Investor report · DSO & Al Ain Road17 October 2026
North of Al Ain Road
For two decades Dubai's freehold villas spread south and west of the Al Ain Road. Three of the 2040 plan's five business centres sit at its head or along its northern side, where villa launches open to expats have only just begun.
October 2026 · 9 pages · PDF 1.7 MB
Free with a DataDXB account.
At a glance
35
villa communities
South and west of the road, launched 2002 to 2025
4
launches and land deals
North of the road since Nov 2024, plus LEOS at the E66 × E611 junction
AED 1,417–1,622
per sq ft, north-side launches
Greenz and Tilal Binghatti, inside the range Dubailand and Meydan resell at
19–23 min
DSO to the city
Downtown, DIFC, DXB and Deira without traffic, against 23–30 min from Dubailand to Downtown
What the data says
Key findings
01
Villas went south and west. Three business centres didn't.
Since 2002, 35 freehold villa communities spread along one side of the road. Three of the 2040 plan's five urban centres sit at its head or along its northern side, where districts from Mirdif to Nad Al Sheba 3 & 4 remain mostly UAE & GCC-only.
02
North-side supply has started.
In 18 months, Kensington Gardens, Greenz and Tilal Binghatti launched, LEOS unveiled 800+ homes at the E66 × E611 junction, and Aldar and Dubai Holding signed for about 4 km² opposite Nad Al Sheba.
03
New launches enter inside the resale band.
Greenz and Tilal Binghatti launch at AED 1,417–1,622 per sq ft of built-up area, where 3-bed townhouses across the road resell at AED 1,232–1,664. At neighbourhood rents that is a 4.9–6.6% gross yield, before service charges.
What's inside
Contents
- p. 1
North of Al Ain Road
Every freehold villa community since 2002 on one map, and which side of the road it sits on.
- p. 2
Where the jobs are
The 2040 plan's business centres, Dubai's daytime population, and how far each villa community sits from DSO.
- p. 3
DSO at work
What already operates in Dubai Silicon Oasis and IFZA, against DIFC and Business Bay, plus the AED 12.8bn expansion and the Blue Line.
- p. 4
The north side opens up
Kensington Gardens, LEOS, Greenz, Tilal Binghatti and the Aldar × Dubai Holding plot: 18 months of new supply.
- p. 5
This side of Al Ain Road
Every villa project near DSO, who can buy it, and what homes here rent for.
- p. 6
The price ladder
Resale price per sq ft by community and developer, where the new launches enter, and their gross yields.
- p. 7
Launch vs today
What the same townhouse and villa layouts launched at, against their latest DLD resale.
- p. 8
Momentum & access
2026 same-home price changes, ready transfers by community, and drive times to the business centres and both airports.
- p. 9
In short, and method
Six takeaways, what to watch to 2029, and how the report was built.
Get the full 9-page report
Every villa project on both sides of the road, with launch and resale prices, rents and drive times, and sources. Sign in to download.
The author is a RERA-licensed broker at Hamptons International, part of Emaar Group, which develops some of the communities in this report, and may act on transactions in the areas discussed. Prices are developer list prices and registered DLD sales and are indicative; this report is not a valuation or investment advice.