Al Sufouh

TL;DR: Al Sufouh is a premier 7-square-kilometre coastal residential and commercial community positioned between Dubai Marina and Burj Al Arab along the Arabian Gulf shoreline. Divided into two distinctive sub-districts — Al Sufouh 1 (established villa community with low-rise character adjacent to Madinat Jumeirah) and Al Sufouh 2 (modern high-rise towers integrated with Dubai Internet City, Dubai Knowledge Park, and Dubai Media City) — the area offers property ranging from studios at AED 500,000 to luxury 5-bedroom villas at AED 17 million+. Served by the Dubai Tram (multiple stations along Al Sufouh Road), Dubai Metro Red Line (Dubai Internet City Station), and direct E11 Sheikh Zayed Road access, Al Sufouh delivers projected apartment rental yields of up to 8.70% while offering residents an unmatched coastal lifestyle featuring beach access, world-class hotels including the iconic Burj Al Arab, Madinat Jumeirah's 100-acre resort complex, and proximity to Mall of the Emirates.

Al Sufouh 1: The Villa District

Al Sufouh 1 begins at the intersection of Umm Suqeim Street (D63) and Al Sufouh Road (D94), extending westward near Madinat Jumeirah. This sub-district is characterized by its village-like residential character — tree-lined streets, low-rise luxury homes, and a quiet, established ambiance that contrasts with the high-rise energy of neighbouring areas. The closer proximity to Burj Al Arab and Jumeirah Beach Hotel gives Al Sufouh 1 an exclusive, resort-adjacent feel.

Key Villa Communities in Al Sufouh 1:

• Acacia Avenues: A gated community by Abyaar spanning approximately 94,000 square metres, comprising 52 luxury white villas and 7 residential towers with panoramic views of the Arabian Gulf, Burj Al Arab, and Palm Jumeirah. Amenities include a clubhouse, pool, spa, gymnasium, squash courts, jacuzzi, lobby cafe, restaurant, and concierge services.
• Galleria Al Sufouh Villas: Completed in early 2017, featuring 32 contemporary four-bedroom villas, each with a private pool and landscaped garden.

Residential Towers in Al Sufouh 1:

• Hilliana Tower: A 31-storey residential building in Sufouh Gardens offering studios, 1-bedroom, and 2-bedroom apartments with penthouses. Features a Carrefour Market on the ground floor.
• J5 Building: A 6-storey boutique residential building with 48 units (1-3 bedroom apartments), completed August 2015, featuring a rooftop infinity pool with Burj Al Arab views.

Key landmarks in Al Sufouh 1 include the Dubai Police Academy, GEMS Wellington International School (rated Outstanding by KHDA consistently since 2009-2010), and the Madinat Jumeirah resort complex.

Al Sufouh 2: The Modern Tower District

Al Sufouh 2 is located south of Palm Jumeirah and represents the more modern, high-rise, and commercially oriented sub-community. This district hosts Dubai's major free-zone economic clusters — Dubai Internet City (over 1,600 technology and communications companies), Dubai Knowledge Park (formerly Knowledge Village, hosting over 500 education and training organizations), and Dubai Media City — collectively creating one of the Middle East's most significant concentrations of knowledge-economy businesses.

Key Villa Communities in Al Sufouh 2:

• Arenco Villas: A gated compound developed by Arenco Real Estate, offering duplex villas in 2-4 bedroom configurations near Dubai Knowledge Park.
• Flamingo Villas: Developed by RAK Properties, offering spacious luxury living spaces.

New Landmark Developments (2025-2026):

• Biltmore Residences Sufouh: A 44-storey tower with 448 fully furnished branded apartments (1-4 bedrooms plus penthouses), 76% complete with handover targeted Q1 2026. Located directly on Sheikh Zayed Road.
• Fairmont Residences Dubai Skyline: A 54-storey development by RSG Group in collaboration with Accor, featuring 122 ultra-luxury residences including 2-3 bedroom apartments, 4-bedroom Sky Mansions (half-floor), and 4-bedroom Sky Palaces (full-floor).

These branded residence projects signal Al Sufouh's evolution toward an even more premium market positioning, attracting international buyers seeking hospitality-branded property with global hotel management standards.

Current Market Pricing (2024-2026)

Apartment Sale Prices: | Configuration | Price Range (AED) | |--------------|------------------| | Studio | 500,000 – 1,000,000 | | 1-Bedroom | 800,000 – 2,000,000 | | 2-Bedroom | 1,500,000 – 3,500,000 | | 3+ Bedroom | 2,500,000 – 6,000,000 |

Annual Apartment Rentals:

• Average: AED 123,363 per year
• Range: AED 57,149 to AED 270,000 per year
• 2-bedroom average: AED 164,359 per year
• Rental growth: Approximately +4% over the most recent 6-month period

Villa Rentals:

• Range: AED 240,000 to AED 410,000 per year
• Average: AED 210,772 per year
• 4-bedroom Decora Villas (Acacia Avenues): Average AED 365,661 per year for new leases

Beach Access & Coastal Lifestyle

Al Sufouh Beach ("Black Palace Beach"): A free public beach stretching 2.5 kilometres between Palm Jumeirah and Burj Al Arab. Known for its quiet, natural, and uncrowded atmosphere with minimal commercial facilities — a hidden gem among Dubai's beach offerings with no entrance charges or parking fees.

Sunset Beach (Umm Suqeim Beach): A free public beach in adjacent Umm Suqeim 3 with a direct view of Burj Al Arab. Open 24 hours with facilities including washrooms, changing rooms, showers, and Wi-Fi. Uniquely features "Smart Power" light posts enabling evening and nighttime swimming — an exception to Dubai's general after-dark beach rules. Home to a free beach library, surf school, and scuba diving school.

Many resort hotels along Al Sufouh — including Madinat Jumeirah, W Dubai Mina Seyahi, The Westin, and Le Meridien — offer private beach access for guests and select residents.

World-Class Hotels & Hospitality

Al Sufouh hosts one of the highest concentrations of luxury hospitality brands in the world:

Madinat Jumeirah Complex (Al Sufouh 1): An exclusive resort covering nearly 100 acres in traditional Arabian style, encompassing four distinct Jumeirah hotels — Jumeirah Mina A'Salam (292 rooms), Jumeirah Al Qasr (294 rooms), Jumeirah Al Naseem (430 rooms), and Jumeirah Dar Al Masyaf (29 stand-alone two-storey retreats). The complex includes Souk Madinat Jumeirah (shops, restaurants, carpets, jewellery, perfumes) and the Madinat Theatre hosting music shows and ballet.

Mina Seyahi Resort Complex: W Dubai - Mina Seyahi (31 storeys, 318 rooms, all sea-facing with private balconies), The Westin Dubai Mina Seyahi Beach Resort & Marina (294 rooms, 500-metre private beach, 238-berth marina, Heavenly Spa), and Le Meridien Mina Seyahi Beach Resort & Waterpark (220 rooms, 1,200-metre beach, Jungle Bay Waterpark).

Burj Al Arab: Dubai's iconic sail-shaped 7-star luxury hotel stands adjacent to Al Sufouh 1, serving as both a global landmark and a symbol of the area's ultra-premium positioning.

Wild Wadi Waterpark: Located between Souk Madinat Jumeirah and Jumeirah Beach Hotel, featuring 30 rides and attractions including Jumeirah Sceirah (120-metre slide), Juha's Journey (360-metre lazy river), Breaker's Bay (one of the Middle East's largest wave pools), and FlowRider surfing simulator.

Transport: Multimodal Connectivity

Al Sufouh benefits from Dubai's most comprehensive multimodal transport network:

Dubai Tram: The 10.6-kilometre tram system with 11 stations runs along Al Sufouh Road, with multiple stations directly serving the community — Al Sufouh, Knowledge Village, Media City, Mina Seyahi, and Palm Jumeirah stations. The Palm Jumeirah station connects to the Palm Monorail for access to Atlantis The Palm and Nakheel Mall. Operating hours: Monday-Saturday 6:00 AM to 1:00 AM; Sunday 9:00 AM to 1:00 AM, with trains every 6-8 minutes.

Dubai Metro (Red Line): The Dubai Internet City Metro Station on Sheikh Zayed Road is the primary Metro station serving Al Sufouh, providing direct rail access to Mall of the Emirates (2 minutes by Metro), Downtown Dubai/Burj Khalifa, DIFC, and Dubai International Airport.

Road Network: Sheikh Zayed Road (E11) runs approximately 5 minutes from Al Sufouh 2's center, with the Metro Red Line running parallel. Al Sufouh Road (D94) serves as the primary local arterial served by the Dubai Tram. Al Khail Road (E44) is approximately 10 minutes away. Feeder buses F31 and F34 connect residential areas to the Metro.

Education & Healthcare

Schools:

• GEMS Wellington International School: British curriculum, rated Outstanding by KHDA consistently since 2009-2010, located in Al Sufouh on Sheikh Zayed Road near Interchange 4, founded 2005
• The International School of Choueifat (ISC): Part of the SABIS Network operating in 20 countries
• Middlesex University Dubai: British university in Dubai Knowledge Park with 4,500+ students from 110+ nationalities, established 2005
• University of Wollongong in Dubai (UOWD): Australia's first international university in the UAE, established 1993 in Dubai Knowledge Park
• iCademy Middle East: Within 5-minute drive
• GEMS Dubai American Academy: Short drive

Healthcare:

• Mediclinic Al Sufouh: Located in Dubai Knowledge Park, Block 10 — a state-of-the-art multi-speciality outpatient facility with 12 specialties, 22 medical staff, on-site pharmacy, radiology, laboratory, and physiotherapy. Cross-referral to Mediclinic Welcare Hospital and Mediclinic City Hospital for inpatient care.

Investment Analysis

Rental Yields: Al Sufouh apartments project a return on investment of up to 8.70% (Bayut data), with luxury apartments achieving yields between 7% and 9% — significantly exceeding the 4-6% typical of prime districts such as Downtown Dubai, Palm Jumeirah, and Dubai Marina. This yield premium reflects the area's strong rental demand from technology, media, and education professionals working in the adjacent free zones.

Capital Appreciation: Off-plan properties in Al Sufouh offer potential returns of 20-30% as new branded developments (Biltmore, Fairmont) materialize and elevate the market. Luxury properties across Dubai saw 12-15% annual growth from 2019 to early 2025, with mid-range assets appreciating 5-8% annually.

Growth Drivers:

• Proximity to major free zones (Dubai Internet City with 1,600+ companies, Dubai Knowledge Park, Dubai Media City) attracting skilled expatriates with strong purchasing power
• New luxury branded residences (Biltmore Residences, Fairmont Dubai Skyline) elevating the community's premium positioning
• Strategic coastal location between Palm Jumeirah and Dubai Marina — two of Dubai's most iconic destinations
• Exceptional transport connectivity via Metro, Tram, and major highways
• Stable, mature community with established amenities and proven market performance
• Dubai's tax-free environment (zero income tax, zero capital gains tax, zero property tax) maximizing net returns for investors