Community Intelligence · Arjan, Dubailand · Updated September 2026
Arjan Has the Yield. Here Is Every Number Behind It.
Entry prices below AED 1M for a 1-bedroom. Gross yields of 7–9% in a community where Mediclinic Parkview is three minutes away, Dubai Science Park professionals are eight minutes away, and Dubai Hills Mall is ten. This is the complete investor picture — prices, supply, off-plan worth watching, transport, schools, and everything a tenant would ask.
V
Vikraant K Parcha
Principal Advisor · V Capital Dubai
September 2026
Data: V Capital Research & Intelligence · DLD
Studio entry
AED 550K
onwards · ready market
1BR entry
AED 850K
onwards · secondary
Gross yield
7–9%
studios & 1BR · best buildings
Price per sqft
AED 1,288
median · V Capital Market Research & Intelligence 2025
DLD transactions
4,140
secondary sales · 12 months
YoY appreciation
13.76%
price per sqft · DLD 2025
Want a specific unit recommendation before you commit?
Source: V Capital Market Research & Intelligence secondary market data · DLD transaction registry · September 2026
Arjan's price point is the primary reason investors land here. At AED 1,288 per sqft median on the secondary market, it sits 41% below Dubai Marina (AED 2,188/sqft) and 44% below Business Bay (AED 2,307/sqft). That discount persists after three consecutive years of double-digit appreciation — which tells you the relative value gap is structural, not a temporary anomaly.
Unit type
Entry (onwards)
Mid-market
Premium tier
Typical size
Studio
AED 550K
AED 650K
AED 750K+
380–550 sqft
1 Bedroom
AED 850K
AED 980K
AED 1.1M+
700–900 sqft
2 Bedroom
AED 1.08M
AED 1.3M
AED 1.5M+
1,100–1,400 sqft
3 Bedroom
AED 1.75M
AED 2.1M
AED 2.5M+
1,500–1,800 sqft
All figures reference the secondary (ready) market. Off-plan pricing differs — see the off-plan section. V Capital Market Research & Intelligence tracks 90+ residential buildings across Arjan; median of AED 1,288/sqft based on 4,140 DLD-registered secondary transactions in the 12 months to September 2026.
Rental market — what the income looks like
Source: V Capital Market Research & Intelligence rental index · DLD Ejari registrations · September 2026
Studios and one-bedrooms drive Arjan's yield story. The tenant base — primarily professionals from Dubai Science Park, Media City and Internet City, supplemented by dual-income expat couples and small families — pays above-community-average rents in newer, amenitised buildings. Older stock (pre-2018) achieves lower rents but lower purchase prices, so yields remain comparable in the right buildings.
Unit type
Annual rent (range)
Monthly equiv.
Gross yield
Net yield est.
Studio
AED 45K–65K
AED 3,750–5,400
7.5–9%
6–7.5%
1 Bedroom
AED 58K–80K
AED 4,800–6,700
6.5–8%
5–6.5%
2 Bedroom
AED 80K–115K
AED 6,700–9,600
6–8%
4.5–6.5%
3 Bedroom
AED 115K–150K
AED 9,600–12,500
5.5–7%
4–5.5%
Gross yield = annual rent ÷ purchase price. Net yield deducts service charges only — no management fee, vacancy or maintenance included. Best-performing buildings (Platinum One, Aryene Greens, La Fontana Di Trevi) have recorded gross yields of 10–14% on specific transactions per V Capital Market Research & Intelligence building data. Service charges are the primary net yield variable — see the service charge section.
SERVICE CHARGE IMPACT — ARJAN INVESTOR WARNING
Arjan's service charges vary more than almost any other comparable Dubai community. DLD-registered data shows a range from AED 10.17/sqft/year (efficient mid-rise stock) to AED 18.15/sqft/year (well-amenitised newer towers). On a 750 sqft studio, that gap is AED 5,985 per year — equal to roughly 11% of annual rent. Two studios at the same purchase price and same rent in different Arjan buildings can differ by 1–1.5 percentage points of net yield annually. Always check the RERA Service Charge Index for the specific building before committing.
Who actually rents here
Source: V Capital Market Research & Intelligence demand analytics · market intelligence
Understanding who rents in Arjan changes how you select a unit. The dominant tenant segment is the professional couple — dual income, one or both employed in the Science Park–Media City–Internet City corridor. They want a well-finished apartment, parking, and a gym. They do not need the Metro. They stay 2–3 years.
Tenant segment
Share
Primary driver
Dual-income expat couples
35%
Science Park + Media City proximity, value vs Marina
Small families (1–2 kids)
28%
School cluster, Mediclinic, community feel
Internet City / Media City workers
18%
20-min drive vs 60-min Metro commute from elsewhere
Marina / JBR overflow
12%
Budget ceiling — same lifestyle at 40% lower rent
Sharjah commuters & others
7%
E311 access, affordable options
Source: V Capital Market Research & Intelligence demand segmentation for Arjan. Median household income of active tenant enquiries: AED 18,000–42,000/month.
Supply — what is coming and what it means
Source: DLD completion data · V Capital Research
Completed buildings
90+
Pipeline to 2027
~9,000 units
Q4 2025 delivered
808 units
Arjan is in active supply delivery. DLD completion data indicates approximately 9,000 residential units in the Arjan pipeline through 2027, with 808 units delivered in Q4 2025 alone — one of the highest single-quarter completions in the community's history. Dubai as a whole is expected to see over 68,000 units across 2026, with mid-market clusters including Arjan absorbing a material share — a supply pressure that V Capital research monitors continuously at the building level.
A note on building selection: With 9,000 units entering the market through 2027, not all stock will perform equally. In any community absorbing this level of new supply, the gap between well-located, well-managed buildings and older, poorly amenitised ones widens. Buildings close to Mediclinic, with covered parking and service charges on the lower end of the range, tend to hold occupancy and rent through supply cycles. Buildings with the inverse profile — high charges, limited parking, dated finishes — face more tenant negotiation. The community average yield is less useful than the specific building's numbers.
Off-plan worth your attention in Arjan
Prices reference current availability — original launch pricing has increased with unit absorption. All prices are "onwards" — remaining inventory is priced higher than launch floor.
Arbor View
AED 800K onwards · 1BR
Ellington Properties · Delivered Q1 2026 · 70/30 payment plan
Ellington's first Arjan project sets a finish quality standard the community hadn't seen. Ready product at this level commands a rental premium over mid-tier stock — relevant because it directly pushes net yields above the community average despite a higher entry price. Buy on secondary now if available; the 70/30 plan has limited remaining exposure.
Samana Skyros
AED 649K onwards · Studio
Samana Developers · Q4 2026 handover
Adjacent to Mediclinic Parkview — the single most tenant-attractive address in Arjan for healthcare professionals. Resort-style pool, wellness zones and a finish specification that justifies a 10–15% rent premium over comparable older stock. Samana's payment plans have historically attracted investor absorption early; remaining units will be repriced higher than launch floor.
Gharbi I Residences
AED 599K onwards · Studio
Rabdan Developments · Q3 2026 · 60/40 payment plan
One of the more competitive entry points in the 2026 off-plan cycle at launch — remaining inventory has moved above floor pricing. The 60/40 structure (60% during construction, 40% on handover) suits investors seeking to minimise upfront capital while maintaining flexibility at handover. Check current asking price against secondary market comparable to assess if premium is justified.
Empire Estates
AED 790K onwards · 1BR
Empire Arabia Real Estate · Q4 2026 · 80/20 plan
The 80/20 structure (80% during construction) is front-loaded but creates a clean handover moment with minimal remaining liability. For investors targeting an immediate rental market entry in Q4 2026, Empire Estates positions well against the handover wave — most stock in that quarter will compete for the same tenant pool simultaneously.
The Central Downtown
AED 600K onwards · Studio
Aqua Properties · Q1 2028 · 63/37 payment plan
The 2028 handover provides the longest runway for capital growth before delivery — and the most time for Arjan's supply cycle to normalise. If the 2026–2027 oversupply thesis materialises and corrects before 2028, investors entering now at current pricing are buying through the correction rather than into it. Longest hold, potentially cleanest entry for capital growth.
Best buildings to buy in Arjan — secondary market edition
Source: DLD registered transactions · V Capital Research · building-level yield and resale analysis
Not all buildings in Arjan perform equally. Specification quality, proximity to Mediclinic Parkview Hospital and Al Barsha Pond Park, and developer track record on amenity delivery create a measurable yield and liquidity gap between the top tier and mid-tier stock. These are the buildings V Capital tracks at transaction level.
V Capital First Pick
Ellington Belgravia Heights I & II
AED 850K–1.4M · 1–2BR · secondary
Ellington Properties · fully delivered · highest-spec secondary in Arjan
Belgravia Heights I and II represent the benchmark for secondary quality in Arjan. German-engineered kitchens, double-glazed floor-to-ceiling windows, rooftop pool and landscaped deck set these buildings apart from 80% of competing stock. DLD secondary transactions show a consistent 12–18% price premium over comparable Arjan 1BR stock — justified by achieved rents that are 15–20% above community average. Gross yields of 8.5–10% on 1BR units, with the shortest average void period in the community. First-call recommendation for yield-focused investors entering the Arjan secondary market.
02 — Boutique Mid-Rise
Ellington Claydon House
AED 900K–1.5M · 1–2BR · secondary
Ellington Properties · boutique mid-rise · best layout efficiency in category
Claydon House is Ellington's boutique Arjan project — 8 floors, limited unit count, and a courtyard-style podium that creates a quieter residential atmosphere than the larger block buildings. 1BR layouts here are among the most efficient in the community: higher net usable area relative to total sqft than competing stock. Tenants who discover Claydon House typically renew — a lower-friction yield story for investors who want minimal management overhead. Gross yield 8–9.5%.
03 — Pool Apartments
Samana Santorini
AED 900K–1.2M · 1BR pool apt · secondary
Samana Developers · Mediclinic Parkview proximity · pool-in-unit feature
Santorini is the most differentiated product in Arjan — private plunge pools integrated into the unit, a resort-wellness aesthetic and a Mediclinic Parkview Hospital-adjacent address. The healthcare professional and wellness-lifestyle tenant profile pays above market to be here. Rents of AED 80,000–105,000/year on 1BR pool units against a purchase price of AED 900K–1.1M produces a gross yield of 8–9.5%. The pool feature also creates strong resale demand from end-users and holiday-home buyers.
04 — Park-Facing Premium
Pond Park Perimeter
10–18% rental premium over non-park units
Multiple developers · Al Barsha Pond Park-facing · V Capital research confirms rent uplift
Al Barsha Pond Park — the 9km jogging and cycling track at the heart of the area — creates a measurable rent premium for buildings with direct park views or park-gate walking access. V Capital transaction-level research confirms a 10–18% achieved rent premium for park-facing units versus equivalent-spec units without park access inside Arjan and Al Barsha South 4. When selecting between two comparable buildings, park-gate access is the single most reliable predictor of above-average yield and tenant retention.
Request a building-level yield analysis for any Arjan unit before committing.
The employer anchor — why Dubai Science Park matters for your yield
Dubai Science Park is 8 minutes from central Arjan by car
The structural reason Arjan's rental market performs is not the Miracle Garden. It is the 350+ company employment cluster at Dubai Science Park, eight minutes away. Pharma, biotech, life sciences, and environmental science professionals on salaries of AED 18,000–45,000/month consistently choose Arjan over more expensive alternatives — specifically because the Science Park commute is short, the rents are rational, and the Mediclinic Parkview Hospital is adjacent to both.
Anchor employer
Sector
Relevance to Arjan rental demand
AstraZeneca
Pharmaceutical
Moved to new sustainable DSP offices Feb 2023; senior professional profile, long tenancies
Pfizer
Pharmaceutical
MENA regional operations anchor; consistent mid-senior professional rental demand
Bayer
Life Sciences
Established presence; European expatriate tenants who value quality residential stock
Medtronic
Medical devices
Healthcare professional profile; proximity to Mediclinic adds residential appeal
Himalaya Drug Co
Pharma / consumer
12M units/year ENT and dermatology production; operational staff demand in the area
Jotun
Environmental sciences
Consistent regional presence; professional tier tenant demand
350+ SMEs
Mixed science/tech
Collective of 3,600+ professionals generating diffuse, consistent rental demand year-round
Dubai Science Park is a TECOM Group (Dubai Holding) free zone offering 100% foreign business ownership and zero income/corporate tax. The 300-hectare, 30-million sqft masterplan anchors a professionally employed tenant base that does not fluctuate with tourism cycles.
Transport — the honest picture
No Metro station. Car-first community. Bus access to Red Line.
Arjan has no Metro station and none is confirmed before 2030. This is the community's primary limitation for car-free tenants. The relevant investors and tenants are those who own vehicles — which accounts for the majority of Arjan's actual tenant profile. For this segment, the road network is the transport story, and the 2026 Hessa Street widening materially improves it.
Metro
No station in Arjan. Nearest: Mall of the Emirates (Red Line) — 12 min drive. Also accessible: Dubai Internet City (Red Line) — 14 min drive.
RTA Bus
Route F36 Mall of the Emirates Metro Station → Arjan (36 stops, feeder service). Key in-community stops: Geepas Tower Bus Stop · DAMAC Westside Buildings Bus Stop.
Key roads
Sheikh Mohammed Bin Zayed Road (E311) — direct access. Umm Suqeim Road (D63) — to Sheikh Zayed Road. Hessa Street widening completing 2026 — reduces SZR commute time significantly.
Drive times
Dubai Science Park: 8 min · Mall of Emirates: 12 min · Dubai Marina: 20 min · Downtown Dubai: 22 min · DIFC: 25 min · Dubai Airport: 35 min
Parking
Most residential towers include one covered basement space per unit. Street parking available. Buildings with limited parking vs. unit count carry a rental discount — factor into building selection.
Future Metro
The Gold Line (AED 34bn, announced April 2026, opening September 2032) will serve 15 strategic areas. No confirmed Arjan station in publicly released plans. Metro access in Arjan before 2032 should not be modelled as an investment thesis.
CURRENT AVAILABILITY
Get current pricing and remaining unit count for any project on this list.
No major school is inside Arjan's boundary, but the Al Barsha South cluster is 5–15 minutes by car — one of Dubai's densest school concentrations at this price tier
Within or adjacent to Arjan
Dhruv Global School
Acceptable
0.2 km · British + Indian Opened 2024
Renaissance School
Not rated
Within Arjan British curriculum
Australian International School
Not rated
0.6 km Australian curriculum
Al Barsha South — 5 to 12 minutes by car
Nord Anglia International School
Outstanding
Al Barsha British + IB
Kings' School Al Barsha
Outstanding
Al Barsha British curriculum
Brighton College Dubai
Very Good
Al Barsha South British curriculum
AED 64K – 111K / year
Repton School Al Barsha
Very Good
Al Barsha South British curriculum
AED 49.5K – 95K / year
Dubai Heights Academy
Very Good
Al Barsha British curriculum
Bloom World Academy
Very Good
Al Barsha South British curriculum
Bright Riders School
Not rated
Al Barsha South CBSE · Indian curriculum
GEMS Metropole School
Good
Motor City · 10 min British curriculum
KHDA ratings from 2023/24 inspection cycle. Fees are approximate annual ranges — confirm current rates and waitlist status directly with each school. All schools are within a 12-minute drive from central Arjan.
Healthcare
Hospital
Mediclinic Parkview Hospital
3 min drive · Umm Suqeim Road
Dubai's most modern comprehensive private hospital — emergency, specialist, maternity, diagnostics. The anchor healthcare facility for the entire southwest corridor and Arjan's single most significant infrastructure advantage. Draws healthcare professionals as residents; directly supports family tenant retention.
World's largest flower garden. 150M+ flowers. Supports short-term rental premium for closest buildings during season.
Dubai Butterfly Garden
Within Arjan · Open year-round
15,000 butterflies, 50 species. Unique year-round family attraction.
Dubai Autodrome
5 min · Motor City
Motorsport venue, karting, track days
V Capital's investment assessment
Arjan works for income investors with a 4–7 year horizon
This community suits you if
You want gross yields of 7–9% in a delivered, transactable community
You hold for 4–7 years minimum — supply normalises over time
You select by building, not by community average — service charge discipline is non-negotiable
Your tenant does not need the Metro — car-dependent professionals
You want healthcare and school proximity as tenant retention tools
Entry below AED 1M for a 1BR is a hard requirement
This community does not suit you if
You need Metro-adjacent positioning for your tenant profile
You expect rapid 2026–2027 capital appreciation — the supply pipeline works against this
You are buying a short-term rental play on year-round tourist demand — Miracle Garden seasonality is real
You are acquiring non-prime, high-service-charge stock in a year of heavy competing handovers
You need a 3-year or shorter hold and exit liquidity in a down market
Frequently asked questions
What is the cheapest entry price in Arjan right now?
Studios start from AED 550,000 onwards in the secondary market per V Capital Market Research & Intelligence data. Off-plan studios are available from AED 599,000 onwards, though remaining inventory is priced above original launch floors as unit availability has reduced since first release.
Does Arjan have Metro access?
No. There is no Metro station in Arjan and none is confirmed before 2030. The nearest Red Line stations are Mall of the Emirates and Dubai Internet City, both 12–15 minutes by car. RTA Route F36 connects Arjan to Mall of the Emirates Metro Station. Investors and tenants who require Metro access should look at JVC (closer to Metro City station on the planned Blue Line) or Dubai Marina.
Why do yields in Arjan vary so much between buildings?
Service charges. DLD-registered data shows a range from AED 10.17 to AED 18.15 per sqft per year between Arjan buildings. On a 750 sqft studio, that is a difference of nearly AED 6,000 per year — roughly 11% of annual rent. Buildings with high service charges and equivalent rents to lower-charge neighbours produce materially lower net yields. Always verify the specific building's RERA Service Charge Index before purchasing.
What is the supply risk in Arjan?
Arjan has approximately 9,000 units in the pipeline through 2027 per DLD completion data, with 808 units delivered in Q4 2025 alone. V Capital research has flagged 5–10% price correction risk in non-prime mid-market stock during peak delivery windows. Well-located, well-amenitised buildings near Mediclinic or community parks are more insulated. The 2026–2027 period will be the most supply-intensive; investors buying in 2026 are entering during the peak delivery window.
Can foreigners buy freehold in Arjan?
Yes. Arjan is a designated freehold zone — any nationality can purchase and hold with full ownership rights. DLD registration fee is 4% of the purchase price, paid at transfer. Mortgage financing is available up to 80% LTV for UAE residents and 75% for non-residents on first-purchase properties under AED 5M.
Is Arjan right for short-term rental?
Selectively. Buildings immediately adjacent to Dubai Miracle Garden achieve premium short-term rental rates during the Garden season (November to April) but face low-occupancy months in summer. A pure short-term rental strategy in Arjan requires proximity to the Garden, a DTCM holiday home permit, and an active management arrangement — and still carries more volatility than a standard long-term tenancy at comparable gross yield. For most investors, the long-term rental market is lower risk and more predictable.
What is the price per square foot in Arjan Dubai in 2026?
The median price per square foot in Arjan Dubai is AED 1,288 based on DLD transaction data compiled by V Capital Market Research. This compares to AED 2,188/sqft in Dubai Marina and AED 2,307/sqft in Business Bay — a discount of 40–44% to those markets that has persisted through three years of double-digit appreciation.
What are the best areas to buy in Arjan Dubai?
For yield performance, buildings nearest to Mediclinic Parkview Hospital and the community parks hold the strongest occupancy and rental rates. Buildings with service charges at the lower end of the AED 10–18/sqft range and covered parking deliver materially better net yields. Newer stock (2020 onwards) with resort-style amenities commands 10–15% rental premiums over older mid-tier towers.
How does Arjan compare to JVC for investment?
Arjan and JVC are Dubai's two most active mid-market apartment investment communities. JVC has higher transaction volume and closer proximity to the planned Blue Line Metro. Arjan has Mediclinic Parkview Hospital as a direct amenity, stronger employer anchor via Dubai Science Park 8 minutes away, and currently lower median price per sqft (AED 1,288 vs JVC's AED 1,580). Net yields are comparable across both when service charges are accounted for.
Is Arjan Dubai freehold for foreign investors?
Yes. Arjan is a designated freehold zone — any nationality can purchase and hold with full ownership rights. DLD registration fee is 4% of the purchase price at transfer. UAE bank mortgage financing is available up to 80% LTV for UAE residents and 75% for non-residents on first properties under AED 5M.
Dubai Land Department (DLD) — transaction registry, secondary sales volume, Ejari rental registrations, completion data and year-on-year price appreciation. All transaction counts and price movement figures on this page are DLD-sourced.
V Capital Market Research & Intelligence — price per sqft analysis, yield range calculations, rental data and building-level performance intelligence compiled from DLD transaction records.
Want a specific building analysis for Arjan?
V Capital reviews individual units against V Capital Market Research & Intelligence and DLD data before you commit.