Expo City Dubai

Government-owned master developer turning the Expo 2020 site into a residential district

Since 2003 · Dubai + London · Licence 601049 · RERA ORN 1219

At a glance

Government-owned master developer turning the Expo 2020 site into a residential district

Expo City Dubai has the strongest possible backer, a site with metro, roads and utilities already built, and a planning role written into the Dubai 2040 Urban Master Plan.

Read our full verdict

Its early launches sold out quickly and resale prices on the portals sit above launch. Against that, it is a young developer with no completed homes to show yet: every one of its projects is still on site, and handover dates on the first phases have moved back by one to two quarters from what was said at launch. Buyers are paying for a location whose main drivers, the Al Maktoum airport expansion and the Dubai Exhibition Centre, are still several years from full scale.

Reviewed by Ayman Hoque, Operations Manager, Live Dubai InternationalDubai Land Department broker card no. 55937 · Checked November 2026 · 29 sources

What Expo City does well

Government ownership and a dedicated authority created by law, with the site named as one of five urban centres in the Dubai 2040 Urban Master Plan.
Infrastructure already exists: the Expo 2020 metro station, road network, utilities, Al Wasl Plaza, parks and the Dubai Exhibition Centre are in place rather than promised.
Launches have sold out quickly, and a major portal records resales above launch prices on Sidr, Sky and Al Waha.

All 4 points in full

Government ownership and a dedicated authority created by law, with the site named as one of five urban centres in the Dubai 2040 Urban Master Plan.
Infrastructure already exists: the Expo 2020 metro station, road network, utilities, Al Wasl Plaza, parks and the Dubai Exhibition Centre are in place rather than promised.
Launches have sold out quickly (Mangrove, Sky, Al Waha, Shamsa phase 1 and the Expo Valley villas), and a major portal records resales above launch prices on Sidr, Sky and Al Waha.
Named main contractors on every scheme: Shapoorji Pallonji (Mangrove), ABR Al Mutawassit (Sky), ECC (Sidr), ARCO and Al Futtaim Contracting (Al Waha), Ginco (Expo Valley).

Before you buy, check

No completed homes yet. Mangrove Residences was first promised for 'early 2026' and later Q4 2025, then Q1 2026, and the developer's site now says handover 'starting Q2 2026'. As at November 2026 there is no public confirmation that keys have been handed over.
Handover dates have slipped on later phases too: Sky Residences from Q3 2026 to Q4 2026, Al Waha from end-2026 to Q2 2027, and Sidr from '2027' to 'starting Q4 2027'.
Naming confusion: 'Expo Living' is also the brand of a separate Emaar and Dubai World Trade Centre joint venture built next to Expo City.

All 5 points in full

No completed homes yet. Mangrove Residences was first promised for 'early 2026' and later Q4 2025, then Q1 2026, and the developer's site now says handover 'starting Q2 2026'. As at November 2026 there is no public confirmation that keys have been handed over.
Handover dates have slipped on later phases too: Sky Residences from Q3 2026 to Q4 2026, Al Waha from end-2026 to Q2 2027, and Sidr from '2027' to 'starting Q4 2027' (a major portal shows Q1 2028 for phase 1).
Naming confusion: 'Expo Living' is also the brand of a separate Emaar and Dubai World Trade Centre joint venture (Terra Heights, Terra Gardens) built next to Expo City. Check which developer is on the sales and purchase agreement.
The location depends on future catalysts: the Al Maktoum International Airport expansion (first phase planned for completion in 2030, per Gulf News in October 2024) and the Dubai Exhibition Centre expansion. Resale liquidity today is thinner than in established areas.
Published unit counts vary between sources (for example Al Waha: 276 homes on the developer's site, 284 on a major portal, 'more than 500' in the January 2026 Media Office release covering both districts). Confirm what each phase actually contains.

Projects

Expo City projects you can buy

5 projects with a checked page, and 2 more the developer is selling without one yet. Starting prices are the developer’s published figures; we send today’s price list on request.

Expo City · Expo ValleyExpo Valley ViewsFrom AED 1.7m≈ £346k · $463kPlan10/60/5/25Handover31 October 2029

Expo City · Expo DowntownSidr ResidencesFrom AED 1.88m≈ £383k · $512kPlan10/50/10/30HandoverStarting Q4 2027

Expo City · Expo Fields (Mobility and Opportunity districts)Sold out · resalesAl Waha ResidencesLaunched from AED 1.7m≈ £346k · $463kPlan10/40/50HandoverQ2 2027

See all 7 projects2 more with a checked page, 2 without a page yet, a table to compare them

Expo City · Expo Fields (Expo Central)Sold out · resalesSky ResidencesLaunched from AED 1.79m≈ £365k · $487kPlan10/40/5/45HandoverTo begin Q4 2026

Expo City · Expo DowntownSold out · resalesMangrove ResidencesLaunched from AED 1.2m≈ £244k · $327kPlan10/35/5/50HandoverStarting Q2 2026

Also selling, no page yet

2 projects: ask us for the details.

Shamsa Townhouses (phase 2)Expo Valley, Expo City Dubai · Plan: Not published · Handover: Not published by the developer. Expo Valley first residents were expected early 2026 · Sold out
Expo Valley Villas (Yasmina Villas, Maha Villas and plots)Expo Valley, Expo City Dubai · Plan: Maha 70/30 · Handover: Q1 to Q3 2026 for Expo Valley · Sold out

Compare them in a table7 projects the developer is selling: area, plan, handover, bedrooms

Expo City Dubai projects selling now: area, payment plan, handover date and bedrooms
				Bedrooms
Sidr Residences (phases 1 and 2)	Expo Downtown, Expo City Dubai	10/50/10/30	Starting Q4 2027	1, 2, 3, 4 (plus lofts and 3-bed townhouses)
Expo Valley Views (Dana, Mahra, Roudah, Ghadeer buildings)	Expo Valley, Expo City Dubai	10/60/5/25	31 October 2029	1, 2, 3
Al Waha Residences (phases 1 and 2)	Expo Fields (Mobility and Opportunity districts), Expo City Dubai	10/40/50	Q2 2027	1, 2 (plus 2-bed duplex lofts)
Sky Residences	Expo Fields, Expo City Dubai	10/40/5/45	To begin Q4 2026	1, 2, 3 (4-bed noted by SSH)
Mangrove Residences	Expo Downtown, Expo City Dubai	10/35/5/50	Starting Q2 2026	1, 2, 3, 4 (4-bed lofts and 3-bed townhouses)
Shamsa Townhouses (phase 2)	Expo Valley, Expo City Dubai	Not published	Not published by the developer. Expo Valley first residents were expected early 2026	3, 4
Expo Valley Villas (Yasmina Villas, Maha Villas and plots)	Expo Valley, Expo City Dubai	Maha 70/30	Q1 to Q3 2026 for Expo Valley	4, 5

Tap a column heading to sort. Dates as checked November 2026.

Track record

Does Expo City finish on time?

Expo City Dubai has not yet completed a residential project, so there is no delivery record to judge.

Promised against what happenedProject by project (5)

ProjectMangrove Residences, Expo Downtown
PromisedEarly 2026 (March 2023 launch); later Q4 2025 and Q1 2026
What happenedDeveloper site now says handover starting Q2 2026. No public confirmation of handover found as at November 2026.
ProjectExpo Valley villas and townhouses
PromisedFirst residents early 2026; Q1 to Q3 2026 (August 2024)
What happenedA major portal shows Maha Villas due March 2026 and lists the villas as ready; no public handover announcement found.
In progress
ProjectSky Residences, Expo Fields
PromisedQ3 2026 (January 2024 launch)
What happenedNow 'to begin Q4 2026' after ABR Al Mutawassit appointed; a major portal shows December 2026.
ProjectAl Waha Residences, Mobility and Opportunity districts
PromisedFirst units end-2026 (January 2025 launch)
What happenedDeveloper site says Q2 2027; contractors only appointed January 2026 with completion '2027'.
ProjectSidr Residences, Expo Downtown
PromisedReady to move in by 2027 (November 2024 launch)
What happenedDeveloper site says handover starting Q4 2027; ECC appointed October 2025 with completion 2027; a major portal shows Q1 2028 for phase 1.

Payment plans

Expo City payment plans

Payment plansSet per project. Sidr 10/50/10/30; Expo Valley Views 10/60/5/25; Al Waha 10/40/50; Mangrove 10/35/5/50; Sky 10/40/5/45; Maha Villas 70/30.

Set per project. Sidr 10/50/10/30; Expo Valley Views (Dana) 10/60/5/25; Al Waha 10/40/50 (50 per cent over roughly two years of construction, 50 per cent on completion); Mangrove 10/35/5/50; Sky 10/40/5/45; Maha Villas 70/30. Figures other than Al Waha come from a major portal.

Post-handover plansYes on the apartment towers: Mangrove 50 per cent over five years after handover, Sky 45 per cent, Sidr 30 per cent, Expo Valley Views 25 per cent.

Yes on the apartment towers: Mangrove 50 per cent over five years after handover, Sky 45 per cent, Sidr 30 per cent, Expo Valley Views 25 per cent. None on Al Waha or the Expo Valley villas.

Golden VisaNot published by the developer. Check current eligibility with the Dubai Land Department before relying on it.

Not published by the developer. Check current eligibility with the Dubai Land Department before relying on it.

Mortgages on off-planNot published by the developer.

Not published by the developer.

Service chargesNot published. No building has been handed over, so no actual service charge has been set.

Not published. No building has been handed over, so no actual service charge has been set.

Buyer protectionStandard Dubai off-plan rules apply: check the DLD project registration and escrow account on each sales and purchase agreement.

Standard Dubai off-plan rules apply: check the DLD project registration and escrow account on each sales and purchase agreement. One registry listing records Mangrove Residences under a subsidiary entity rather than the Expo City brand, so confirm the contracting party.

Is Expo City right for you?

Expo City suits buyers who want a government-backed master developer, a walkable district with existing transport and parks, and a long horizon tied to the Al Maktoum airport and exhibition centre growth.

Talk to an adviser or send an enquiry

More about Expo City

Prices and rental returnsThe developer publishes no resale or rental data.

Sidr Residences (1-bed, 997 sq ft)

AED 2,116/sq ftNot applicable yield

Sky Residences (1-bed, 932 sq ft)

AED 2,109/sq ftNot applicable yield

Al Waha Residences (1-bed, 786 sq ft)

AED 2,500/sq ftNot applicable yield

Al Waha Residences (2-bed, 1,593 sq ft)

AED 2,500/sq ftNot applicable yield

Mangrove Residences (2-bed listings)

Not publishedNot applicable yield

See the full figures

The developer publishes no resale or rental data. A major portal records individual off-plan resales on Sidr, Sky and Al Waha in 2026 at roughly AED 2,100 to 2,500 per sq ft, above the AED 1,800 to 2,000 per sq ft implied by launch prices. Rental yields cannot be measured because no homes have been occupied. Treat the figures below as single transactions, not an index.

Community	Price per sq ft	Change	Gross yield
Sidr Residences (1-bed, 997 sq ft)	About AED 2,116 (December 2025)	Sold AED 2,110,000 against launch from AED 1,880,000	Not applicable
Sky Residences (1-bed, 932 sq ft)	About AED 2,109 (July 2026)	Sold AED 1,966,000 against launch from AED 1,790,000	Not applicable
Al Waha Residences (1-bed, 786 sq ft)	About AED 2,500 (June 2026)	Sold AED 1,965,000 against launch from AED 1,700,000	Not applicable
Al Waha Residences (2-bed, 1,593 sq ft)	About AED 2,500 (July 2026)	Sold AED 3,982,000 against launch from AED 2,900,000 for 2-beds	Not applicable
Mangrove Residences (2-bed listings)	Not published	Asking AED 2,560,000 to 3,000,000 in October 2024 against launch from AED 1,200,000 (1-bed)	Not applicable

Asking prices, gross yields, as checked November 2026. Work out a net return

Questions about Expo City7 answered from this page’s facts

Is Expo City a reliable developer?

Expo City Dubai has the strongest possible backer, a site with metro, roads and utilities already built, and a planning role written into the Dubai 2040 Urban Master Plan.

Who owns Expo City Dubai?

The Government of Dubai. It is run by the Expo City Dubai Authority, created by Law No. 14 of 2022, chaired by Sheikh Ahmed bin Saeed Al Maktoum with Reem Al Hashimy as CEO.

Has Expo City Dubai handed over any homes yet?

Not as far as public sources show. As at November 2026 the developer's site says Mangrove Residences handover is 'starting Q2 2026' and no completion announcement has been found. Ask the sales centre for the current status.

What can I still buy from the developer?

Sidr Residences (phases 1 and 2) and Expo Valley Views (later buildings) are on sale. Mangrove, Sky, Al Waha, Shamsa and the Expo Valley villas are sold out from the developer and only available as resales.

Is 'Expo Living' the same as Expo City Dubai?

No. Expo Living (Terra Heights, Terra Gardens) is a joint venture between Emaar and Dubai World Trade Centre on land beside Expo City. Expo City Dubai's own schemes are Mangrove, Sky, Sidr, Al Waha, Expo Valley and Expo Valley Views.

Does Expo City Dubai sell offices or shops off-plan?

Not as at November 2026. Office and retail space at Expo City is offered for lease in converted pavilions and existing buildings. The 2024 master plan mentions a mixed-use Terra Tower, but no sale launch has been announced.

How do I get there?

The Expo 2020 metro station (Route 2020 branch of the Red Line) is on site, and the district sits off Expo Road between Dubai and Abu Dhabi, next to Al Maktoum International Airport and Jebel Ali Port.

Everything elseHistory, company facts, sources

Expo City’s story

October 2021 to March 2022Expo 2020 Dubai runs on the site.
July 2022Dubai Law No. 14 of 2022 establishes Expo City Dubai and the Expo City Dubai Authority. Sheikh Ahmed bin Saeed Al Maktoum appointed Chairman and Reem Al Hashimy CEO.
1 October 2022Expo City Dubai opens to the public with Terra, Alif, Vision and the Women's Pavilion.
March 2023First freehold launches: Expo Valley phase one (165 villas, duplexes and townhouses from AED 3.4 million) and Mangrove Residences (450 homes from AED 1.2 million). First deliveries scheduled for early 2026.
October 2023Yasmina Villas launched at Expo Valley from AED 6.1 million. Shamsa Townhouses phase one reported sold out.
January 2024Sky Residences launched, second cluster of Expo Central, from AED 1.79 million with handover Q3 2026.
June 2024Four contracts awarded for Mangrove Residences; Shapoorji Pallonji International named main contractor. Mangrove described as fully sold out.
October 2024Sheikh Mohammed bin Rashid approves a new master plan: five districts, 35,000 residents and 40,000 professionals. Ginco General Contracting appointed main contractor for Expo Valley (developer press release, undated on the page).
6 November 2024Sidr Residences launched, three towers from AED 1.88 million, handover 2027.
January 2025Al Waha Residences launched: about 500 apartments and lofts inside former country pavilions, from AED 1.7 million, first units due end-2026.
2025Sidr Residences phase two launched and ABR Al Mutawassit appointed main contractor for Sky Residences, with handover now 'to begin Q4 2026' (developer press release, undated).
31 October 2025Engineering Contracting Company (ECC) appointed main contractor for Sidr Residences: 421 homes in three towers, completion 2027.
12 November 2025Expo Valley Views launched: eight low-rise buildings of one- to three-bedroom apartments, handover 31 October 2029.
19 January 2026ARCO Group and Al Futtaim Contracting appointed for Al Waha Residences, completion 2027.

Founded: Expo City Dubai and the Expo City Dubai Authority were created by Dubai Law No. 14 of 2022 (July 2022). The site opened to the public on 1 October 2022 and the first freehold homes went on sale in March 2023.
Ownership: Government of Dubai, run by the Expo City Dubai Authority. Chairman: Sheikh Ahmed bin Saeed Al Maktoum. CEO: Reem Al Hashimy. Development is led by Ahmed Al Khatib, Chief Development and Delivery Officer.
Homes delivered: None publicly confirmed as at November 2026. The developer's website says Mangrove Residences handover is 'starting Q2 2026'; no handover announcement was found in the press or on the developer's media centre.
Projects: Seven residential launches since March 2023: Expo Valley villas, townhouses and plots (Shamsa, Yasmina, Maha), Mangrove Residences, Sky Residences, Sidr Residences, Al Waha Residences and Expo Valley Views. Roughly 2,300 homes announced, excluding Expo Valley Views, whose unit count is not published.
Credit rating: Not published.
Best known for: Redeveloping the Expo 2020 site into a walkable district with Al Wasl Plaza, Terra and Alif kept as attractions. The 2024 master plan targets 35,000 residents and 40,000 workers across five districts.

Compare with all 28 developers

Sources and how we checked29 sources, checked November 2026

Facts checked November 2026 from the developer’s own announcements and results, Dubai Land Department records (via Property Finder, DXBinteract and Propsearch), Bayut market reports and the press. Figures given by the developer are labelled as theirs. This page is information, not financial advice.