Living in Dubai Festival City

History

Dubai Festival City is Al-Futtaim’s mixed-use development on the eastern bank of Dubai Creek, next to Dubai International Airport. Construction began in 2003. The first phase, the Festival Power Centre with IKEA, opened in late 2005, and the waterfront shopping centre followed in March 2007. Al-Futtaim invested AED 1.5 billion in expanding the mall in 2015, launched the IMAGINE light and water show in December 2016 and opened a new wing in 2017 (Wikipedia).

The whole site covers about 5.2 million sq m, or roughly 526 hectares. Homes sit mainly in Al Badia, the residential district behind the mall, which includes Al Badia Residences, Al Badia Hillside Village and Al Badia Living. Marsa Plaza is a residential tower on the Creek. Bayut puts the total at 20,000 residential units.

What it’s like to live here

Most homes are low-rise apartments. Al Badia Residences has low-rise one- to three-bedroom flats and a small number of Mediterranean-style villas, originally all four-bedrooms, though some have since been upgraded. Al Badia Hillside Village has one- to three-bedroom apartments from 1,109 to 3,154 sq ft, and Marsa Plaza has one- to three-bedroom flats and three- and four-bedroom duplexes with Creek views (Bayut). Al Badia Living offers one- to four-bedroom apartments (Dubai Festival City website). Most units have their own parking.

It is a settled, family area built around a very large mall. Al Areesh Club has a gym, pools and a Spinneys, and Al Badia Golf Club sits among the homes. On the waterfront, Festival Bay has about 15 restaurants and the IMAGINE show, and there are dhow rides on the Creek. Hotels include the InterContinental, Crowne Plaza and Holiday Inn.

Who it suits

Families, and people who want to live close to the airport and the city centre. Two established schools are inside the community, and Property Finder says Downtown Dubai and Business Bay are about 10 minutes by car.

It is mainly a rental market. Property Finder recorded 811 rental contracts but only 34 sales in the past 12 months (October 2026). We could not find a sourced rental yield for the area, so ask us for figures on a specific building.

Getting around

There is no Metro station yet. Bayut says Creek and Al Jaddaf stations on the Green Line are 5 to 10 minutes away and Emirates station on the Red Line about 8 minutes, with buses from Emirates station to the mall. Bus stops inside the community include Festival Centre, IKEA, Al Badia Hillside Village, Al Badia Residences and Deira International School. A Dubai Festival City station is planned on the new Blue Line, which is due to open in September 2029.

By road, the Business Bay Crossing, Garhoud Bridge (exit 58 from Sheikh Zayed Road), Al Khail Road and Al Rebat Street towards Sharjah are all close. Dubai International Airport is about five minutes away according to Property Finder and about 10 minutes according to the Dubai Festival City website. Bayut puts Palm Jumeirah, Jumeirah and Dubai Marina 20 to 25 minutes away. Abra and water taxi services also stop at the waterfront.

Schools, healthcare and shopping

Deira International School (British and IB, opened 2005) was rated Outstanding by KHDA in 2022-23 and 2023-24, with fees of AED 44,616 to 89,889 a year. Universal American School (American and IB, opened 2005) was rated Very Good in February 2024, with fees of AED 40,377 to 81,834. Both figures are from WhichSchoolAdvisor.

Dubai London Clinic has a branch in the mall, and Al Badia Dental Clinic and Al Sultan Medical Centre are in the community. Mediclinic Welcare Hospital in Garhoud is about 9 minutes away (Bayut). Dubai Festival City Mall has more than 500 shops, including IKEA, ACE, Robinsons, Marks & Spencer and Carrefour, plus a cinema.

Things to check before you rent or buy

• Know the building. Al Badia Residences, Al Badia Hillside Village, Al Badia Living and Marsa Plaza differ in age, size and view, so compare the floor plan, the floor and whether the unit faces the Creek, the golf course or a road.
• Compare new leases with renewals. Over the past 12 months new leases averaged AED 157,523 and renewals AED 129,233 (Property Finder, DLD data).
• Expect few comparable sales. Property Finder recorded 34 sales in the past 12 months, 66.7% fewer than the year before. Recorded prices on the ten latest sales ranged from AED 937 to AED 1,750 per sq ft (July to October 2026).
• Villas are rare. Al Badia Villas accounted for just 5 of the 811 rental contracts in the past 12 months.
• Dubai International Airport is about 3.5 km away, so visit at different times of day and listen for aircraft noise.
• The Blue Line station is planned, not built. Treat September 2029 as a target date.
• Ask for the latest service charge statement before you buy.