Apartments for Sale in Al Furjan, Dubai: Yields and Prices
Al Furjan quietly does something most Dubai districts cannot: 7-9% gross yields with two metro stations and an entry price under AED 600,000. Studios there average about 8.51% — among the strongest returns in the city.
Here is what it costs, why the yields hold, and what the district's ongoing construction means for a buyer today.
Key Takeaways
- Yield: 7-9% gross across unit types, with studios averaging about 8.51%.
- Entry: from roughly AED 599,000; one and two-bedrooms mostly AED 850,000-1.5 million.
- Two metro stations serve the area — rare at this price level.
- Service charge: about AED 12-15 per sq ft a year.
- Location: between Sheikh Zayed Road and Mohammed Bin Zayed Road, near Jebel Ali and Discovery Gardens.
- The catch: a lot of new towers still completing, and amenities spread out.
What Al Furjan is
A residential district in the south-west of the city, made up of villa neighbourhoods and, increasingly, mid-rise apartment towers. It sits near Jebel Ali and Ibn Battuta, about 15 minutes from Dubai Marina and 30 from Downtown, with metro access at Al Furjan and Discovery Gardens stations.
The tenant base is the reason the numbers work: people who work in Jebel Ali, the free zones, Dubai South and the western half of the city, who want a metro connection and a lower rent than the Marina. That demand is employment-driven and it renews.
What it costs
| Unit | Typical price | Typical rent | Gross yield |
|---|---|---|---|
| Studio | AED 550,000-800,000 | AED 45,000-60,000 | About 8.5% |
| 1 bedroom | AED 850,000-1,200,000 | AED 65,000-90,000 | 7.5-8% |
| 2 bedroom | AED 1,200,000-1,800,000 | AED 95,000-130,000 | 7-7.5% |
| Villa or townhouse | AED 2,500,000 upwards | AED 160,000-220,000 | 5.5-6.5% |
From our Dubai project list: Serene Gardens 2 from about AED 599,000, Valores Residences from AED 888,000, Sparklz by Danube from AED 900,000, Rosalia Residences from about AED 1.02 million and Azizi Zain from AED 1.44 million.
Why the yields are this high
Three things stack up. Land here was cheaper than in the central corridor, so the entry price is low. The tenant is a working commuter with a metro station, not someone paying for a view. And the service charge at AED 12-15 per sq ft is a mid-market number rather than a Marina one.
Run a studio: AED 650,000, 420 sq ft, letting at AED 52,000.
- Gross yield: 8%
- Service charge at AED 13 per sq ft: AED 5,460
- Vacancy and management at 12%: AED 6,240
- Net rent: AED 40,300, about 6.2% on the price
Very few districts in Dubai hold a 6% net on a small unit. Our studio guide explains why the smallest units always lead on yield, and what that costs you in resale depth.
The five-year view
Al Furjan's risk is supply, and it is visible from the road: several towers are under construction at any time, and the district has been absorbing new stock for years. In a city scheduled to deliver roughly 70,537 units in 2027 against a five-year average of 35,531, districts with land keep taking a share of that.
What holds the district up is the metro and the employment to the west. Jebel Ali, the free zones and Dubai South are not going anywhere, and a tenant working there will pay for a station within walking distance. That is a structural advantage newer outer communities do not have, and it is the reason Al Furjan's rents have been steadier than its construction volume would suggest.
The practical rule: buy within genuine walking distance of a station, and check what completes on your road before you commit.
Run it on your own numbers. Set the price, the rent and the service charge and the calculator gives you the fees, the cash you need on day one and what the rent leaves after costs — in your own currency.
Dubai property calculator — costs, cash needed and net rent
Works from any country: pick your currency, or type your own rate. Fees follow the DLD schedule; rent figures are yours to set.
| Charge | AED | Your currency |
|---|
Fee basis: DLD transfer 4% of price, plus a DLD admin fee of AED 580 on a ready unit and AED 40 at Oqood on an off-plan one; registration trustee AED 4,000 below AED 500,000 and AED 4,200 above, plus 5% VAT; title deed and map about AED 500; agency 2% plus 5% VAT where used; mortgage registration 0.25% of the loan plus AED 290. Rates shown are indicative, read on 9 September 2026, and the pegged ones (USD and the GCC currencies) do not move — edit the rate box for anything else. This is an estimate to plan with, not a quotation, and it does not cover tax in your own country.
What to check before you buy
- The real walk to the metro, measured in summer rather than on a map.
- Which towers complete near you in the next two years.
- The building's service charge in the RERA index — newer towers with large amenity decks sit at the top of the range.
- Whether cooling is billed separately, which changes what a tenant will pay.
- Parking, in writing, and whether visitor parking is adequate.
Al Furjan against the alternatives
| Al Furjan | JVC | Dubai South | |
|---|---|---|---|
| Gross yield | 7-9% | 7-9% | 7-8% |
| Entry price | From AED 599,000 | From AED 695,000 | From AED 600,000 |
| Metro | Two stations | None | None yet |
| Commute to Marina | About 15 min | 15-20 min | 35-45 min |
| Best for | Yield with transport | Yield with amenities | Long-term airport bet |
The metro is what separates it. If you are choosing purely on numbers between the value districts, that connection is the tiebreaker — see the area guide for the full comparison.
What ownership costs each year
At AED 12-15 per sq ft, a 750 sq ft one-bedroom in Al Furjan costs AED 9,000-11,250 a year in service charges. That is the single biggest reason the net yield here stays close to the gross — the same apartment in a Marina tower at AED 22 per sq ft would cost AED 16,500.
Add the rest of the annual picture: management at 5-8% of rent if you are overseas, a maintenance allowance of AED 2,000-4,000 for an apartment, and a void allowance of 10-12% on a studio or one-bedroom, where tenants turn over faster. On a AED 900,000 one-bedroom letting at AED 70,000, that leaves roughly AED 50,000 net — about 5.6% on the purchase price, or 5.2% once the 6-8% buying costs are included.
Two building-level variables move that meaningfully. Newer towers with large amenity decks charge at the top of the range and sometimes above it. And where cooling is billed separately, tenants factor it into what they will pay in rent, so a "chiller free" building can command AED 4,000-8,000 more a year — worth checking before you compare two similar units.
None of this is unusual for Dubai. What is unusual is getting a metro station at this price level, and that is what protects the rent when supply arrives.
Villas and townhouses here
Al Furjan is not only apartments. The original neighbourhoods are villa and townhouse clusters, and they behave like the rest of Dubai's house market: lower gross yields of about 5.5-6.5%, much lower service charges on a community rate, and tenants who stay for years rather than months.
A four-bedroom villa here typically buys from around AED 2.5 million and lets for AED 160,000-220,000. Against a townhouse in an outer community at a similar rent, you are paying a premium for the metro and the location — which is exactly the trade the apartment market here reflects too.
For an investor choosing between the two products in this district, the apartment yields better and the villa lets longer. Our house guide works through why the gross yield understates the second.
Frequently asked questions
Is Al Furjan good for investment?
For yield, it is among the best in Dubai: 7-9% gross, with studios averaging about 8.51%, an entry price from roughly AED 599,000 and two metro stations. The trade-off is ongoing construction in the district.
How much is an apartment in Al Furjan?
Studios run about AED 550,000-800,000, one-bedrooms AED 850,000-1.2 million and two-bedrooms AED 1.2-1.8 million.
Does Al Furjan have a metro station?
Yes, two serve the area — Al Furjan and Discovery Gardens — which is unusual for a district at this price level and a large part of why rents hold.
What are service charges in Al Furjan?
Typically AED 12-15 per sq ft a year, so about AED 9,000-11,250 on a 750 sq ft apartment. Newer towers with large amenity decks sit at the top of that range.
Is Al Furjan better than JVC?
The yields are similar. Al Furjan has the metro and a slightly lower entry price; JVC has more retail, schools and a deeper resale market. Pick Al Furjan if your tenant commutes west, JVC if they want amenities on the doorstep.
Send us your budget and we will show you the Al Furjan buildings within a real walk of a station, with their service charges and current rents.
