Haven by Aldar Dubailand Dubai

Haven is Aldar Properties' first residential community in Dubai - more than 2,400 townhouses and villas in Dubailand, built in a joint venture with Dubai Holding around swimmable streams, a central treehouse hub and a wellness centre. It sold out at launch for AED 3.1 billion.

Three-bedroom Park Haven townhouses of about 2,271 sq ft start from AED 2.3 million (about Rs 5.92 crore) and villas from about AED 3.85 million, on a 5% booking with a 60/40 or 70/30 split and handover in Q3 2027. Every UAE project we track sits in the Dubai section; the house market generally is on our villas and townhouses page.

At a glance

Sizes and price

Haven publishes its sizes by type, which most projects in this batch do not, and that makes it the one Aldar community where you can actually check the rate you are paying.

Run the entry numbers: AED 2.3 million over about 2,271 sq ft is roughly AED 1,013 per sq ft. Dubailand's own band is about AED 600 to 1,400 per sq ft, so Haven's entry sits comfortably inside the district rather than above it - which is not what you would expect from the emirate's strongest-rated developer, and is the most interesting fact on this page. Note also that one source quotes the entry at AED 2.5 million rather than AED 2.3 million, so confirm against a named plot.

Payment plan and total cost

Booking is 5% - a low entry on a AED 2.3 million home. After that the split depends on the collection: Park Haven townhouses and Serene villas run 60/40, and Elite Haven villas run 70/30, with the 4% DLD registration fee due at the start. Our note on Dubai payment plans covers how these work.

The running cost is where a house beats an apartment. Dubailand villa and townhouse service charges run about AED 3 to 8 per sq ft a year against AED 10 to 32 for apartments, so a 2,271 sq ft townhouse should land between roughly AED 7,000 and AED 18,000 a year. We would budget at the top of that band here: swimmable streams, a clubhouse in every cluster, sports courts and a nursery are real infrastructure and real maintenance. Ask for the projected budget before your handover instalment.

Buying today means buying an assignment

Haven sold out at launch for AED 3.1 billion. That has a practical consequence most listings do not spell out: what is available now is usually an assignment from an original purchaser, not a sale from Aldar. The paperwork is different, the developer charges a transfer fee for consenting to it, and the price will carry whatever premium the original buyer can command.

So ask the first question plainly - am I buying from Aldar or from an individual? If it is an individual, ask what they paid, what they have paid to date, what the developer's assignment fee is, and get the DLD's confirmation that the original purchase is registered and current. None of that makes an assignment a bad buy; it just makes it a different transaction from the one the brochure describes.

Location and connectivity

Dubailand is a belt of sub-communities along Al Ain Road (E66), between Sheikh Mohammed Bin Zayed Road (E311) and Emirates Road (E611), and it recorded more than 18,000 residential transactions in a single year - one of the highest-volume districts in Dubai by unit count. Al Barari and Central Park are the green, low-density anchors on this side of it.

Global Village and IMG Worlds of Adventure are the district's landmarks, Dubai Hills Mall and Downtown are reached on E311, and there is no metro here, so this is a car-dependent address. Aldar's other Dubai communities in the same belt are The Wilds Residences, Cassia Villas at The Wilds and Rise by Athlon.

Amenities and specifications

The wellness brief is the design, not a marketing layer on top of it: swimmable streams running through the community, a central treehouse hub, a wellness centre, meditation pavilions, air-purified fitness zones, reflexology paths, tranquility, plunge and splash pools, run and ride tracks, basketball and padel courts, a clubhouse in every cluster and a nursery with kindergarten.

Most villas come in two exterior styles, Blades or Tectonic, and layouts may include a wet kitchen, a show kitchen, a private pool, a terrace and a maid's room depending on the type. Get the finishing schedule, the chosen exterior style and the plot plan attached to your own SPA rather than working from the launch material. Final as per the SPA.

About the developer

Aldar Properties is Abu Dhabi's largest listed developer, founded in 2004, with the sovereign wealth fund Mubadala as its largest shareholder. It built and holds much of Yas Island, Saadiyat Island, Al Reem Island and Al Raha Beach, counts more than 20 completed projects and carries a revenue backlog of roughly AED 167 billion.

Across 2015 to 2025 about 92% of its projects were handed over within six months of the announced date; in 2026 it committed to more than 3,500 residential units and delivered 1,075 by the end of March, across 141 active construction sites. Haven was its Dubai debut and sold out at AED 3.1 billion, after which Athlon sold AED 4.1 billion in 48 hours and The Wilds about AED 5 billion in its first phase. The sales records are impressive; the delivery record is the one that should decide your purchase, and it is the strongest on any page in this batch.

For Indian buyers

Dubailand is freehold, so an Indian citizen owns the house outright with a title deed from the Dubai Land Department, and the UAE charges no annual property tax. Under the Liberalised Remittance Scheme each resident Indian may remit USD 250,000 per financial year; the AED 2.3 million entry townhouse is about USD 626,000, so it needs two allowances or two financial years - which the instalment plan running to 2027 makes workable rather than awkward.

Every home here clears the Golden Visa threshold of AED 2 million, and on an off-plan purchase the equity you have actually paid is what counts, so the line is crossed during the plan. If you plan to let rather than live in the house, note that Dubailand houses earn about 4.5 to 6% gross against 6 to 8.5% for the district's apartments - our rental yield by area note sets that out. Rent is taxable in India in your hands with the standard 30% deduction on the annual value.

Pros

• Large homes with sizes published in full, from a 2,271 sq ft townhouse to a 9,300 sq ft six-bedroom villa
• An entry rate near AED 1,013 per sq ft, inside Dubailand's own AED 600 to 1,400 band
• Handover in Q3 2027 - close enough to plan a move around, and a year earlier than Aldar's other Dubai communities
• Only 5% to book
• House service charges of AED 3 to 8 per sq ft, a fraction of apartment levels
• Aldar's roughly 92% on-time record over a decade
• Every home clears the AED 2 million Golden Visa threshold

Cons

• More than 2,400 near-identical homes to compete with at resale or on rent
• 60% to 70% of the price falls due before handover
• Dubailand house yields of 4.5 to 6% gross, below the district's apartments
• Service charges unpublished, and this is expensive infrastructure to maintain
• Sold out at launch, so most purchases now are assignments at a premium
• Two entry figures circulate - AED 2.3 million and AED 2.5 million
• No metro on this side of Dubailand

Who this is for

Families who want a large freehold house on a 2027 date rather than a 2029 or 2030 one; buyers who want Aldar's delivery record without the premium rates its apartment projects command; and Golden Visa buyers, since every home here is above the threshold.

Who should look elsewhere

Yield-first investors, buyers who want a small exclusive community, anyone who needs post-handover instalments, and anyone who needs schools and retail already trading on the doorstep.

Our verdict

Haven is the most practical of Aldar's three Dubai communities and, on the numbers, the best value of them. About 2,271 sq ft at AED 2.3 million is roughly AED 1,013 per sq ft - inside Dubailand's own band, from a listed developer with a 92% on-time record, which is a combination that does not usually exist. The handover is Q3 2027 rather than 2029 or 2030, so the wait is a couple of years rather than half a decade, and the running costs favour you: a house here pays AED 3 to 8 per sq ft a year where an apartment the same size pays three or four times as much. The wellness programme is real infrastructure rather than a brochure list, which is also why we would budget service charges at the top of the band. Two cautions. More than 2,400 similar homes is a lot of competition at resale. And because the launch sold out, buying today usually means an assignment from an original purchaser - so establish who you are buying from before you discuss price. Do not underwrite this on yield; buy it for the house.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What does a home at Haven cost?

Prices start at AED 2.3 million (about Rs 5.92 crore) for a Park Haven townhouse, with one source quoting AED 2.5 million, and villas from about AED 3.85 million. On the entry townhouse of about 2,271 sq ft that is near AED 1,013 per sq ft, inside Dubailand's own AED 600 to 1,400 band.

How big are the homes?

Three-bedroom Park Haven townhouses are 2,271 to 2,286 sq ft and four-bedroom 2,995 to 3,154. Serene villas are 3,465 sq ft for a three-bedroom and 3,960 for a four-bedroom. Elite Haven villas are 7,242 sq ft for a five-bedroom and 9,038 to 9,300 for a six-bedroom.

When is handover?

Q3 2027, about a year earlier than Aldar's other Dubai communities. Aldar delivered roughly 92% of its projects within six months of the announced date across 2015 to 2025 and ran 141 active construction sites in 2026.

What is the payment plan?

Booking is 5%. Townhouses and Serene villas then run 60/40 and Elite Haven villas 70/30, with the 4% DLD fee at the start. On the AED 2.3 million entry townhouse that is AED 115,000 to book and AED 92,000 to the DLD.

What are the service charges?

Not yet published. Dubailand houses run about AED 3 to 8 per sq ft a year against AED 10 to 32 for apartments, so roughly AED 7,000 to 18,000 on a 2,271 sq ft townhouse. Budget at the top of that band given the shared infrastructure.

Can I still buy directly from the developer?

Usually not. Haven sold out at launch for AED 3.1 billion, so what is available now is typically an assignment from an original purchaser at a premium. Ask whether you are buying from Aldar or an individual - the paperwork, the fees and the price all differ.

What rental yield do Dubailand houses achieve?

About 4.5 to 6% gross, net typically 1.5 to 2 points lower after costs - below the 6 to 8.5% the district's apartments earn. Houses here are bought for family use and capital rather than income.

Does a home here qualify for the Golden Visa?

Yes, every type. The entry townhouse at AED 2.3 million already clears the AED 2 million threshold. On an off-plan purchase only the equity actually paid counts, so the line is crossed during the plan.

Can an Indian citizen buy here?

Yes. Under the Liberalised Remittance Scheme each resident Indian may remit USD 250,000 a financial year; the entry townhouse is about USD 626,000, so it needs two allowances or two financial years, which the plan running to 2027 makes workable. Rent is taxable in India with the standard 30% deduction.

Talk to Realty Hunting if you want the current Haven availability, the assignment terms and the plot plans for a specific cluster.

Compare with other Dubai projects

Also in Dubailand: The Wilds by Aldar (from AED 1.6 M, handover 2030), Reportage Village (from AED 1.54 M, handover 2027), Lacina Residences (from AED 1.3 M, handover 2028) and Milos Residences (from AED 1.13 M, handover 2027).

More by Aldar: Rise By Athlon (from AED 1.35 M, handover 2029) and Cassia Villas at the The Wilds (from AED 5.1 M, handover 2029).

A similar budget elsewhere in Dubai: Emaar Golf Links Villas (from AED 2.4 M, ready), Mykonos (from AED 2.47 M, off-plan) and Damac Hills Pelham (from AED 2,475,000, ready).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.