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Area guide · Family and villas
Living in The Springs
Emaar’s gated townhouse community in Emirates Living, with lakes, shared pools and 15 sub-communities. Suits families and long-term renters who want a garden near the Marina.
Nearest landmarks
- Dubai Marina Mall4.6 km · 14 min
- Atlantis, Palm Jumeirah10 km
- Burj Khalifa, Downtown18 km · 30 min
History
The Springs is part of Emirates Living, the master community Emaar started in 1999 alongside The Meadows, The Lakes and Emirates Hills. It dates from the early 2000s, when Emaar began selling homes freehold to foreign buyers. Gulf News reported that the first phase of 1,388 villas sold out at launch, with three-bedroom villas priced at AED 448,888.
Today it has about 4,800 townhouses and villas in 15 gated sub-communities, Springs 1 to Springs 15. The Springs Souk, a community mall, sits next to Springs 7.
What it’s like to live here
Homes are two-, three- and four-bedroom townhouses and villas, each with a garden and covered parking for one or two cars. In the original designs, Type 4 is a two-bedroom and Types 1 to 3 are three-bedroom, and only Types 1 and 2 have a maid’s room. Each sub-community has shared pools, play areas and sports courts, and paths run around the lakes. There is a dog park in Springs 8.
It is green, settled and quiet. The Springs Souk has Carrefour, Reel Cinemas and Fitness First, and Springs Town Centre between Springs 2 and 3 has a Spinneys.
Who it suits
Families above all. Property Finder matches the area to families (82%) and retirees (70%), and British renters are the largest group at 20%, followed by Indian (11%) and Lebanese (7%). It suits people who want a house and garden within about 15 minutes of Dubai Marina and Media City, and who will drive most places.
For investors it is a steady family rental rather than a high-yield play: Property Finder puts the gross yield at about 4.3% (October 2026), much lower than for apartments in nearby areas.
Getting around
There is no Metro station. DMCC and Dubai Internet City stations on Sheikh Zayed Road are a short drive, and RTA feeder bus F31 runs from stops by the Springs gates towards Mall of the Emirates. Sheikh Zayed Road and Al Khail Road (E44) are about 10 minutes away. Bayut notes that a car is largely needed.
Dubai Marina is about 14 minutes’ drive away, and Bayut puts Burj Khalifa about 30 minutes and Dubai International Airport about 35 minutes.
Schools, healthcare and shopping
Dubai British School in Springs 3 (rated Outstanding by KHDA, AED 53,000 to 80,000 a year on Property Finder) is inside the community. Emirates International School in The Meadows (IB) and Regent International School in The Greens are nearby and Raffles Nursery is by the Springs Souk.
Mediclinic Meadows is the nearest clinic, and Al Zahra and Saudi German hospitals in Al Barsha are about 20 minutes away. Besides the Souk and Town Centre, Meadows Town Centre has more shops and cafés, and Dubai Marina Mall and Mall of the Emirates are within 20 minutes.
Things to check before you rent or buy
- Know the type. Size, layout and price depend on the villa type, so check the type number, plot and whether the home backs onto a lake, a park or a road.
- Check the condition. Many homes are around 20 years old, so look closely at air conditioning, plumbing, roofs and any extensions.
- Major changes to a home need approval or a no-objection certificate from Emaar.
- Compare sub-communities. Bayut’s asking prices run from AED 2,043 per sq ft in Springs 6 to AED 2,306 in Springs 15 (August 2026), and 12-month rent changes range from −17.5% in Springs 1 to +14.3% in Springs 5 (September 2026).
- Ask for the latest service charge statement before you buy.
- Expect a slower market. Property Finder recorded 363 sales in the past 12 months, 20.2% fewer than a year earlier.
Facts and figures from Bayut’s price and rent indices and area guide, Property Finder Community Insights, transactions and community guide, KHDA data via Property Finder and a broker area guide, with history from Gulf News. Checked October 2026. Numbers change as homes are renovated and resold.
Location
Getting around The Springs
Schools, transport, shops, places to eat and things to do in and around The Springs, 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 The Springs
What homes sell and rent for here, with the date and source of every figure.
Latest price change: +7.1% (asking price per sq ft, 12 months to Aug 2026 (Bayut))
Average sale prices
Property Finder DLD transactions (period not stated), checked October 2026
| All homes (average recorded sale) | AED 4,647,302 |
|---|
Average annual rents
Average rents by bedroom, Property Finder community guide (checked October 2026)
| 2-bed home | AED 181,000 |
|---|---|
| 3-bed home | AED 268,000 |
| 4-bed home | AED 321,000 |
Over time
About these numbers and where they come from (10 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 price index, The Springs (Aug 2026), Bayut rent index, The Springs (Sep 2026), Property Finder Community Insights, The Springs, Property Finder transactions, The Springs, Property Finder community guide, The Springs, Bayut area guide, The Springs, Engel & Völkers, The Springs area guide, Gulf News, The Springs villas sold out, Gulf News, Emirates Living fact box, Gulf News, Residential guide to The Springs, 2018
Own a home in The Springs?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
An established mid-to-upper villa and townhouse market: Property Finder’s median sale price is about AED 5.2 million and Bayut’s asking index is AED 2,204 per sq ft (August 2026).
Investors who buy here
- Long-term buyers who want an established Emaar villa community near the Marina
- Owner-occupiers who buy, renovate and later let to families
- Investors willing to accept a gross yield around 4% for steady family tenants
People who live here
- Families with school-age children, many at Dubai British School and Emirates International School
- British expatriates, the largest renter group on Property Finder (20%)
- Long-term residents and retirees who want a garden and a quiet street
Homes
Homes in The Springs with us now
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Nearby: The Meadows · Jumeirah Village Triangle · Emirates Hills
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Is The Springs a freehold area?
Yes. The Springs is a freehold Emaar community, so foreign buyers can own a villa or townhouse and its land outright.
How far is The Springs from the airport?
Dubai International Airport (DXB) is about 28 km away in a straight line, about 35 minutes by car outside rush hour (Bayut). Al Maktoum International Airport (DWC) is about 19 km away.
Is there a Metro station in The Springs?
No. DMCC and Dubai Internet City stations on Sheikh Zayed Road are a short drive away, and RTA feeder bus F31 serves stops by the community gates.
How much does it cost to rent in The Springs?
Average rents are about AED 181,000 a year for a two-bedroom, AED 268,000 for a three-bedroom and AED 321,000 for a four-bedroom home (Property Finder, checked October 2026). 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 The Springs?
Gross rental yields average about 4.29% (October 2026, Property Finder). 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 The Springs?
Yes. Bayut’s asking-price index rose from AED 1,853 per sq ft in August 2024 to AED 2,057 a year later and AED 2,204 in August 2026, up 7.1% in the last year. Sales have slowed, though: Property Finder recorded 363 sales in the past 12 months, 20.2% fewer than the year before.
Who does The Springs suit best?
Families who want a house with a garden, good schools nearby and an easy drive to Dubai Marina and Media City. It is less suited to people without a car or to investors chasing high yields.
Nearby
Areas near The Springs
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