Dubai Community Data · Umm Suqeim / Madinat Jumeirah Living

Umm Suqeim / Madinat Jumeirah Living: Prices, Yields & Resale Performance

Market name first, official registry name in brackets: Umm Suqeim / Madinat Jumeirah Living (DLD: Um Suqaim Third). All figures are medians of registered transactions.

Data through July 2026 · Dubai Land Department registry

How have prices per square metre moved?

The median residential transaction price in Umm Suqeim / Madinat Jumeirah Living is AED 28,990 per square metre in 2026 year-to-date, across 393 sales registered with the Dubai Land Department (data through July 2026). That is 2.7% above the 2025 full-year median. The table below shows the full annual series since 2019.

Residential sales only. Source: Dubai Land Department transaction records (1.66M parsed sales; 5.6M rental contracts), AXD in-house database. Data through 2026-07-28.

How large is the off-plan share?

58.7% of the 584 residential transactions registered in Umm Suqeim / Madinat Jumeirah Living in the trailing 12 months to July 2026 were off-plan, per Dubai Land Department registration type — the rest were ready/existing sales.

DLD registration type, trailing 12 months to 2026-07-28.

Which projects trade the most?

Nourelle is the most-traded project in Umm Suqeim / Madinat Jumeirah Living, with 217 registered residential sales in the trailing 24 months at a median of AED 30,354 per square metre (DLD registry through July 2026).

Ranked by number of registered residential sales, trailing 24 months. Linked names lead to the AXD project data page.

What do units cost by type?

A one-bedroom unit in Umm Suqeim / Madinat Jumeirah Living had a median transaction price of AED 2,200,000 in the 12 months to July 2026, across 241 registered sales (Dubai Land Department).

Residential units, trailing 12 months.

What gross rental yield do apartments achieve?

Bedroom-matched gross yields in Umm Suqeim / Madinat Jumeirah Living range from 4.6% to 5.7% over the 12 months to July 2026, per DLD sales and Ejari rental contracts. The figure divides the median new rent by the median sale price of the same unit type — before service charges and vacancy.

Median new rental contract ÷ median sale price of the SAME unit type, both trailing 12 months. Gross figure — before service charges, vacancy and management. Rent source: DLD/Ejari registered contracts.

What share of resales sold at a loss?

12.9% of 380 matched resales in Umm Suqeim / Madinat Jumeirah Living closed below purchase price, per the full DLD registry history (through July 2026). Annualised returns span -0.7% at the 10th percentile to 18.7% at the 90th, with a median of 8.5% per year.

Matched buy-sell pairs of identical units across the full DLD history. Bands, not averages: the 10th-90th percentile range shows realistic dispersion.

Analyst note

Analysis of the Umm Suqeim / Madinat Jumeirah Living market data through 2026-07-28 indicates a sustained upward trajectory in pricing metrics. The median price per square meter has risen from 17,351.0 AED in 2019 to 28,345.0 AED in 2024, with the year-to-date figure for 2026 reported at 28,990.0 AED. Market composition remains heavily weighted toward pre-construction assets, evidenced by an off-plan share of 58.7% over the last 12 months. Regarding income generation, the gross yield varies based on unit size; for instance, a one-bedroom unit has a reported gross yield of 5.7%, while a three-bedroom unit registers at 4.6%. Historical resale performance shows a median annual return of 8.5% across 380 pairs analyzed. The full range of returns is defined by the 10th percentile (P10) of -0.7% and the 90th percentile (P90) of 18.7%. Furthermore, analysis indicates that 12.9% of these historical resales resulted in a loss.

Dubai market context

Frequently asked questions

What is the median price per square metre in Umm Suqeim / Madinat Jumeirah Living?

AED 28,990 per square metre is the 2026 year-to-date median in Umm Suqeim / Madinat Jumeirah Living, based on 393 residential sales in Dubai Land Department records through July 2026. The registry lists the community as Um Suqaim Third. Figures are medians of registered transaction prices — not asking prices, which typically sit above closed deals.

What gross rental yield can apartments in Umm Suqeim / Madinat Jumeirah Living achieve?

4.6% to 5.7% gross is the bedroom-matched yield range in Umm Suqeim / Madinat Jumeirah Living over the 12 months to July 2026, per DLD sales and Ejari rental contracts. The calculation divides the median new rental contract by the median sale price of the same unit type. Service charges, vacancy and management costs are not deducted.

How did resale investments in Umm Suqeim / Madinat Jumeirah Living perform historically?

8.5% per year is the median annualised resale return in Umm Suqeim / Madinat Jumeirah Living, across 380 matched buy-sell pairs in the full DLD registry history through July 2026. The band runs from -0.7% at the 10th percentile to 18.7% at the 90th, and 12.9% of resales closed below purchase price — dispersion, not an average.

What share of Umm Suqeim / Madinat Jumeirah Living transactions are off-plan?

58.7% of the 584 residential transactions registered in Umm Suqeim / Madinat Jumeirah Living in the 12 months to July 2026 were off-plan, per Dubai Land Department registration type. The remainder were ready/existing sales. The off-plan share indicates how much current activity depends on developer launches rather than the secondary market.

Which communities trade in a similar price band?

Ranked by proximity of the trailing-12-month median to Umm Suqeim / Madinat Jumeirah Living (AED 29,139/sqm), from Dubai Land Department registered sales:

• Median prices & yields in Dubai Islands median AED 28,918/sqm, trailing 12 months
• Palm Jumeirah: prices, yields & resale data median AED 28,294/sqm, trailing 12 months
• Median prices & yields in Downtown Dubai median AED 27,772/sqm, trailing 12 months
• Median prices & yields in Sobha Hartland II / Riverside Crescent median AED 26,697/sqm, trailing 12 months

Sources & methodology. Transaction and rental figures: Dubai Land Department transaction records (1.66M parsed sales; 5.6M rental contracts), AXD in-house database, data through 2026-07-28. Resale pairs: 47,350 matched buy-sell pairs (AXD repeat-sales dataset). Market context: sources named per item. Medians are used throughout (robust to outliers). Page generated 2026-08-27; figures are not updated in real time.

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I run the same registry check on any Dubai property before a client buys — and I will tell you when the numbers say no. My family has been in the Dubai market for over 30 years; every figure on this page comes from our own Land Department database.

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This page is informational market research, not investment advice. Historical transaction data does not predict future performance. All figures are medians of registered transactions and can differ from asking prices.

Published by AXD Immobilien Dubai — Dubai real estate advisory for German-speaking investors, over 30 years of family history in Dubai real estate. Generated 2026-08-27.