A lot of people know Al Jaddaf only as a Green Line metro stop. In reality it’s a lived-in area on the banks of Dubai Creek, next to Business Bay and about 12 minutes from Downtown. There are hospitals here, the Mohammed Bin Rashid Library, the Palazzo Versace hotel and plenty of new buildings by Azizi and Binghatti. So let’s go through it: what apartments cost, what they earn and what residents say about the area.
In shortAl Jaddaf is a waterfront area on Dubai Creek next to Oud Metha, opposite Dubai Creek Harbour. Most new construction is in Dubai Healthcare City Phase 2. A ready studio costs about AED 720K and a one-bedroom about AED 1.25M. Annual rent is AED 55K for a studio and AED 75K for a one-bedroom. The net yield on a one-bedroom after all costs is about 4.2% a year, and about 5.7% on a studio. Prices in the same buildings fell 3.3% over the year. The area has two Green Line metro stations, and Creek station becomes an interchange with the Blue Line in 2029.
Where Al Jaddaf is
Al Jaddaf sits on the western bank of Dubai Creek and is part of Bur Dubai. On one side are Oud Metha and Dubai Healthcare City; on the other is the water, with Dubai Festival City and Dubai Creek Harbour across it. Al Khail Road, Sheikh Rashid Road and Oud Metha Road all run close by. Business Bay is right next door, Downtown and Dubai Mall are about 12 minutes by car, and the airport about 15.
The name means “the rower”. Wooden dhows used to be built here, and the dhow yard is still working today. Most of the new construction is on the land of Dubai Healthcare City Phase 2, a large waterfront master plan where residential buildings sit next to hospitals, clinics and hotels. The buildings themselves are put up by private developers: Azizi, Binghatti, MAG and others.
Ownership. In the new Healthcare City Phase 2 projects, foreigners buy apartments outright; it’s freehold. And in January 2025 the Dubai Land Department allowed another 329 plots in the older part of Al Jaddaf to be converted to freehold, with the owner paying 30% of the valuation.
Transport. The metro situation here is good. There are two Green Line stations, Al Jadaf and Creek, and from many buildings you can walk to them. From the Al Jaddaf marine station an abra crosses the creek to Dubai Festival City and Dubai Creek Harbour. And in September 2029 the Blue Line is due to open, turning Creek station into an interchange. The new line will take you to Dubai Creek Harbour and Silicon Oasis.
Al Jaddaf prices and rental yields in 2026
I don’t take these numbers from listings. They come from Dubai Land Department (DLD) open data, the same data we use in DXB Radar.
| Apartment deals over 12 months | about 1,160, 63% of them off-plan |
| Ready: studio / 1 bed / 2 beds | about AED 0.72M / 1.25M / 2.07M |
| Off-plan: studio / 1 bed / 2 beds / 3 beds | about AED 0.81M / 1.48M / 2.19M / 3.48M |
| Annual rent: studio / 1 bed / 2 beds / 3 beds | AED 55K / 75K / 120K / 140K |
| Price change over the year, same buildings | −3.3% (last three months −15.3%) |
| Rent over the year | −6.7% |
| Service charge | about AED 21 per sq ft a year |
Let’s do the maths. A ready one-bedroom costs about AED 1.25M and rents for about AED 75K a year. That’s 6% gross. Take off the service charge, allow 5% for vacancy and small repairs, add 6% purchase costs, and you’re left with about 4.2% a year. Studios look better: at about AED 720K with AED 55K rent, that’s 7.6% gross and about 5.7% net. So if you’re buying to rent out, I’d look at studios first.
Now about the drop. In March 2026 the conflict around Iran started, buyers across Dubai paused, and prices dipped in many areas. Al Jaddaf was no exception: minus 3.3% over the year in the same buildings. I’ll be straight with you: it hasn’t levelled out here yet, and prices over the last three months were lower than in the three before. I’ve lived in the Emirates for 15 years and I’ve seen periods like this. In the second half of the 2010s prices went down for several years, then the market won it all back and grew. Nobody can give guarantees, of course. But for a buyer this is a good time to negotiate calmly.
Off-plan apartments here cost more than ready ones: a studio about 13% more, a one-bedroom almost 20% more. If you’re buying to rent out, a ready apartment starts earning straight away.
Infrastructure
- Hospitals: Latifa Hospital, Al Jalila Children’s Hospital and Clemenceau Medical Center are right in the area. Mediclinic City Hospital is next door in Dubai Healthcare City.
- Shopping: small supermarkets and mini-marts by the buildings, such as W Mart. For a big shop people go to Dubai Festival City Mall, about 7 minutes by car or an abra ride across the creek, or to Wafi Mall.
- Culture and leisure: the Mohammed Bin Rashid Library, Jameel Arts Centre, the Jaddaf Waterfront promenade, Dubai Culture Village and the Palazzo Versace hotel.
- Sport: Al Wasl Football Club and Zabeel Stadium, plus gyms and pools in the new buildings.
Schools near Al Jaddaf
There’s one strong school right in the area and several more in neighbouring Oud Metha, about 10 minutes by car. The ratings are from the latest inspections by KHDA, Dubai’s schools regulator.
- Swiss International Scientific School Dubai — IB curriculum, bilingual teaching, “Very Good”, right in Al Jaddaf.
- Dubai English Speaking School (Oud Metha) — UK curriculum, “Outstanding”.
- Dubai Gem Private School (Oud Metha) — UK curriculum, “Good”.
- St. Mary’s Catholic High School (Oud Metha) — UK curriculum, “Good”.
Nurseries in the area: Dazzle Kids, Chubby Cheeks.
Buildings and projects
Ready: Binghatti Avenue, Binghatti Creek, Binghatti Gateway, Azizi Aliyah, Farhad Azizi Residence, Fawad Azizi Residence, Creek Views I by Azizi, Kempinski Residences The Creek, Ramada Residences by Wyndham, O Ten, Al Waleed Garden.
Off-plan, handover 2026–2028: Adeba by Azizi, Binghatti Wraith, Montage by Keymavens, J188 by JAD Global, Azizi Jaddaf Beach Oasis and others. Keturah Resort by MAG, with Ritz-Carlton residences, is also under construction.
If you want to see how a specific project is really going, check the Construction progress section of DXB Radar. The completion figures there come from the Dubai Land Department, not from the developer.
Pros and cons of Al Jaddaf
I’ve read what residents write on forums and in the Bayut, Property Finder and Propsearch guides, and I’ve added what our clients tell us. Here’s roughly the picture.
What people like:
- The centre is close: Business Bay is next door, Downtown and the airport are 12–15 minutes away.
- The metro is on your doorstep, with two Green Line stations.
- Creek views, the waterfront, the library and the arts centre nearby.
- Hospitals right in the area and a strong school, SISD.
- Lots of new buildings, with everything from studios to three-bedrooms.
What people complain about:
- Rush-hour traffic, especially towards Sheikh Zayed Road.
- Noise from the dhow yard, nearby industrial plots and construction sites.
- It’s almost all apartments, with few villas or townhouses.
My view
What I like about Al Jaddaf is its location. It’s one of the few areas where, for relatively reasonable money, you live next to Business Bay and Downtown with the metro by your building. It’s convenient for people who work in the centre or at the hospitals in the area and in Healthcare City.
The area also has good reasons to grow. In 2029 Creek station becomes a Blue Line interchange, linking Al Jaddaf with Creek Harbour and Silicon Oasis. By 2028 Montage, J188 and Azizi Jaddaf Beach Oasis are due to be handed over, and the area will feel more finished and lived-in. The one thing to keep in mind is that there will be plenty of new buildings, so I’d choose the building carefully: a decent management company and a clear rental history.
My team can show you actual deals and service charges for specific buildings in Al Jaddaf — leave a request.
Frequently asked questions about Al Jaddaf
How much does an apartment in Al Jaddaf cost?
According to Dubai Land Department deals over the last 6 months, a ready studio costs about AED 720K, a one-bedroom about AED 1.25M and a two-bedroom about AED 2.1M. Off-plan is roughly 5–20% more, depending on the layout.
What is the rental yield in Al Jaddaf?
A one-bedroom rents for about AED 75K a year: about 6% gross and about 4.2% net. Studios earn more, about 7.6% gross and 5.7% net.
Is there a metro in Al Jaddaf?
Yes, two Green Line stations: Al Jadaf and Creek. In September 2029 Creek station is due to become an interchange with the Blue Line.
Which schools are near Al Jaddaf?
In the area itself there’s Swiss International Scientific School, rated “Very Good” by KHDA. In Oud Metha, about 10 minutes away, Dubai English Speaking School is rated “Outstanding”.
Can a foreigner buy an apartment in Al Jaddaf?
Yes. In the new Healthcare City Phase 2 projects, apartments are sold freehold to all nationalities. In the older part of the area, plots can be converted to freehold since 2025.
All figures for Dubai areas: DXB Radar. This is not investment advice: for details, consult a broker of 2088 Real Estate.
Sources: Dubai Land Department open data (data.dubai), deals up to 28.09.2026; Bayut; MyBayut, pros and cons; Property Finder; Propsearch; Propsearch, Healthcare City Phase 2; Property Finder, new projects; The National, Al Jaddaf freehold; Blue Line; KHDA ratings; Fortune, June 2026; The National, UBS, September 2026. Figures as of September 2026.
