The UAE, community by community.
Read the map by zone
How the five zones workE roads, D roads: how the roads workZone 1: The coast to E11
The sea to Sheikh Zayed Road (E11)
The established coastal core: the Palms, the Marina, JBR and the beach. Proven addresses, but a premium address does not automatically mean a premium return.
In this band on my map: Al Sufouh, Bluewaters, City Walk, Dubai Islands, Dubai Marina, Emaar Beachfront, JBR, Palm Jumeirah, Pearl Jumeirah, Port de La Mer, Umm Suqeim
What I would test
- Building-by-building rents, not area averages
- Service charges, building age and upcoming works
- Holiday-let rules and real occupancy
- View protection, layout and parking
- How quickly your price point resells
Zone 2: E11 to E311
Sheikh Zayed Road (E11) to Sheikh Mohammed Bin Zayed Road (E311)
The spine of the city and its family belt: Downtown and Business Bay at one end, Dubai Hills, JVC and the Springs at the other. Deep demand, but very different products side by side.
In this band on my map: Al Barari, Al Barsha South, Al Furjan, Al Jaddaf, Arjan, Business Bay, DIFC, Discovery Gardens, Downtown Dubai, Dubai Creek Harbour, Dubai Design District, Dubai Festival City, Dubai Healthcare City, Dubai Hills Estate, JLT, Jebel Ali Village, Jumeirah Islands, Jumeirah Park, Jumeirah Village Circle, Majan, Meydan, Nad Al Sheba, Sobha Hartland, The Greens, The Lakes, The Meadows, The Springs, The Views, Wasl Gate
What I would test
- Similar layouts handing over at the same time
- School access and rush-hour journeys
- Community charges
- Signed leases, not asking rents
Zone 3: E311 to E611
Sheikh Mohammed Bin Zayed Road (E311) to Emirates Road (E611)
Space-led suburbs: Arabian Ranches, DAMAC Hills, Mudon, Tilal Al Ghaf. More room and gardens, and travel time is part of the real cost.
In this band on my map: Al Waha, Arabian Ranches, Arabian Ranches II, Arabian Ranches III, DAMAC Hills, Dubai Golf City, Dubai Production City, Dubai Silicon Oasis, Dubai Studio City, Falcon City, Jumeirah Golf Estates, Liwan, Motor City, Mudon, Remraam, Rukan, Serena, Tilal Al Ghaf, Villanova
What I would test
- Real travel times at school-run hours
- Plot size against built-up area
- Defects, warranty and handover status
- Townhouse supply over your holding period
- Rents against completed leases
Zone 4: Beyond E611
East of Emirates Road (E611)
Outer growth: Town Square, DAMAC Hills 2, The Valley, Sobha Sanctuary. Lower entry prices, and a promised road is not rent you can bank.
In this band on my map: Cherrywoods, DAMAC Hills 2, Mira, Mira Oasis, Sobha Sanctuary, The Valley, Town Square
What I would test
- Is the road, metro or school approved, funded and scheduled
- Realistic rent forecasts
- Resale before handover
- How much similar supply is coming
Zone 5: Stands alone
Expo City, Dubai South and Al Maktoum airport
Not a band but its own story: the airport, logistics and Expo City. Several different markets, and a long-term theme rather than a guarantee.
In this band on my map: Dubai Investments Park, Emaar South, Expo City, Green Community, The Oasis
What I would test
- Exact location and drive to real jobs
- What is operational, under construction or only announced
- Residents and signed rents today
- Timing of competing handovers
- Escrow, registration and resale rules on off-plan
All five zones
Dubai reads as bands running inland from the sea, split by its three big roads: Sheikh Zayed Road (E11), Sheikh Mohammed Bin Zayed Road (E311) and Emirates Road (E611). The southern corridor around Expo City and the airport stands alone. Pick a zone to see what sits inside it and what I would test there.
The main roads on the map
- E11 Sheikh Zayed Road
- E311 Sheikh Mohammed Bin Zayed Road
- E611 Emirates Road
- E44 Al Khail Road
- E66 Dubai to Al Ain Road
- E77 Expo Road
A way of thinking, not an official map. Band edges follow the roads approximately, and two buildings in the same band can perform very differently. Road lines from OpenStreetMap.
Community outlines are drawn from OpenStreetMap and are a guide, not a legal plot boundary. Some new communities, such as Sobha Sanctuary and Maryam Island, are not mapped yet and show as a ring at their location. For official plot and planning data, see the Dubai Development Authority map.
Frequently asked questions
What are the best communities in Dubai?
It depends on what the home is for. Established family communities such as Dubai Hills Estate and Arabian Ranches suit end users; Jumeirah Village Circle and Business Bay attract investors on price and yield; Dubai South and Expo City are longer-term bets. The map shows each community with its zone and live properties.
What are the five Dubai investment zones?
Bands running inland from the sea, split by Sheikh Zayed Road (E11), Sheikh Mohammed Bin Zayed Road (E311) and Emirates Road (E611), plus the southern corridor around Dubai South and Jebel Ali. Each zone asks a different question of a buyer.
Which emirates does the community map cover?
Dubai, Abu Dhabi, Ras Al Khaimah, Sharjah, Ajman and Umm Al Quwain, with live properties and golden drops, the places where value has landed or is about to.