Why Dubai South Matters Now

Dubai South is a 145 sq km master-planned city built around aviation, logistics, commerce and residential development, with Al Maktoum International Airport at its core.

Its economic ecosystem includes:

• Al Maktoum International Airport
• Dubai South Logistics District
• Mohammed Bin Rashid Aerospace Hub
• Residential District
• Business and commercial districts
• Proximity to Expo City Dubai
• Road, sea and future rail connectivity

By the end of 2025, Dubai South had attracted more than 4,200 operational businesses, including 653 companies added during the year. Its Residential District is already home to more than 30,000 residents. The airport therefore matters as the anchor of a much larger employment, business and residential ecosystem.

Al Maktoum International Airport Changes the Scale

The Dubai South opportunity is difficult to understand without considering the planned scale of Al Maktoum International Airport.

The AED 128 billion expansion is ultimately planned for:

• 260M+ passengers annually
• 12M tonnes of cargo annually
• 5 parallel runways
• 400+ aircraft stands
• West and east passenger terminals
• Multiple satellite concourses
• Automated passenger transport
• Integrated road and Metro connections

The ultimate airport footprint is planned at approximately 70 sq km. At this scale, Al Maktoum is more than an airport. It is becoming the anchor for a major urban and economic expansion in southern Dubai.

Al Maktoum vs Major Global Airports

To put the planned passenger capacity into perspective:

Atlanta handled approximately 106.9 million passengers in 2025, Dubai International recorded 95.2 million and Heathrow handled 84.5 million. At its ultimate planned capacity, Al Maktoum could accommodate around 2.4 times Atlanta’s 2025 traffic, 2.7 times Dubai International’s and 3.1 times Heathrow’s.

Another simple comparison is even more striking: Atlanta and Heathrow together handled about 191.4 million passengers in 2025, compared with Al Maktoum’s planned capacity of more than 260 million.

Dubai Airports also says the current expansion programme is intended to create capacity for approximately 150 million passengers annually over the next decade.

Why Cargo and Logistics Matter

Passenger traffic gets most of the attention, but cargo could be equally important to Dubai South’s property market.

Al Maktoum International is ultimately planned to handle 12 million tonnes of cargo annually.

Hong Kong International Airport, the world’s busiest cargo airport in 2025, handled approximately 5.07 million tonnes.

Al Maktoum’s planned cargo capacity would therefore be around 2.4 times Hong Kong’s 2025 cargo volume.

Cargo activity requires warehouses, freight forwarders, transport companies, maintenance operations, customs services, distribution centres and technology businesses. These activities create jobs and can support long-term demand for housing and commercial space.

Dubai International Provides a Useful Precedent

Dubai International Airport handled a record 95.2 million passengers in 2025, the highest annual international passenger traffic recorded by any airport.

However, DXB has developed within an established urban environment, limiting the possibility of expanding its footprint to the scale required for Dubai’s future aviation plans.

Al Maktoum offers a different development model. Its expansion is being integrated with a much larger urban plan for Dubai South.

The long-term strategy involves shifting operations from Dubai International to Al Maktoum as the new airport develops, alongside the creation of a major city around it.

This makes the project an urban expansion strategy, not simply an airport relocation.

The Property Story Is Really About Jobs

A common investment argument is:

260 million passengers → huge demand → property prices rise.

The reality is more complex.

Most airport passengers will never need an apartment in Dubai South. A stronger economic chain is:

Airport investment → businesses → employment → residents → services → housing demand

That process is already developing.

Dubai South added 653 new companies during 2025, taking its operating business base beyond 4,200 companies. The Mohammed Bin Rashid Aerospace Hub recorded 20,289 business aviation movements in 2025, up 17% year on year.

For property investors, the important indicators are therefore not just passenger numbers but also employment, company growth, residential occupancy and new business activity.

Emirates’ Investment Adds Another Economic Driver

Emirates is also investing in Dubai South through a major new engineering complex designed to service up to 28 wide-body aircraft simultaneously.

Facilities of this type can create permanent skilled employment rather than temporary passenger traffic.

Aircraft engineers, logistics employees, managers, technicians and companies supporting the aviation ecosystem all require accommodation and commercial space. As the resident population grows, retail, education, healthcare and other services can follow.

Dubai South Is Becoming a Residential City

Dubai’s leadership has linked the Al Maktoum expansion with the development of an entire city around the airport and housing requirements for more than one million people living and working in Dubai South.

This does not mean Dubai South has one million residents today.

Its Residential District currently has more than 30,000 residents.

The difference between today’s population and the long-term vision represents both potential and risk.

If employment and population grow alongside development, new housing can be absorbed. If developers deliver homes faster than underlying demand develops, rental and resale markets may face greater competition.

That makes future supply a critical part of any Dubai South property analysis.

 AED 62 Billion Development Adds Another Catalyst

Dubai South’s future is not dependent on aviation alone.

In May 2026, Dubai South and Majid Al Futtaim announced an AED 62 billion mixed-use master community covering approximately 22 million sq ft.

The development is planned to combine residential, retail and lifestyle uses.

This is important because a successful residential district requires more than apartments. It also needs schools, retail, restaurants, parks, workplaces, healthcare, entertainment and transport.

Large-scale private investment can therefore broaden Dubai South’s economic base and support the development of a more complete residential community.

Dubai South Property Demand Is Already Measurable

Dubai South is often presented as a future investment opportunity, but there is already significant property activity today.

In March 2026, Dubai South recorded: 1,000 property transactions

with a combined value of: AED 1.69 billion

It ranked first in Dubai by transaction volume for the month and third by transaction value.

This does not guarantee future price growth. It does, however, demonstrate that Dubai South already has an active property market.

That allows investors to move beyond masterplans and analyse actual sale prices, resale activity and rental performance.

There Is No Single Dubai South Property Price

Dubai South covers a vast 145 sq km area, so investors should be cautious about using one average property price or yield for the entire district.

Projects can differ significantly in:

• • Developer
  • Location
  • Unit size
  • Completion date
  • Airport proximity
  • Payment plan
  • Service charges
  • Rental demand
  • Resale liquidity
  • Future competing supply

Two apartments marketed as Dubai South investments can therefore have completely different investment fundamentals.

The more useful approach is to analyse the specific project and building, rather than relying only on the wider area name.

Airport Proximity Does Not Guarantee Capital Appreciation

The airport is a major infrastructure catalyst, but it does not guarantee that every nearby property will appreciate.

A property can still be overpriced. A building can have limited resale liquidity. High service charges can reduce rental returns, while thousands of competing units can put pressure on rents.

Infrastructure can increase an area’s long-term potential, but entry price determines how much of that potential is already reflected in the investment.

This is particularly important for off-plan property.

5 Things to Check Before Buying Property in Dubai South

1. Compare the Actual Price Per Square Foot

Do not start with the payment plan. Start with the purchase price.

Compare the property with:

• • Nearby completed projects
  • Comparable new launches
  • Recent resale transactions
  • Similar unit sizes
  • Alternative Dubai communities

If nearby properties transact at lower prices, identify what justifies the premium.

2. Check Resale Liquidity

A property can show a theoretical gain while still being difficult to sell.

Look at the number of registered resales and quarterly transaction activity. A functioning secondary market provides evidence of buyer demand beyond the developer’s initial sales campaign.

3. Calculate the Real Rental Yield

Use achievable rent rather than advertised rent, then account for ownership costs such as:

• • Purchase price
  • Annual rent
  • Service charges
  • Vacancy
  • Maintenance
  • Furnishing, where applicable

Airport, logistics and corporate employment may support rental demand, but yields can vary considerably between buildings.

4. Watch the Supply Pipeline

Dubai South’s growth is attracting more developers.

More projects mean more homes competing for tenants and future resale buyers. Strong population growth may absorb that supply, but timing matters.

An investor receiving a completed unit when thousands of comparable apartments enter the market could face a different rental environment from an investor in a building with limited direct competition.

Analyse supply alongside demand.

5. Separate Infrastructure Value from Marketing Value

The airport creates genuine long-term economic potential, but that does not mean every property is fairly priced.

If an apartment is significantly more expensive than comparable alternatives, ask how much of the airport and future-growth story has already been priced into the deal.

The key question is:

At today’s purchase price, how much of Dubai South’s future growth am I already paying for?

Is Dubai South a Good Property Investment?

Dubai South’s property story is increasingly supported by measurable fundamentals rather than only future projections.

The airport expansion involves AED 128 billion of investment. More than 4,200 businesses operate in Dubai South. The Residential District already has more than 30,000 residents. Aviation and logistics activity is expanding, and an AED 62 billion mixed-use development announced by Dubai South and Majid Al Futtaim adds another major development catalyst.

At the same time, the district still has a substantial development pipeline.

That means investors need to assess each property against five factors:

Price. Yield. Liquidity. Demand. Supply.

The airport should be part of that analysis, but it should not replace it.

The Better Way to Analyse Dubai South Property

Dubai South’s strategic importance is increasingly tied to infrastructure, business activity, aviation, logistics and residential growth.

An airport planned for more than 260 million annual passengers represents infrastructure capable of reshaping a significant part of Dubai. However, property returns will not necessarily be distributed equally across every building or project.

The investor who simply buys “Dubai South” is buying an area story.

The investor who compares registered prices, rents, yields, resale liquidity and future supply is analysing a specific asset.

That distinction matters. Listings show what sellers hope to receive. Transactions show what buyers actually paid.

UAE billionaire numbers rise 11.3%

UAE ranked 14th among the world’s 15 largest billionaire countries, with 59 individuals at the end of 2025.

National billionaire numbers increased 11.3% during the year. Combined wealth reached $201bn (AED738.2bn). Dubai’s 43 billionaires represented almost 73% of the UAE total under Altrata’s business address methodology.

UAE growth exceeded the worldwide billionaire population increase of 8.2%. Middle East billionaire numbers rose 5% to 254 individuals.

Altrata attributes regional wealth creation partly to non-oil diversification and large sovereign infrastructure programmes. UAE and Saudi Arabia received specific recognition as leading centres for those capital flows.

Middle East billionaires collectively held about $700bn (AED2.57tn). Regional billionaire numbers represented roughly 6.7% of the worldwide total.

Dubai also ranked as the highest Middle Eastern city in Altrata’s top 15 table. Istanbul was the region’s other representative, with 37 billionaires.

DIFC expands private wealth capacity

Dubai’s billionaire ranking coincides with rapid expansion across its private banking, asset management and family wealth infrastructure.

Dubai International Financial Centre ended 2025 with more than 500 wealth and asset management companies, up 22% annually. Family-related entities reached 1,289, rising 61%. DIFC-based families had established 1,115 foundations, an annual increase of 66%.

Growth continued through the first half of 2026.

DIFC counted 592 wealth and asset management firms by June 2026. Family business-related entities reached 1,408, increasing 36% year on year. Foundations climbed 67% to 1,409.

Active registered companies across DIFC reached 10,018, up 30%. Regulated financial services firms increased 16% to 1,134.

Those figures expand the institutional capacity available for private banking, succession planning, fund management, foundations and family investment structures in Dubai.

Wealth migration adds capital to Dubai

UAE private wealth inflows provide a second measure of Dubai’s attraction to internationally mobile capital.

Henley and Partners projected a net inflow of 9,800 millionaires into the UAE during 2025, the largest total globally. Migrating high net worth individuals were expected to bring about $63bn (AED231.4bn) in investable wealth.

DIFC’s February 2026 Global Wealth Outlook reports that most of those 9,800 individuals were expected to settle in Dubai.

Altrata’s billionaire data records a similarly international pattern at the highest wealth tier. One in five billionaires globally lives outside their country of birth.

Another 38.5% own commercial interests headquartered outside their primary country of residence. Altrata identifies financial market depth, regulatory stability, business conditions and tax structures among major factors shaping billionaire location decisions.

Global billionaire wealth reaches $15.1tn

Altrata counted 3,795 billionaires worldwide at the end of 2025, an all-time high. Population growth reached 8.2%, adding a net 287 individuals.

Combined billionaire wealth increased 12.8% to $15.1tn (AED55.45tn). Average wealth reached approximately $4bn (AED14.69bn), while median net worth stood closer to $2bn (AED7.35bn).

Company ownership dominates billionaire balance sheets. Altrata calculates that 73% of an average billionaire portfolio sits in listed or privately owned companies. Public holdings account for 38%, with private company stakes representing 34.5%.

Banking and finance remain the largest primary industry at 19.6%. Technology accounts for 7.5%, while real estate represents 7.1%.

Dubai’s rise to 43 billionaires places the city inside that expanding global wealth cycle, alongside continued growth in its private capital and family wealth industries.

Compelling opportunity

A UAE base provides global financial heavyweights with a compelling opportunity to expand in the broader Middle East and work closely with some of the world’s largest sovereign wealth funds, as well as large family offices and institutional investors.

The UAE capital is home to the Abu Dhabi Investment Authority, Mubadala Investment Company and the newly created L’IMAD, which has taken control of the investment holding company ADQ.

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ADGM is also home to other trillion-dollar asset managers, including PGIM, the global asset management business of Prudential Financial, and Chicago investment firm Nuveen.

Strategic priority

Dubai and Abu Dhabi have maintained a rapid pace of development as finance hubs since the Emirates bounced back strongly from the Covid-driven economic slowdown in 2020.

New company registrations in DIFC jumped 28 per cent to a record 1,924 last year as the number of wealth and asset managers exceeded 500. It was home to more than 290 banks and financial market companies at the end of December, including 102 hedge funds and more than 1,289 family-related entities.

For Swiss wealth managers, including Lombard Odier, which has been serving affluent clients, family offices and institutional investors in the Middle East for more than six decades, the region remains a “strategic priority”.

“Our presence in Dubai reflects our long-term commitment to supporting clients across the Gulf, as we continue to grow and deepen our capabilities to meet their evolving needs,” Ali Janoudi, head of new markets at Lombard Odier, told The National.

Mirabaud, another private Swiss bank, which has been serving affluent clients for more than two decades from its Dubai base, said it already has the experience of successfully navigating “multiple market cycles and crises” in the past.

“Our DIFC category 1 banking licence – one of the very few held by Swiss banks – confirms our trust in the UAE and our regional expansion objectives, as well as our long-standing commitment to the market,” Elias Ghanem, senior investment adviser at Mirabaud Middle East, said.

It is vital that wealth and asset managers remain committed and maintain a presence during extreme bouts of volatility. It not only creates unique opportunities for institutions in attracting local capital, but it also benefits clients, who in times of uncertainty increasingly turn to partners with a proven track record, Mr Ghanem said.

ADGM, like its Dubai counterpart, also recorded stellar growth last year. Total assets managed at the centre at the end of 2025 rose by 36 per cent annually. ADGM has completed a decade of operations, with 170 asset and fund managers, managing 244 funds calling it home.

A total of 347 financial institutions were based at ADGM at the end of December, 80 of which were licensed last year.

Deal momentum

Despite the uncertainty and geopolitical headwinds, global fund managers continue to set up base in the Emirates, with Hillhouse Investment Management, a $100 billion global alternative asset manager, among the latest to open an office in ADGM.

US and Israeli strikes on Iran, and Iran’s attacks on its Arab neighbours, which began on February 28, have disrupted businesses and hit the travel, tourism and hospitality sectors hard.

Iran has also effectively closed the Strait of Hormuz, through which a fifth of the world’s oil normally passes, for all but a few ships. The choking of the vital waterway has triggered a global energy crisis, stoking fears of inflation and a slowdown in the global economy.

However, cross-border deal-making, investment flows in and out of the region and long-term capital commitments remain uninterrupted.

A unit of Abu Dhabi’s investment holding company 2PointZero, on March 31, said it has agreed to acquire a US gas infrastructure company for $2.25 billion.

ePointZero, a subsidiary of 2PointZero, is buying 100 per cent of Traverse Midstream Partners, which owns stakes in gas assets, the company said in a statement at the time to the Abu Dhabi Securities Exchange, where its shares are traded.

Saudi Arabia’s Public Investment Fund and Qatar’s sovereign fund also announced deals last month, despite the Iran war intensifying.

Although the International Monetary Fund expects the regional economies to take a hit from the conflict, the long-term fundamentals of the six-member economic bloc of GCC remain intact.

On Monday, UAE Minister for Economy and Tourism, Abdulla bin Touq, said the country’s economy is resilient and can quickly rebound from the war. “The UAE is strong, a 40-day conflict will not determine the future of the UAE economy,” he said, adding that the country will “bounce back”.

Rahul Malhotra, region head of emerging markets at Julius Baer, which has offices in Dubai, Abu Dhabi and Manama, said despite adversity and growing geopolitical headwinds, the Swiss wealth manager is fully committed to serving its clients and partners in the region. “That commitment does not waver in periods of uncertainty, and it is precisely in these moments that our role matters most,” he said.

Developers are also entering this phase from a position of strength. After years of robust presales and rising prices, leading players have built substantial cash buffers and multi-year revenue backlogs. Their relatively low leverage and strong liquidity profiles provide a cushion against short-term demand fluctuations.

“Developers today are far better capitalised and disciplined compared to previous cycles,” market analysts say, noting that this reduces the risk of widespread project cancellations or liquidity stress.

Dubai’s policy environment is another key stabilising factor. Long-term residency initiatives such as the Golden Visa programme have enhanced the city’s appeal to global investors and created a more stable resident base. This has improved the “stickiness” of property ownership, reducing the likelihood of sudden capital or population outflows.

Government crisis management has also reinforced confidence. Despite regional tensions, the UAE has maintained seamless functioning of infrastructure, logistics and essential services, preserving its reputation as a safe and reliable global hub.

From a supply chain perspective, construction activity remains largely uninterrupted, reflecting the sector’s operational resilience. However, prolonged disruption to key shipping routes such as the Strait of Hormuz could increase input costs and create logistical bottlenecks, adding pressure to developer margins.

Price trends are expected to vary across segments. Luxury and ultra-luxury properties, which are more sensitive to international investor sentiment, may see sharper short-term adjustments. In contrast, villas are likely to remain relatively resilient due to strong end-user demand, while apartments could face more downward pressure given higher supply levels.

Importantly, investor delinquencies are expected to remain contained. Historical trends suggest that payment defaults among top-tier developers have remained within manageable ranges even during downturns. Current regulations also allow developers to retain a portion of payments in case of default, providing an additional safeguard.

While some developers may delay new project launches or recalibrate capital expenditure plans, projects nearing completion are expected to proceed as scheduled. This reflects a broader shift in strategy, with developers prioritising liquidity and cash flow over aggressive expansion.

The broader outlook suggests that Dubai’s property market is entering a consolidation phase rather than a correction cycle. Analysts see this as a healthy adjustment that could enhance long-term sustainability by aligning prices more closely with underlying demand.

For investors, this environment may present selective opportunities, particularly in the secondary market, where price adjustments could create attractive entry points.

Ultimately, Dubai’s real estate sector continues to be supported by strong fundamentals — including global demand, policy stability, and financial resilience. While geopolitical uncertainty may shape short-term sentiment, the market’s long-term trajectory remains intact.

Analysts say if past cycles are any indication, Dubai’s property market is likely to withstand the current turbulence and emerge more balanced, mature and resilient.

Primary Market vs Resale Market Performance

The primary market accounted for the majority of transactions in 2025.

• • 149,290 off-plan transactions
  • AED 448.1 billion in total value
  • 69% of total transaction volume
  • 65% of total market value

Off-plan activity remained elevated due to extended payment timelines and the scale of new project launches.

The resale market recorded lower transaction volume but stronger price performance.

• • 66,446 resale transactions, up 8% year on year
  • AED 238.8 billion in total value, up 26.3%
  • 11.3% year-on-year price growth per square foot, compared to 6.7% in the primary market

This divergence reflects tighter supply conditions in completed properties, particularly within established residential communities.

Median prices in 2025 reached:

• • AED 1,718 per square foot in the primary market
  • AED 1,481 per square foot in the resale market

Both figures exceed levels recorded during the 2019–2020 market correction period.

A Five-Year Structural Transformation

A longer-term view highlights the scale of market expansion.

• • 2020 total transaction value: AED 71.5 billion
  • 2025 total transaction value: AED 686.8 billion
  • Cumulative growth: 861%

Transaction volumes increased 521% over the same period, while average prices per square foot rose 60%, from AED 1,170 to AED 1,866. This growth aligns with sustained increases in transaction depth, price levels, and market participation.

How Does Dubai’s Supply Pipeline Affect the Market?

As of the end of 2025, Dubai had 1,464 residential projects under construction, representing 452,101 units with a combined estimated development value of AED 359.4 billion.

Construction-stage distribution provides important context.

• • 65% of units are at 0–20% completion and are unlikely to be delivered before 2027–2028
  • 12% are at 21–40% completion
  • 23% are above 40% completion and are more likely to deliver between 2025 and 2026

While planned completion schedules indicate higher delivery volumes in 2027 and 2028, actual supply timing remains dependent on construction progress and delivery execution.

Dubai’s total residential stock now stands at approximately 1.4 million units, comprising:

• • 946,770 ready units (68%)
  • 455,224 off-plan units (32%)

Geographic Shifts in Transaction Activity

By transaction value, the highest-activity areas in 2025 were:

• • Business Bay
  • Dubai Marina
  • Dubai South
  • DAMAC Islands
  • Jumeirah Village Circle

By transaction volume, Jumeirah Village Circle recorded the highest number of transactions, exceeding 18,000 deals during the year. Increased activity in Dubai South and Jabal Ali First reflects growing interest in southern Dubai, supported by infrastructure development and long-term planning initiatives. Planned supply volumes in areas such as Madinat Al Mataar and Al Barsha South Fourth indicate continued development focus in these corridors.

Developer Performance: Volume vs Value

Developer performance in 2025 differed when measured by volume and value.

By transaction volume:

• • Binghatti recorded approximately 17,000 units
  • DAMAC recorded approximately 15,000 units
  • Emaar recorded approximately 13,000 units

By total transaction value:

• • Emaar led with AED 66 billion
  • DAMAC followed with AED 36 billion
  • Binghatti recorded AED 26 billion
  • Nakheel and Sobha followed closely with values in the low AED 20 billion range

This reflects differing development strategies rather than a divergence in market performance.

Is Dubai Property a Good Investment in 2025?

Dubai property performance in 2025 continued to be supported by rental income and transaction liquidity. Gross rental yields across most residential communities generally ranged between 6% and 8%, depending on location, unit type, and acquisition price. These yield levels contributed to sustained investment demand.

Rental Market as a Price Reference

The rental market recorded 405,000 transactions in 2025, comprising:

• • 192,000 new contracts, up 12.3% year on year
  • 213,000 contract renewals

Median annual apartment rents reached:

• • Studios: AED 46,000
  • One-bedroom: AED 72,000
  • Two-bedroom: AED 115,000
  • Three-bedroom: AED 200,000

Villa rents continued to reflect limited supply. Median rents reached:

• • Three-bedroom villas: AED 160,000
  • Four-bedroom villas: AED 244,000
  • Five-bedroom villas: AED 425,000

Palm Jumeirah villas recorded a 24.2% year-on-year increase, reaching a median annual rent of AED 1.49 million.

Borderless ownership model

The idea of ‘primary residence’ is dissolving. Instead, ownership is becoming fluid, fractional, diversified, and experiential. Some ultra-high-net-worth individuals are exploring co-investment in global residence portfolios, while others treat their properties as curated stages for life’s chapters, not as permanent fixtures. This evolving psychology has implications for developers. We are not building houses, but crafting touchpoints in a billionaire’s global journey. And based on my experience in the market, I have seen firsthand how clients expect more than walls and views. They expect a philosophy of living that aligns with their fluid identities.

Out-of-the-box perspectives

If we project this trend forward, three out-of-the-box dynamics are worth watching. First, residences become passport alternatives. In a world where mobility is power, governments may begin offering ‘networked residency rights’ tied to luxury property ownership across allied nations. Golden visas, facilitated residency schemes driven by mega real estate investments have always been there, and will still be at higher premiums. Second, AI-integrated villas. These are homes that adapt to their owner’s preferences instantly, mirroring the lifestyle of the Dubai residence in Marbella or London without the owner lifting a finger. And last are global branded villages. Imagine an ecosystem where every villa in different continents is designed by the same brand, creating a seamless continuity of identity for the nomadic billionaire.

MENA region’s defining role

The Middle East is a central architect in this shift. With mega-projects in Saudi Arabia, luxury branded residences in Dubai, and lifestyle-driven developments across the Gulf, the region is setting new benchmarks. The global nomad billionaire views the Middle East as a hub in their worldwide matrix of living. In this context, the question is no longer ‘Where is home?’ but rather ‘Which home best suits today’s chapter’” The answer is increasingly being written in the villas, penthouses, and retreats of the MENA region.

Suburban living gains momentum

Rising rents in central zones like Downtown Dubai, Business Bay, and Dubai Marina are pushing residents to suburban communities.

Areas such as Jumeirah Village Circle, Dubai Silicon Oasis, and Dubai South are attracting families seeking affordability, villas, schools, and improved transport links.

With Dubai’s population now exceeding 3 million, the city’s outskirts are transforming from commuter districts into fully fledged lifestyle hubs.

Wellness and lifestyle amenities go mainstream

Developers are expanding beyond traditional gyms and pools. Demand has surged for wellness-focused spaces, including meditation areas, co-working lounges, hydrotherapy pools, green walking tracks, and pet-friendly zones.

With hybrid work models now entrenched, these amenities are no longer optional extras — they are core to both buyer and tenant decision-making, especially in mid- to premium-tier housing.

Sustainability becomes a deal-maker

Environmental credentials are now a central factor in property decisions. Green building certifications, solar integration, and energy-efficient materials — once limited to luxury projects — are moving into the mid-market segment.

Research by Amaal shows that ESG-conscious investors, particularly international buyers, are prioritising developments with LEED certification, smart cooling, and utility optimisation, resulting in faster occupancy and lower turnover.

Mixed-use living reshapes urban design

Developers are increasingly building “vertical villages” — mixed-use towers that combine residences with coworking areas, supermarkets, cafes, and wellness centres.

These projects cater to residents’ desire for convenience and community, enabling them to live, work, and socialise within one neighbourhood.

The trend is reshaping Dubai’s skyline and reinforcing the city’s reputation for integrated urban living.

Technology drives property search and investment

From AI-enabled real estate platforms to tokenised property investment, technology is revolutionising how people buy and manage homes.

Smart platforms now offer predictive pricing tools, AR/VR home tours, and blockchain-based transactions, allowing global investors — especially from Europe and Asia — to purchase remotely and securely.

PropTech innovation is driving greater transparency and liquidity, helping Dubai attract new international capital into its property ecosystem.

Last month, Arabian Business reported that the UK wealth exodus is also driven by high-earning athletes, entertainers, and emerging talent. These high-profile individuals are increasingly choosing the UAE amid Britain’s unfavourable tax conditions.

“The industries are going to suffer. The United Kingdom will no longer produce superstars. And those superstars create employment and revenue. If they go, the UK will lose employment revenue, not only from the superstars themselves but also from everyone around them. An athlete or entertainer is like their own massive corporation. The UK is driving their business away,” said Oriana Morrison, UK-US tax strategist.

She has reported that 100 per cent of her clients have already left the country or are planning to if conditions do not improve.

“Nobody is getting any value for money anymore when it comes to taxes. The worst level of public services ever. Who wants to pay more and more and more for nothing in return?” she added.

According to the Astons report, wealthy people that have chosen to stay in the UK will have seen their net worth reduce, increasing financial pressures and in some cases even pushing them out of the millionaire bracket.

“Let’s take a boxer earning GBP1 million for a fight. In the UK, once you factor in income tax, national insurance, and possibly agent fees, they’re walking away with GBP400,000 – if that. And that’s assuming everything’s structured well. In the UAE? You’re keeping GBP900,000 or more. The tax rate is zero. That’s real cash in your account. But it’s not as simple as just moving there. You’ve got to plan your exit properly to avoid UK tax on foreign earnings,” Morrison explained.

“Everyone is paying an exorbitant amount of tax and not receiving anything in return,” she emphasised.

Golden Visa destinations offering residency-by-investment schemes are becoming increasingly popular among HNWIs flocking out of the UK. Greece and Dubai are the most sought-after destinations with Greece offering benefits such as accessible investment thresholds, a straightforward application process and access to the Schengen area.

“Wealth is increasingly mobile, and countries like Greece offer structured and appealing alternatives. Greece’s Golden Visa programme remains one of Europe’s most attractive options, with a minimum investment of €250,000 required for properties converted from commercial to residential use,” said Suzanna Uzakova, Senior Consultant for Residency and Citizenship Programmes at Astons.

Golden Visa destinations offering residency-by-investment schemes are becoming increasingly popular among HNWIs flocking out of the UK

On the other hand, Dubai offers beneficial tax conditions, safety and lifestyle benefits.

“The UAE is a no-brainer when it comes to tax efficiency, and the weather helps. There’s public order, low crime, and better quality housing. It’s safer, but there are drastic lifestyle changes,” Morisson explained.

“Taxation pays for safety. People feel that in the UAE. They don’t in the UK. I feel less safe every day I live here. I’ve stopped feeling safe in my neighbourhood. There are stabbings locally in my area regularly. What country am I in? People are paying more and feeling less safe. The United Kingdom is changing and not for the better,” she added.

According to the latest UBS Global Wealth Report 2025, the number of ‘Everyday Millionaires’ has more than quadrupled since 2000 to 52 million. At the end of last year, these millionaires accounted for over $107 trillion of total wealth.

Over 680,000 new USD millionaires were added in 2024, the highest increase occurred in Turkey, while the UAE ranked second with an expansion of 5.8 per cent.

“Wealth finances investment, making it hugely important economically. But wealth also matters a great deal politically,” said Paul Donovan, Chief Economist at UBS Global Wealth Management.

The report data reveals anticipated growth in the number of USD millionaires and a rise in the growth of personal wealth over the next five years.

While wealth numbers increase globally, the UK stands to risk a “massive haemorrhage of income” to the government.

Experts claim that although the UK government is aware of the trend, “they’re not acting fast enough.”

Morrison said her high-profile clients, “see crumbling public services and zero incentives to stay. The government needs to look at this as a competition. Because that’s what it is. The UAE, the US? They’re winning on talent attraction. We’re just taxing and shaming.”

Britain’s status as a global hub for sporting and entertainment stands to inherit permanent damage.

“The UK is not the best future for them or their kids. People are confronting this reality every day. For those who have young kids or want to start a family, the UAE is a no-brainer,” she said.

However, moving to the UAE requires navigating a complex residency and structuring rules to avoid continued UK tax strains since “leaving the United Kingdom does not automatically remove a person from its tax system,” Michael Kortbawi, Senior Partner and Co-Founder of BSA Law said to Arabian Business.

“The most common mistake is believing that a move to Dubai automatically ends UK tax residency,” he added.

The move requires careful planning and documentation for HNWIs to avoid being treated as a UK tax resident. Zones such as Dubai Media City and Dubai Sports City is making relocation easier with tailored licenses and facilities.

As individuals continue to relocate, experts stress that the implications extend beyond personal decisions to the country’s economy, national competitive advantage and cultural influence. As HNWIs move they take with them direct economic contributions as well as employment generation, capacity to attract investment and maintain the UK’s cultural footprint.

The programme includes three key projects:

• The freight rail – It includes the Etihad Rail freight services. The first phase of the Etihad Rail has been fully operational since 2016. It currently connects Ghuwaifat on the border with Kingdom of Saudi Arabia to the port of Fujairah on the eastern coast.
• The rail passenger services – They aim to connect 11 cities of the UAE; from Al Sila to Fujairah. Operating at a speed of 200 km per hour, the rail service will transport passengers from Abu Dhabi to Dubai in 50 minutes, and from Abu Dhabi to Fujairah in 100 minutes.
• The integrated transportation service – An innovation centre will be established to ensure the integration of smart transportation solutions. A network of light rail will be connected to the passenger rail system to facilitate transportation inside the UAE’s cities. Smart solutions will also be developed to allow planning and booking trips, integrating logistics operations, port and customs services and providing integrated logistics solutions.

Emaar described the new community as one of Dubai’s most prestigious enclaves, integrating leisure, nature, and connectivity. The development will include direct access to a championship golf course, wellness centres, retail outlets, and a network of landscaped parks.

“Dubai Mansions in Emaar Hills represents the ultimate expression of refined living,” said Emaar founder Mohamed Alabbar. “Every residence, every garden, and every pathway reflects an uncompromising attention to detail, creating a setting that embodies harmony, prestige, and a lifestyle that is unmatched anywhere in the world.”

Emaar said the project is designed to appeal to both homeowners and global investors seeking long-term value in Dubai’s luxury real estate market, where demand remains strong amid continued economic growth and population expansion.

Emaar Properties, listed on the Dubai Financial Market, has delivered more than 122,000 residential units in Dubai and overseas since 2002. The company holds about 1.7 billion square feet of land in the UAE and international markets and derives roughly 32 per cent of its revenue from its malls, hospitality, leisure, commercial, and international operations.

Emaar’s flagship assets include the Burj Khalifa, Dubai Mall, and Dubai Fountain.

Source: Arabian Business.