220 AED/sqft
Mira93% match
6.76% yield · 1,227 AED/sqft
Near-identical yield (6.76% vs 6.41%) and price
Al Furjan91% match
6.44% yield · 1,394 AED/sqft
Near-identical yield (6.44% vs 6.41%) and price
Warsan Fourth90% match
6.48% yield · 1,054 AED/sqft
Near-identical yield (6.48% vs 6.41%) and price
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 benchmark722 sales · 2,545 rents · confidence high
Median price / sqft
AED 1,220
DLD 2026 YTD
Median annual rent
AED 69,500
DLD 2026 YTD
Rental yield
6.41%
Capped at 25%
YoY rent growth
+9.6%
vs 2025
Source: Dubai Land Department Open Data. Updated 2026-06-01. Mapped DLD area: Dubai South.
18-Year Price History · Madinat Al Mataar · 2009–202615 years · DLD Sales-of-Unit
10-year growth
+76.2%
2016 → 2026 · cumulative
Annual growth rate
+5.83%
10y CAGR
5-year growth
+140.8%
2021 → 2026
Last year
-1.9%
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 2009–2026.

True Returns — Net yield

estimate
Gross yield6.4%
− Service charge (est. AED 18/sqft)−1.5%
− Vacancy (5%)−0.3%
✅ Net yield4.6%

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 →
🔵Investor Visa Eligible (2-yr)on the median sale (AED 1.53M)
78.9%
qualify for investor visa (≥750K)
36.1%
qualify for Golden Visa (≥2M)

Share of 26,249 residential sales in this area. Indicative — verify current visa rules with DLD / ICP / GDRFA.

Rent & Yield History · Madinat Al Mataar · 2021–2026Yield Falling
Latest gross yield
4.83%
2026 · sample 2210
Yield change since 2021
-0.85pp
falling
Latest avg rent/sqft
AED 79
DLD Ejari
Latest avg annual rent
AED 82,903
2,210 contracts

Yields compressed 0.85pp since 2021 — prices outran rents.

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 Breakdown33 properties total
20
Buildings
13
Villas
→
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: 2.3/10
🚇 Metro access
0.0/10
—
🛒 Retail
0.0/10
—
📍 Landmarks
7.0/10
Expo 2020 Site
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
3 projects with at least one under-construction building under their master plan.
Upcoming availability · 90 dayshorizon: 2026-08
1,434 Person residential contracts expire by 2026-08 — roughly 558 units likely to come back on the market (39% non-renewal blend).
TypeExpiringEst. availableAvg last rentRenewal prob.
2BR410161AED 77,66453%
1BR407159AED 55,15651%
3BR321125AED 117,64051%
Studio19172AED 39,12450%
4BR9438AED 165,50050%
5BR+72AED 226,66745%
Other41AED 71,63358%
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 Dubai South · DLD EjariSee all →
MAG 5 BOULEVARD
307 active rents · Building
Income: AED 10M – 50M/year
CELESTIA
260 active rents · Building
Income: AED 10M – 50M/year
Parkside 2
124 active rents · Building
Income: AED 10M – 50M/year
Parkside
100 active rents · Building
Income: AED 10M – 50M/year
URBANA III
81 active rents · Building
Income: AED 1M – 10M/year
Greenview 2
76 active rents · Building
Income: AED 1M – 10M/year
Source: Dubai Land Department · Ejari rent contract registry.
Generating AI insight…
Opportunity classificationvs all 70 areas →
64/100
Value OpportunityConfidence: 86%
Why
  • AED/sqft trades at a 27% discount to the cohort median.
  • Healthy liquidity: 722 transactions in the latest snapshot.
Risks
  • Standard market risk applies. Supply pipeline and macro liquidity remain monitor-worthy.
Best for

Value investors seeking discounted entry with margin of safety.

Strategy

Wait for clear catalyst (infrastructure, supply absorption) before scaling exposure.

Nearby — 3 closest

No comparable areas with coordinates yet.

See methodology for the full scoring formula. Not investment advice.
AI Investment AnalysisGenerated · 2026-09-10
Below market

Dubai South 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 6.41% -0.1pp vs UAE benchmark (6.5%)
  • 1Y appreciation -1.91% -7.9pp vs benchmark
  • 3Y appreciation 50.95% — multi-year price trend
  • Elevated risk · risk score 5.5/10
Risk Interpretation
Elevated risk5.5/10

Higher beta to market cycles. Position sizing matters; suitable as satellite allocation.

Opportunity Drivers

Drivers: 1Y appreciation lags the market by 7.9pp; demand fundamentals are strong.

Analysis is rules-derived from latest market snapshot. Not investment advice. Methodology v0.1.
Price & Yield · 12-month history15 snapshots
About this area

Master-planned aerotropolis around Al Maktoum International. Long-horizon thesis tied to airport expansion and logistics. Currently affordable; emerging growth story.

Avg sale price
AED 73
Annual rent
AED 69.5K
Occupancy
—
Demand score
7.9/10
Risk score
5.5/10
Transaction volume
722
Quick facts
Type
Mixed-Use
City
Dubai
Emirate
Dubai
Arabic
دبي الجنوب
Coordinates
24.8895, 55.1466
Open in Google Maps

Ready to invest in Dubai South?

Pick a next step — every tool here uses live DLD data, no fluff.

Ask AI AdvisorFind a BrokerCalculate ROICompare Areas