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Area guide · City living
Living in Al Jaddaf
An older creekside district between Oud Metha and Festival City, with two Metro stations and many new mid-rise towers. Suits working renters and small-budget investors.
History
Al Jaddaf lies on the west bank of Dubai Creek, between Oud Metha and the Business Bay Crossing. It was a dhow-building village, and the name is said to mean “the rower”. Its shipyards still build and repair wooden dhows. Latifa Hospital, once Al Wasl Hospital, has long been a local landmark.
Change began in 2006, when Dubai Properties launched Culture Village on the creek. Palazzo Versace and D1 Tower opened in 2015, the Jameel Arts Centre in November 2018 and the Mohammed bin Rashid Library in June 2022. The Al Jadaf and Creek Metro stations opened in March 2014. Inland, Dubai Healthcare City Phase 2 has filled with mid-rise towers: Azizi’s Creek Views I was finished in August 2022 and Binghatti Creek in April 2023.
What it’s like to live here
It is a busy, mixed district rather than a planned estate. Propsearch counts about 16,600 homes in some 250 buildings, nearly all flats. Culture Village on the water is quieter, with hotels, the arts centre and the library. The Healthcare City side is denser, with towers along busy roads and building work still going on.
Rents are lower than in Business Bay or Downtown, which keeps it popular with working tenants. Most buildings have residents’ parking. Asking prices rose 13.4% in the year to August 2026 on Bayut’s index, but rents fell 5.2% in the year to September, so yields are being squeezed. The wider Dubai market has cooled in 2026, with third-quarter sales values down 47% on a year earlier.
Who it suits
It suits professionals who work in Downtown, DIFC, Healthcare City, Festival City or at the airport and want to use the Metro. It suits investors looking for studios and one-beds under AED 1.5m close to the centre. It does not suit families who want a villa or a garden.
Getting around
Two Green Line stations serve the area, Al Jadaf and Creek. Creek station is also planned to join the Blue Line from 2029. Dubai Ferry runs from the Al Jaddaf Marine Transport Station, and bus C04 links the Metro to Deira and Wafi. Bayut puts Dubai Mall about 12 minutes away by car, Dubai International Airport about 15 minutes and Dubai Festival City Mall about 7 minutes.
Schools, healthcare and shopping
Swiss International Scientific School, an IB school that opened in 2012, is in Al Jaddaf, and there are several nurseries. Dubai English Speaking School is nearby. Latifa Hospital is on the edge of the area, and Mediclinic City Hospital is a few minutes away in Dubai Healthcare City. For shopping there are local supermarkets, Wafi Mall and Dubai Festival City Mall.
Off-plan here now
“From” prices are those on Bayut’s new-projects pages in October 2026.
- Binghatti: Cullinan from AED 820,000, 70/30, handover Q3 2027. Wraith from AED 775,000, 50/50, Q4 2027. Starfall from AED 770,000, Q3 2028. Spectre from AED 775,000, 50/50, Q4 2028.
- Azizi: Creek Views 4, launched March 2026, from AED 1.1m, Q4 2028. Leily from AED 828,000, Q3 2028. David from AED 764,000, Q3 2028. Farishta 2 from AED 759,000 and Jaddaf Beach Oasis from AED 720,000, both Q4 2028.
- MAG: The Ritz-Carlton Residences Dubai Creekside, under construction since November 2024.
- Ellington: Art Bay East and West in Culture Village, marked sold out on Property Finder.
Bayut’s H1 2026 report puts the average off-plan price in Dubai Healthcare City Phase 2 at AED 2,049,000. What to watch: finished Binghatti Creek resold at about AED 1,310 to 1,390 per sq ft in 2026, while recent off-plan deals in Wraith and Cullinan were about AED 1,630 to 1,970. Resale supply is heavy, with hundreds of listings each in Wraith, Starfall and Cullinan. Azizi delivered Creek Views I and II, but its Riviera project in MBR City was about three years late.
Things to check before you rent or buy
- Check the plot’s title. Some plots are still leasehold; the Land Department lists 329 plots eligible for conversion to freehold, which you can check on the Dubai REST app.
- Compare the price per sq ft with ready resales in the same street.
- Count how many similar units in the same tower are already for sale.
- Ask for the service charge budget.
- Check road noise and nearby building sites.
- Look at current rents, which have been falling.
Facts and figures from Bayut, Property Finder and Propsearch (Dubai Land Department records), with history from developer announcements and local press. Checked October 2026. Numbers change as new buildings complete.
Location
Getting around Al Jaddaf
Schools, transport, shops, places to eat and things to do in and around Al Jaddaf, and how far it is to the airports, Downtown and the coast. Tap a place to find it on the map.
Market
Prices and rents in Al Jaddaf
What homes sell and rent for here, with the date and source of every figure.
Latest price change: +13.4% (asking price per sq ft, 12 months to Aug 2026)
Average sale prices
Property Finder transactions, seen October 2026 (period not stated); off-plan average from Bayut H1 2026
| All homes (average recorded sale) | AED 1,485,878 |
|---|---|
| Off-plan apartment, Healthcare City Phase 2 (H1 2026) | AED 2,049,000 |
Average annual rents
Property Finder rental contracts, seen October 2026 (period not stated)
| All homes (Property Finder reference rent) | AED 85,592 |
|---|
Over time
About these numbers and where they come from (14 sources)
Bayut figures are average asking prices and rents from listings on Bayut, not completed sales. Sales counts are Dubai Land Department records shown by Property Finder or DXBinteract. Yields are gross, before service charges and other costs. Checked October 2026; we update these figures regularly. They are area averages, not a valuation of any one home.
Sources: Bayut sale price index, Al Jaddaf, Bayut rent index, Al Jaddaf, Bayut area guide, Al Jaddaf, Bayut H1 2026 sales report, Property Finder sales transactions, Al Jaddaf, Property Finder rental transactions, Al Jaddaf, Bayut, Binghatti new projects, Bayut, Azizi new projects, Propsearch, Al Jaddaf, Propsearch, Culture Village, Propsearch, Binghatti Creek (DLD resales), Property Finder, Ellington Art Bay, Cavendish Maxwell Q3 2026 via Gulf Business, Wikipedia, Al Jaddaf
Own a home in Al Jaddaf?See what it could rent or sell for, from recent lets and sales nearby. Free, with no obligation.
Who it suits
Who buys and rents here
At AED 1,817 per sq ft (Bayut, August 2026), Al Jaddaf sits below Business Bay (AED 2,124 in Bayut’s H1 2026 report) and above JVC (AED 1,470), in the upper mid-market for apartments.
Investors who buy here
- Small-budget investors buying studios and one-beds from Binghatti and Azizi
- Buyers who want Metro access near Downtown below Business Bay prices
- Buyers of hotel and branded flats in Culture Village
People who live here
- Hospital and Healthcare City staff
- Professionals working in Downtown, DIFC and Festival City
- Sharers and young couples renting studios and one-beds
Homes
Homes in Al Jaddaf with us now
Off-plan
New projects on sale in Al Jaddaf
Off-plan homes you can buy from the developer now, with the handover date and our notes on each developer.
WaterfrontAzizi · Al JaddafAzizi Creek Views 4
WaterfrontAzizi · Al JaddafAzizi David
WaterfrontAzizi · Al JaddafAzizi Farishta 2
WaterfrontAzizi · Al JaddafAzizi Jaddaf Beach Oasis
WaterfrontAzizi · Al JaddafAzizi Leily
WaterfrontBinghatti · Al JaddafBinghatti Cullinan
WaterfrontBinghatti · Al JaddafBinghatti Ghost, Moonlight, Twilight, Starlight, Ivory and Pinnacle
WaterfrontBinghatti · Al JaddafBinghatti Starfall
WaterfrontBinghatti · Al JaddafBinghatti WraithPhotos of Al Jaddaf
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For illustration only. This calculator gives estimates based on the figures you enter. It is not financial, tax or legal advice, and actual fees, rents, prices and mortgage terms will vary. Official fees are set by Dubai Land Department and the UAE Central Bank; other fees are typical market estimates. Running costs are only included when you enter them, and starting prices, rents and interest rates are examples. Please speak to us, your bank and a qualified adviser before making decisions.
Is Al Jaddaf a freehold area?
Partly. Many newer towers are sold to buyers of any nationality, but some plots are still leasehold. Bayut reports 329 plots eligible for conversion to freehold, which owners can check on the Dubai REST app.
How far is Al Jaddaf from the airport?
Dubai International Airport (DXB) is about 6 km away in a straight line, about 15 minutes by car according to Bayut.
Is there a Metro station in Al Jaddaf?
Yes, two: Al Jadaf and Creek, both on the Green Line. Creek station is planned to join the Blue Line from 2029.
How much does it cost to rent in Al Jaddaf?
Average rents are about AED 85,600 a year across all homes (Property Finder rental contracts, October 2026), and Bayut’s index puts rents at AED 92 per sq ft, down 5.2% in a year. Rents vary with the building, view and condition, so ask us for current rents on a specific home.
What rental yield can investors expect in Al Jaddaf?
Gross rental yields average about 5.57% (Property Finder, October 2026). That is before service charges, maintenance and any time without a tenant, so the net return will be lower.
Have property prices gone up in Al Jaddaf?
Yes. Bayut’s asking-price index rose from AED 1,515 per sq ft in August 2024 to AED 1,817 in August 2026, including 13.4% in the last year. Rents fell over the same year, so yields have narrowed.
Who does Al Jaddaf suit best?
Working professionals who want the Metro and a short drive to Downtown and the airport, and investors buying smaller flats.
Nearby
Areas near Al Jaddaf
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