Badrah

TL;DR: Badrah is an integrated residential community developed by Nakheel Properties (now part of Dubai Holding since March 2024) within the Dubai Waterfront masterplan in the Hessyan First area of Jebel Ali. Completed in May 2017, Phase 1 comprises 144 townhouses and 456 apartments across 8 six-storey buildings (Manara 1 through Manara 8), totalling 600 units. The community is organised into four distinct sub-districts: Diaa (residential), Talla (commercial), Manara (apartments and civic), and Bahaa (retail and recreation). Studios start from approximately AED 400,000 (460 sq ft) with rental yields reaching 9.21% to 10.12% for studios — among the highest in Dubai. The 72,000 sq ft Badrah Retail Pavilion anchors the community with an 8,000 sq ft Carrefour supermarket and 27 retail units. Located approximately 15 to 20 minutes from Expo City Dubai (the legacy district of Expo 2020) and 23 to 25 minutes from Al Maktoum International Airport, Badrah positions residents in one of Dubai's most rapidly developing southern corridors.

Overview of Badrah at Dubai Waterfront

Badrah stands as one of Nakheel Properties' most thoughtfully planned residential communities, delivering an integrated live-work-shop environment within the eastern corner of the ambitious Dubai Waterfront masterplan. Completed in May 2017, Phase 1 of the development brings together 144 townhouses and 456 apartments across 8 six-storey residential buildings, creating a community of 600 homes connected by a central boulevard and organised into four purposefully designed sub-districts.

The community's master plan reflects a holistic approach to neighbourhood design. The Diaa district houses the primary residential zone with approximately 600 townhouses. The Manara district contains the 8 apartment buildings (Manara 1 through Manara 8) along with educational and civic amenities. The Talla district is designated for commercial and office uses, while the Bahaa district houses retail and recreational facilities, including the Badrah Retail Pavilion. This multi-district structure ensures that residents have access to daily conveniences, workspace, and leisure within walking distance of their homes.

As a Nakheel development — the iconic Dubai developer responsible for Palm Jumeirah, The World Islands, and communities housing nearly 300,000 people across 109 projects — Badrah carries the credibility and long-term management commitment of one of the region's most established master developers. Following Nakheel's merger with Meydan into Dubai Holding in March 2024, the community now benefits from the resources and vision of one of the largest real estate conglomerates in the Middle East.

All units are freehold, open to buyers of all nationalities, with starting prices from approximately AED 400,000 for studios — making Badrah one of the most accessible freehold communities in Dubai for first-time buyers and investors.

Location and Connectivity

Badrah occupies a strategic position in the Jebel Ali area of southern Dubai, a corridor that has experienced transformative development over the past decade driven by Expo 2020 (now Expo City Dubai), the expansion of Al Maktoum International Airport, and massive infrastructure investment.

The community sits approximately 5.5 kilometres from Sheikh Zayed Road (E11), Dubai's primary highway arterial, with additional access via Emirates Road (E611). These dual highway connections provide northbound access to central Dubai and southbound connectivity to Abu Dhabi and Al Ain.

Key distances from Badrah include Downtown Jebel Ali at approximately 10 minutes, Jebel Ali Beach at 13 minutes, UAE Exchange Metro Station at 17 minutes, Dubai Parks and Resorts (featuring Motiongate, Legoland, and Bollywood Parks) at 18 minutes, and Ibn Battuta Mall at approximately 20 minutes (12.71 kilometres). Expo City Dubai, the legacy district of Expo 2020 that continues to operate as a cultural, innovation, and entertainment destination, is approximately 15 to 20 minutes away (10.3 kilometres). Palm Jumeirah is reachable in 22 to 23 minutes, and The Walk at JBR is about 24 minutes.

Al Maktoum International Airport (DWC) lies approximately 23 to 25 minutes from the community (9.77 kilometres). This airport is undergoing a massive expansion programme that will eventually make it one of the world's largest aviation hubs — a development expected to significantly increase property demand and values across the southern Dubai corridor where Badrah is positioned. Dubai International Airport (DXB) in the north is approximately 40 minutes away.

Public transport includes 10 bus stops along the community's main road, providing connections to the wider Jebel Ali area and metro stations. The Danube Metro Station serves as the nearest rail connection.

Architecture and Community Design

Badrah's design centres on a central boulevard that connects the four sub-districts, creating a cohesive community identity while maintaining distinct character zones. The residential architecture follows a contemporary mid-rise model that balances density with livability.

The 8 apartment buildings in the Manara district rise 5 to 6 storeys each, maintaining a human-scale residential environment that avoids the imposing presence of tower developments. This mid-rise approach promotes natural light penetration, cross-ventilation, and a sense of community connection between buildings. The buildings share a consistent contemporary design language with clean lines, practical layouts, and balconies that provide outdoor living space.

The townhouses in the Diaa district offer multi-level family living with private outdoor spaces, creating a suburban residential character within the master-planned framework. The 3-bedroom townhouses span approximately 1,600 sq ft across three floors, providing vertical separation between living, sleeping, and recreation areas.

The community's landscaping programme features tree-lined boulevards, parks, landscaped gardens, and children's play areas distributed throughout the sub-districts. A basketball court provides active recreation facilities, while the community park serves as the primary outdoor gathering and exercise space. A mosque within the community serves the spiritual needs of residents.

All buildings are equipped with central air conditioning, high-speed elevators, covered parking, and modern fire safety systems. A gated community with 24/7 CCTV security maintains safety and access control, while regular maintenance services ensure consistent community standards.

Amenities and Lifestyle

Badrah delivers a comprehensive amenity package that addresses daily living needs without requiring residents to travel outside the community for routine requirements.

Recreation and Fitness: The swimming pool serves as the community's primary leisure aquatic facility. A modern fitness centre provides exercise equipment for daily workouts. The basketball court offers competitive sports opportunities, while the community parks and landscaped gardens provide walking paths and outdoor relaxation spaces. Children's play areas throughout the community cater to younger residents.

Badrah Retail Pavilion: Opened in July 2018, this purpose-built 72,000 sq ft retail centre anchors the community's commercial offering. An 8,000 sq ft Carrefour supermarket serves as the primary grocery destination, complemented by 26 to 27 additional retail units housing shops, cafes, restaurants, and service establishments. A 270-vehicle car park ensures convenient access. This integrated retail centre eliminates the need for external shopping trips for everyday needs.

Services: 24/7 security with comprehensive CCTV surveillance, concierge services, covered parking, and regular maintenance services maintain the community to professional standards. The gated community design provides controlled access that enhances security for families.

Unit Types, Configurations, and Pricing

Badrah offers a diverse residential portfolio spanning apartments and townhouses:

Studio Apartments (460–507 sq ft): The most affordable entry point, priced from approximately AED 400,000 to AED 480,000 (approximately AED 788 per sq ft). Annual rents: AED 33,000 to AED 55,000 (average AED 48,787). Gross rental yield: 9.21% to 10.12% — among the highest in all of Dubai.

1-Bedroom Apartments (647–708 sq ft): Priced from AED 600,000 to AED 850,888 (approximately AED 847–875 per sq ft). Annual rents: AED 42,000 to AED 55,000 (average AED 41,860). Gross rental yield: 9.35% to 9.86%.

2-Bedroom Apartments (900–1,305 sq ft): Available from AED 750,000 to AED 1,400,000 (approximately AED 626–797 per sq ft). Annual rents: AED 57,000 to AED 90,000 (average AED 76,067). Gross rental yield: 8.90% to 9.08%.

3-Bedroom Apartments (1,300–1,411 sq ft): Priced from AED 810,000 to AED 1,200,000 (approximately AED 850 per sq ft). Annual rents: AED 76,000+. Gross rental yield: 6.46% to 6.70%.

2-Bedroom Townhouses (1,210–1,257 sq ft): Priced from AED 1,550,000 to AED 1,850,000. Annual rents: AED 75,000 to AED 85,000.

3-Bedroom Townhouses (approximately 1,600 sq ft, 3 floors): Priced from AED 1,599,999 to AED 1,979,999. Annual rents: AED 92,000 to AED 120,000.

The average sale price across the community is approximately AED 856,782, with prices having increased 14% over the past 6 months. Starting rental across all unit types is AED 32,000 per year (per Nakheel official data), with the overall community average at AED 63,962.

Service charges are AED 13.42 per sq ft per annum (per the RERA/DLD index for Badrah Manara 1-8), covering maintenance, utilities, security, and community management.

Schools, Healthcare, and Nearby Facilities

Education: Little Woods Nursery is just 2.2 kilometres from the community (approximately 4 minutes by car). The Arbor School in Al Furjan, offering a British curriculum, is about 22 minutes away. Other schools serving the wider Jebel Ali area include Dove Green Private School, Durham School Dubai, Delhi Private School Dubai, Greenfield International School (10.8 kilometres), and nurseries including Kinderville, British Orchard, and Chubby Cheeks.

Healthcare: Noor Al Shefa Clinic in JAFZA South is approximately 10 minutes by car. DP World Clinic NMC Polyclinic is 11 minutes, and Access Clinic Jafza is 13 minutes. For more comprehensive services, Aster Cedars Hospital is approximately 17 minutes, Armada Surgical Centre is 22 minutes, and American Hospital Dubai Media City is 23 minutes.

Shopping: Beyond the Badrah Retail Pavilion with its Carrefour supermarket, Ibn Battuta Mall (one of Dubai's largest themed shopping destinations with over 270 stores) is approximately 20 minutes by car. Dubai Parks and Resorts provides family entertainment within 18 minutes.

Developer Profile: Nakheel Properties

Nakheel Properties was founded in 2003 as a subsidiary of Dubai World and has become one of the most iconic real estate developers in the world. The company's portfolio spans 109 projects across 15,000 hectares, accommodating nearly 300,000 people. Nakheel is responsible for some of the most recognisable landmarks in global real estate, including Palm Jumeirah (the world's largest artificial island visible from space), The World Islands, Palm Jebel Ali, and Deira Islands (now Dubai Islands).

The developer's master communities include Jumeirah Village Circle (JVC), Jumeirah Village Triangle (JVT), Al Furjan, Discovery Gardens, International City, The Gardens, and Jumeirah Lake Towers (JLT). Nakheel's retail portfolio encompasses Ibn Battuta Mall, Dragon Mart, Nakheel Mall, The Pointe, and Golden Mile Galleria. The company manages approximately 17,000 villas and apartments across its residential leasing portfolio and has added over 300 kilometres to Dubai's original 70 kilometres of coastline.

In March 2024, Nakheel merged with Meydan to form part of Dubai Holding, under the leadership of Sheikh Ahmed bin Saeed Al Maktoum. This merger created one of the largest real estate conglomerates in the Middle East, providing enhanced resources and strategic vision for the ongoing management and development of Nakheel's community portfolio.

Investment Potential and Market Position

Badrah presents one of the most compelling yield-focused investment cases in the entire Dubai market. The studio rental yield of 9.21% to 10.12% and 1-bedroom yield of 9.35% to 9.86% are among the highest available in any freehold community in the emirate, rivalling and often exceeding the returns available in more established and higher-profile developments.

The investment thesis is underpinned by several powerful structural catalysts. The expansion of Al Maktoum International Airport into a mega-hub will generate massive employment and housing demand in the southern Dubai corridor. Expo City Dubai's ongoing operation as a permanent cultural and innovation district maintains a demand anchor in the immediate area. Dubai Parks and Resorts provides entertainment infrastructure that attracts both residents and tourists. The broader Jebel Ali Free Zone (JAFZA), one of the world's largest free zones, generates a continuous stream of professional tenants.

Sale prices having risen 14% over the past 6 months indicate that the market is already recognising Badrah's value, but the community's affordable entry point — from approximately AED 400,000 for studios — means there remains substantial room for further appreciation as the surrounding infrastructure matures. For yield-focused investors seeking maximum rental return per dirham invested in a Nakheel-managed freehold community, Badrah represents a difficult proposition to surpass.