EMIRATES LIVING AREA GUIDE

Introduction & Key Highlights

Emirates Living is a family-friendly community spanning 52.2 million sq. ft., comprising five distinct neighbourhoods: Emirates Hills, The Springs, The Meadows, The Lakes, and Hattan. Each one of these gated communities in Emirates Living has its own personality, but they all share the same sense of calm and exclusivity. Most of the community is residential, featuring spacious villas, townhouses, and a few select apartments. It's perfect for anyone who wants to step away from the city's hustle and bustle without giving up easy access to shops, restaurants, and entertainment.

Even the roads and infrastructure add to the appeal. Well-maintained streets make driving or cycling a pleasure, while parks and green spaces give the neighbourhood a fresh, airy feel. It's the kind of community that offers a lifestyle that's relaxed and connected.

In a Nutshell:

• From luxury villas to townhouses and select apartments, there's a property for every lifestyle and family size.
• Freehold properties with steady price growth and attractive rental yields make it popular with investors.
• Easy access to Sheikh Zayed Road, Dubai Marina, Downtown Dubai, and other key areas makes the city easily accessible.
• Parks, golf courses, gyms, shopping, and dining options ensure everything you need is nearby.
• Renowned nurseries, schools, and medical centres make it ideal for families.

Emirates Living Location & Connectivity

Emirates Living sits right between The Greens and Jumeirah Park, and its five neighbourhoods are connected by lakes that stretch from Jebel Ali Racecourse to Montgomery Golf Club. Sheikh Zayed Road is just a short drive away, so reaching Dubai's main business areas, such as Dubai Marina (12 minutes), Dubai Internet City (10 minutes), Palm Jumeirah (15 minutes), or Downtown Dubai (25 minutes), is quick and easy. If you travel frequently, Dubai International Airport is just a 25-minute drive away. It's the kind of location that keeps you close to the city's key spots while still feeling calm and settled.

Transportation & Parking

Most people living in Emirates Living get around by car. Dubai's roads are wide and easy to navigate. Traffic in Emirates Living is usually light, so daily commutes and school runs are much less stressful than in busier parts of the city. If you don't drive, getting around isn't a problem either. Taxis are always around, and apps like Uber and Careem make travelling from one spot to another simple. The Metro doesn't run directly into the community, but it's still handy if you combine it with a bus ride. For example, from the Dubai Internet City Metro Station, you can take the F31 bus to The Meadows, or from the Mall of the Emirates Metro Station, hop on the F35 bus to The Greens. DMCC Metro Station and JLT Metro Station are just a 5–10-minute drive away.

Every home comes with its own dedicated space, so residents don't have to worry about sharing with others. Visitors and people working nearby will also find plenty of spots near malls, schools, and parks.

Residential Options & Property Market

Emirates Living has a wide range of homes to choose from. You'll find studios and 1- to 4-bedroom apartments, townhouses with 2 to 6 bedrooms, and villas from 3 to 7 bedrooms. The villas in Emirates Hills are some of the most luxurious in Dubai, with large plots, private gardens, and all the high-end amenities you could ask for.

The Meadows and The Springs are slightly more affordable but still offer a touch of luxury, with townhouses and villas situated around community parks and lakes. The Lakes is another upscale spot, known for its villas with large plots and lovely views of golf courses and greenery.

The sizes of properties in Emirates Living vary quite a bit. Villas usually range from 2,500 to 10,000 square feet, while townhouses are between 2,100 and 7,500 square feet. Apartments are generally smaller, ranging from 450 to 2,400 square feet, but still come with high-quality finishes. Most homes feature elements such as marble floors, smart home technology, and large windows that let in ample light.

Emirates Living Property Prices

The price of buying a property in Emirates Living varies greatly depending on the property type and its location within the community. Here is the breakdown:

Average Apartment Price in Emirates Living

Average Villa Price in Emirates Living

Average Townhouse Price in Emirates Living

Emirates Living Rental Prices

Rent in Emirates Living reflects the area's prestige and luxury status. However, they vary depending on the size, property type, and location within the community.

On average, rental prices in Emirates Living are as follows:

Emirates Living Villas For Rent

Emirates Living Townhouse For Rent

Emirates Living Rental Yields

Overall Average ROI: 4.44%

Average Apartment Roi: 5.9%

Studio: 6.25%

1-Bed: 6.34%

2-Bed: 5.84%

3-Bed: 5.24%

Average Villa ROI: 3.17%

3-Bed: 3.56%

4-Bed: 3.38%

5-Bed: 3.39%

6-Bed: 2.37%

Average Townhouse ROI: 4.25%

2-Bed: 4.52%

3-Bed: 4.20%

4-Bed: 4.16%

Emirates Living ROI for investors follow a pretty clear trend. Apartments tend to yield the highest returns, averaging around 5.9%, with one-bedroom units leading the list at approximately 6.3%. Townhouses come next at roughly 4.2%, though returns can vary depending on the size. Villas, being on the more luxurious and higher-value side, yield lower returns at around 3.2%. On the whole, the community averages out to around 4.4% across all property types.

On paper, the numbers for villas and townhouses may look modest compared to those in some other Dubai neighbourhoods. But it makes up for it in capital appreciation. Villas and townhouses in this area have steady rental demand, and they tend to hold their value and appreciate over time.

Developer Information

All of these homes are developed by Emaar, a name known for quality and attention to detail across Dubai. Their projects combine luxury with convenience, and Emirates Living is no exception. Whether you're looking for a peaceful family home or a stylish space for professional living, the community offers options that meet high standards in design, comfort, and service. Every home in Emirates Living reflects Emaar's commitment to quality and a well-planned lifestyle.

Properties in Emirates Living are freehold, which means you own the home and the land it sits on outright. That comes with a lot of benefits, such as:

• You have complete control over your property
• You can pass it on to your heirs
• You and your family may even be eligible for a UAE residence visa.

Investment Analysis

Property prices in Emirates Living have seen an impressive jump, rising from about AED 5,200,000 in 2024 to just over AED 6,000,000 in 2025. It shows a growth of more than 15% in a single year. That kind of increase demonstrates how sought-after the community has become, mainly due to its reputation as a family-friendly, villa-focused neighbourhood with limited new supply. Adding in Dubai's wider advantages, such as no property tax, long-term visa options, and the steady influx of high-net-worth individuals relocating here, it's easy to see why investors view Emirates Living as a safe bet for long-term growth.

Over the past 20 months, rental prices in Emirates Living have inched up at a steady pace. Back in early 2024, the average price was just under AED 95 per square foot, and by mid-2025, it was sitting closer to AED 105. That's roughly a 10% increase, but strong enough to show there's healthy and consistent demand in the community.

The Emirates Living real estate market truly demonstrates the community's remarkable progress over the years. Back in 2017, prices were around AED 1,300 per square foot. However, from late 2020 onward, the picture changed completely. Prices began rising as demand for established villa communities increased, and by early 2023, we saw a sharp jump to nearly AED 1,600 per sq. ft. Since then, growth has been strong and consistent, with values now exceeding AED 2,000 per sq. ft. by 2025. In simple terms, Emirates Living has nearly doubled in value over time.

Buyers in Emirates Living are high-net-worth individuals, long-term expatriates, and families seeking a stable lifestyle in one of Dubai's most established villa communities. Many end-users are families drawn to the quiet, green neighbourhoods, top schools, and strong sense of community. You'll also find buyers from Europe, the UK, and other GCC countries who want a second home or a secure investment in Dubai's freehold market. Altogether, the community appeals to those who prioritise space, privacy, and prestige while still wanting easy access to Dubai's city life.

Amenities & Facilities

Shopping Experiences

If you live in Emirates Living, running errands or grabbing what you need is pretty easy. Within the community, The Meadows Village and The Springs Souk offer a variety of shops, supermarkets, and small restaurants that cater to most daily needs. If you're looking for something larger, Dubai Marina Mall (a 15-minute drive), Dubai Hills Mall (17 minutes), and Mall of the Emirates (a 20-minute drive) are just a short distance away. For everyday essentials, you'll find small convenience stores and local shops scattered throughout the neighbourhoods, perfect for quick stops. If you're looking for larger supermarkets, Carrefour is available at the Mall of the Emirates. Geant Hypermarket is just a short drive away in Dubai Hills Mall, while Waitrose can be found in Dubai Marina Mall. With these options nearby, everything you need is always within reach.

Dining & Entertainment

If you're in the mood to eat out, Emirates Living has plenty of options just a short drive away. For a cosy meal, Shakespeare and Co. at Springs Souk is only about 5 minutes from the community. Craving Italian? Carluccio's in The Greens is around 10 minutes away, while Wagamama, also in The Greens, serves up tasty Asian dishes. The Noodle House at Dubai Marina Mall is just 15 minutes away for a quick noodle fix, and Baker & Spice in Souk Al Bahar, about 20 minutes out, is perfect for fresh, locally sourced meals.

When it comes to entertainment, residents of Emirates Living are well catered to. Movie lovers can catch the latest films at VOX Cinemas in the Mall of the Emirates or Roxy Cinemas at the Dubai Hills Mall. Bowling fans have Yalla! Bowling at Magic Planet in Mall of the Emirates, while families can spend hours at Adventure Park by Emaar or Hamleys Play in Dubai Hills Mall. With all these options just a short drive away, fun is always close to home.

Health & Wellness

When choosing a home, it's worth thinking about the healthcare options nearby, and healthcare facilities in Emirates Living don't disappoint. Residents have access to Medcare Medical Centre in The Meadows, which offers general healthcare, paediatrics, and minor treatments, as well as Kinesis Clinic in Emirates Hills, renowned for its physiotherapy and rehabilitation services. For more comprehensive care, Saudi German Hospital in Al Barsha is just a 5-minute drive away, offering emergency services, specialised treatments, and advanced medical facilities across multiple specialities. You'll also find pharmacies scattered throughout the community, including LIFE Pharmacy, Hills Community Pharmacy, and Marina Greens Pharmacy. These pharmacies make it easy to pick up prescriptions or health essentials without having to travel far.

Staying active in Emirates Living is easy, thanks to several gyms and fitness centres within and near the community. Fitness First in The Meadows offers modern equipment and a range of group classes. For those seeking to unwind or focus on wellness, the Talise Spa at Madinat Jumeirah offers a serene retreat. For those interested in swimming, Viya Fit at Emirates Golf Club provides a luxurious pool experience alongside its fitness facilities. Tennis enthusiasts can enjoy well-maintained courts at Emirates Hills 2, available for booking through platforms like Playo. With these facilities nearby, residents of Emirates Living have ample opportunities to maintain an active and healthy lifestyle.

Parks & Leisure in Emirates Living

Emirates Living is full of outdoor spaces that make it easy to enjoy an active and relaxed lifestyle. The community is dotted with public parks, such as Lailak Park, Julnar Park, and Nisreen Park, perfect for morning walks or weekend picnics. There are running tracks and cycling paths winding through the neighbourhoods, as well as outdoor fitness areas for residents who like to work out in the fresh air. Children also have plenty of options, with well-equipped playgrounds and dedicated activity areas. Although there are no beaches directly in the community, the nearby lakes and waterfront promenades provide a peaceful spot to relax. For those seeking more unique recreational experiences, Emirates Golf Club and the Montgomerie Golf Course within the community offer world-class golfing opportunities. You'll also find JLT Park and Jumeirah Village Triangle District 8 Park, just 15-20 minutes away.

Education

Regarding education, Emirates Living families have plenty of choice with schools and nurseries just around the corner.

Nurseries

Every family knows that a child’s first years are crucial, and Emirates Living has several nurseries nearby that focus on early learning in safe and nurturing environments.

Raffles Early Childhood Centre

Raffles Early Childhood Centre in The Lakes offers a warm start with the British Early Years Foundation Stage (EYFS) curriculum. It's designed for little ones as young as 45 days up to six years old, making it a perfect first step into structured learning. While most parents drop off their children, transport services are limited at this stage. KHDA doesn't issue full ratings for early years centres, but Raffles enjoys a solid reputation among families in the community.

Jumeirah International Nurseries (JINS)

Another option for early childhood education is Jumeirah International Nurseries (JINS) in The Greens, just a 5-minute drive from The Lakes. They also follow the British EYFS and extend learning up to Year 1. After that, they blend the same curriculum with the International Preschool Curriculum for slightly older children. Like Raffles, this centre doesn't fall under KHDA's full school ratings, but expat families widely trust it.

Schools

Once children are ready to move beyond nursery, families have plenty of excellent schooling options:

Dubai British School

For families ready to start primary and secondary schooling, Dubai British School in Emirates Hills is a standout. It runs from FS1 all the way up to Year 13, following the UK National Curriculum, with GCSEs and A-Levels on offer. Dubai British School has partnered with Arab Falcon Bus Rental LLC to offer students safe and reliable transportation. The buses come equipped with CCTV, tracking systems, and even a bus nanny on board. KHDA consistently rates it "Outstanding."

Dubai International Academy (DIA)

If you're looking for an international system, Dubai International Academy (DIA) in Emirates Hills is another excellent choice. DIA is an IB World School, offering the Primary Years Programme, Middle Years Programme, and the Diploma Programme. It's a smooth fit for families moving from other IB schools around the globe. The school also has a dedicated transportation partner, Arab Falcon Bus Rental, just like Dubai British School. DIA is currently rated "Very Good" by KHDA.

Emirates International School (EIS)

Close by in The Meadows, you'll also find Emirates International School (EIS), which follows the IB curriculum as well. Like DIA, it runs from the early years right up to Year 13. EIS Meadows offers a safe and reliable school bus service run through Diamondlease LLC, which is ISO-certified and uses RTA-compliant buses with trained drivers and bus attendants. The school has a solid "Very Good" rating by KHDA.

Higher Education

Several well-known universities are also just a short drive away.

Middlesex University Dubai

Middlesex University Dubai has built a strong reputation as one of the leading British universities in the UAE. The university offers the same high-quality UK curriculum you’d find in London. Its main campus in Dubai Knowledge Park is just a 15-minute drive from Emirates Living. With a wide range of undergraduate and postgraduate programmes in business, law, media, and technology, it’s a popular choice for students who want an international education.

University of Wollongong in Dubai (UOWD)

UOWD is another well-established institution, recognised for its affiliation with the Australian higher-education system. The campus is modern, diverse, and known for its focus on practical skills across fields like engineering, business, IT, and healthcare. Since it is also in Dubai Knowledge Park, the commute time is 15–20 minutes. The university’s global recognition makes it an attractive option for local and international families seeking a degree with worldwide value.

Neighbourhood Lifestyle

Life in Emirates Living moves at a pace that feels balanced, neither rushed nor too quiet. Gated sub-communities like The Meadows, The Springs, The Lakes, The Greens, and Emirates Hills each have their own unique vibe, but all share a sense of calm and spaciousness. The tree-lined streets, landscaped lakes, and open green spaces give it a suburban feel. Families often gather in the parks for evening walks, and kids ride their bikes around safe pathways.

There's also plenty to keep residents active and entertained. Jogging tracks and cycling paths wind through the neighbourhoods, while the Emirates and Montgomerie Golf Clubs nearby offer a popular spot for golf lovers. The community also hosts seasonal markets, fitness classes, and family fun days, giving everyone a reason to step out and join in. The sense of community is strong, and that's part of what makes living here so appealing.

Pros & Cons

Let's start with the good stuff, because there's quite a bit that makes Emirates Living stand out:

Pros of Living in Emirates Living

• Secure, gated communities that give families peace of mind.
• A mix of villas, townhouses, and apartments, so there's something for different needs and budgets.
• Schools, parks, and shopping are all close by, which makes day-to-day life convenient.
• Being a freehold area, it's a solid choice for residents and investors.
• The green spaces and quiet surroundings create a serene environment, ideal for those seeking a slower pace of life.

Cons of Living in Emirates Living

Of course, no place is perfect, and Emirates Living has a few downsides to keep in mind:

• Public transport isn't great inside the community, so most people rely on cars.
• If your workplace is located on the other side of Dubai, commutes can be time-consuming, especially during rush hours.
• The community itself is quieter when it comes to nightlife and entertainment, so you'll likely head to Dubai Marina or Downtown Dubai for evenings out.

Even with these minor drawbacks, Emirates Living is one of Dubai’s most family-friendly and well-planned communities. If you’re looking for a home in Emirates Living, contact us today, and we’ll guide you through the best choices.