Districtجميرا
Jumeirah
Low-rise beachfront villas along Jumeirah Beach Road: the original expat villa district, mostly Emirati-owned and rented, with Kite Beach, cafés and top schools.
beachvillaslow-riseschools
8.7
1BR rentReport
AED 85k/yr
Bayut annual / quarterly market reports · 2025-06
3BR villa rentReport
AED 300k/yr
Bayut annual / quarterly market reports · 2025-06
Sale priceEstimate
AED 2,200/sqft
Editorial estimate · 2025-06
Price trend (YoY)Estimate
+10%
Editorial estimate · 2025-06
Commute to hubEditorial
20 min
Where to Live editorial assessment · 2025-10
Top-rated schoolsOfficial
5
KHDA school inspection ratings · 2025
All data
Estimate 7Report 4Official 6Editorial 10— hover a row for the note; the methodology page explains each kind.
People & place
| Population | 45,000 | Estimate | Editorial estimate · 2024 |
| Area | 9 km² | Estimate | Editorial estimate · 2023 |
| Ownership | Nationals | Official | Dubai Law No. 7 of 2006 and freehold area regulations · 2025 |
Renting
| Studio rent | AED 60k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 1BR rent | AED 85k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 2BR rent | AED 130k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 3BR villa rent | AED 300k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| Cost of living | AED 4,600/mo | Estimate | Editorial estimate · 2025-09 |
Buying
| Sale price | AED 2,200/sqft | Estimate | Editorial estimate · 2025-06 |
| Price trend (YoY) | +10% | Estimate | Editorial estimate · 2025-06 |
| Gross yield | 5% | Estimate | Editorial estimate · 2025-06 |
| Service charge | AED 10/sqft | Estimate | Editorial estimate · 2025 |
Getting around
| Metro / tram | Nearby | Official | RTA Dubai Metro / Tram network · 2025 |
| Commute to hub | 20 min | Editorial | Where to Live editorial assessment · 2025-10 |
| Traffic | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Jobs access | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Walkability | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Schools & health
| Schools nearby | 10 | Official | KHDA school inspection ratings · 2025 |
| Top-rated schools | 5 | Official | KHDA school inspection ratings · 2025 |
| Hospitals | 4 | Official | Dubai Health Authority facility directory · 2025 |
Environment
| Beach | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Parks | 4/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Noise | 2/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Density | 2/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Safety | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| August high | 41 °C | Official | National Center of Meteorology climate normals · 2024 |
| Humidity | 4/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Pros & cons
- +Public beaches and a cycling track on the doorstep
- +Quiet, leafy, low-rise
- +Cluster of Outstanding-rated schools
- −Villas are old and rented, not bought, by expats
- −Prices high for what is often dated stock
- −No metro; Al Wasl Road congestion
Residents say
The most stable, long-term expat district; residents say the villa’s condition matters more than the address.
Expat communities: British, European, Lebanese, Emirati majority of owners (editorial, largest first)