# Al Furjan Villas Dubai: Which Sub-Area to Buy in 2026? ## Prices by type, RERA-index rental yields, the Metro and Al Maktoum effect: Al Furjan broken down phase by phase and compared with JVC. > Yes, Al Furjan villas remain a solid bet in 2026. Nakheel townhouses offer the lowest entry ticket, while detached villas suit families. Observed gross yield runs around 5-6%, with no local tax. **Source canonique** : https://withlevel8.com/en/blog/al-furjan-dubai-villas-which-sub-area-to-buy-2026 **Locale** : en **Type** : guide **Publié** : 2026-10-20 **Dernière mise à jour** : 2026-10-07 **Lecture** : 14 min **Catégories** : market-data **Auteur** : Yann Mechaly — Lead Advisor · Dubaï **Revu par** : David Bendayan le 2026-10-07 ## TL;DR Yes, Al Furjan villas remain a solid bet in 2026. Nakheel townhouses offer the lowest entry ticket, while detached villas suit families. Observed gross yield runs around 5-6%, with no local tax. --- ## Key takeaways - **Al Furjan villas in Dubai in 2026** fall into three sub-markets: Nakheel townhouses (Quortaj, Dubai Style, Murooj), detached villas, and the newer Al Furjan West cluster. Townhouses offer the lowest entry ticket. Detached villas target family use. - Al Furjan is a Nakheel freehold community between Sheikh Zayed Road and Sheikh Mohammed Bin Zayed Road. It is served by the Al Furjan station on the Red Line's Route 2020, which links Jabal Ali to Expo City Dubai. - The observed gross rental yield on villas sits around **5-6%** (estimate). Reference rents are published through the Dubai Land Department's RERA index. - Compared with JVC, Al Furjan has a higher price per sq m but lower vacancy on family villas. - Dubai levies **no tax on rental income or capital gains**. The dirham is pegged to the dollar at 3.6725 AED per 1 USD. A property investment of AED 2M qualifies for the 10-year Golden Visa. ## How is Al Furjan divided, phase by phase? Al Furjan is a residential neighbourhood in western Dubai, developed by **Nakheel** in a freehold zone. Foreigners buy with full ownership and pay no local tax on rental income or capital gains. It splits into three main pockets. The first is the townhouses and villas (Quortaj, Dubai Style, Al Furjan West). The second is the apartments in the heart of the neighbourhood. The third is the neighbouring towers sold by other developers. The area sits on **Route 2020**, which links Jabal Ali to Expo City Dubai, and has its own Al Furjan Metro station. ### Townhouses versus detached villas The two main styles differ in architecture, density and entry ticket. The orders of magnitude below are indicative. Cross-check them against developer plans and recent DLD transactions. | Criterion | Quortaj (Andalusian) | Dubai Style (modern Arabic) | |---|---|---| | Dominant type | 3-4 bedroom townhouses | 3-5 bedroom townhouses and villas | | Density | More compact, rows of terraced houses | Slightly more spacious plots | | Positioning | Lowest entry ticket | More family-oriented, larger surfaces | | Rental target | Young families, couples | Established families | **Quortaj** favours density. It offers rows of terraced townhouses, compact gardens and a lower entry price. It suits buyers targeting a gross yield of around 5-6%. **Dubai Style** offers more floor area and more space between houses. It is a better fit for family use, or for long-term rental to stable households. ### Murooj Al Furjan and the neighbouring supply **Murooj Al Furjan** adds apartments and townhouses in the same area. Further north, **Azizi**'s apartment programmes add hundreds of rental units. This supply weighs on rents for studios and 1-bedrooms. It affects houses far less, since they are rare on the rental market. That supports townhouse yields compared with apartments. ### Al Furjan West and the recent phases The **Al Furjan West** sectors and the recent phases are gradually delivering new houses. Shops, schools and services there are less mature than in the heart of the neighbourhood, close to the Metro. This difference in maturity shows up in prices. The most recent phases often trade at a discount, offset by capital-gain potential as services arrive. To gauge what each pocket earns once costs are deducted, our [net yield calculator](/en/calculateur) gives a quick order of magnitude. ## How much does an Al Furjan villa cost in 2026? In Al Furjan, a villa trades in 2026 between **AED 2M and 3.5M** (roughly EUR 495,000 to 865,000) for a 3-bedroom townhouse. A detached 4-5 bedroom villa trades between **AED 3.5M and 6M** (roughly EUR 865,000 to 1.5M). These ranges are indicative, based on transactions observed in [Dubai Land Department](https://dubailand.gov.ae) data. They vary by sub-area, condition and orientation. Nakheel townhouses carry the lowest entry ticket. Detached villas are rarer and concentrate the family premium. Because the dirham is pegged to the dollar at 3.6725 AED per 1 USD, the conversion into euros stays stable. ### Comparison table by sub-area | Sub-area | Typical type | Indicative price (AED) | Indicative price (EUR) | |---|---|---|---| | Quortaj | 3-bed townhouse | 2.0 – 2.8M | 495,000 – 690,000 | | Dubai Style | 3-4 bed townhouse | 2.4 – 3.5M | 590,000 – 865,000 | | Al Furjan (detached villas) | 4-5 bed villa | 3.5 – 6.0M | 865,000 – 1.5M | For the same floor area, Dubai Style costs on average **10-20% more** than Quortaj. The gap comes mainly from finish quality and the layout of the common areas. Quortaj remains the best entry point for a tight budget. Dubai Style suits a buyer aiming at personal use or renting to families. New-build and off-plan units sell at a **5-15% premium** over comparable resale. In return, developers offer payment plans spread until handover, often 60/40 or 70/30. Resale gives you a delivered, ready-to-let property and room to negotiate the price. For a first purchase, the premium mostly makes sense if your priority is spreading out the down payment. **Service charges** weigh directly on net yield. They run around AED 5-8 per sq ft per year in Al Furjan's villa communities, depending on the services included. On a 2,000 sq ft townhouse, that means AED 10,000-16,000 a year. Set this against the expected rent before drawing conclusions on yield. To estimate your net yield after charges, our [calculator](/en/calculateur) factors in these costs. If you are comparing several villa communities, our analysis of [Jumeirah Park District 7](/en/blog/jumeirah-park-district-7-which-villa-to-buy-by-budget-2026) shows a much higher price tier. ## What real yield does the RERA index show? **Applied to purchase prices, RERA reference rents give Al Furjan an estimated gross yield of 5-6%, or roughly 3.5-4.5% net after charges.** The rent index published by the DLD, via RERA, is the official reference for setting and capping rent increases. It therefore gives a prudent baseline, more reliable than a broker's listing. These ranges are estimates. They vary by phase, type and condition of the property. No local tax applies to rental income, so most of the gross figure is preserved. ### From gross to net: what gets deducted The move from gross to net follows four items. Each weighs differently depending on the property type: | Item | Order of magnitude (estimate) | Note | |---|---|---| | Service charges | Varies by plot and community | Lower on a townhouse than on a villa with a garden | | Management fees | 5-10% of annual rent | See our [guide to rental management contracts](/en/blog/dubai-property-management-contract-fees-clauses-exit) | | Vacancy | 2-4 weeks per year | Lower for long-term families, higher for short-term | | Ejari fees | Modest amount, at each renewal | Mandatory lease registration | In total, these deductions remove roughly 1.5-2 points of yield. A villa at 5.8% gross thus drops to about 4% net, with no tax involved. ### Long-term or short-term rental: where each model holds up **Long-term family rental is Al Furjan's natural model.** The neighbourhood is residential and quiet, with schools and parks nearby. Tenants often stay several years, which limits vacancy and re-letting costs. This scenario best matches RERA rents: steady income and light management. **Short-term rental holds up less well.** The area is far from beaches and tourist zones, and transient guests are scarcer. A large villa may appeal to families on holiday, but occupancy is less predictable. The theoretical gain does not always offset furnishing, licence fees and turnover. For an investor who wants a yield that is simple to forecast, long-term remains the most solid option. It also benefits from the Al Furjan station, part of the Red Line's Route 2020. Enter the purchase price, the target RERA rent and your charges in the [Level8 calculator](/en/calculateur). You get the net yield for each sub-area before visiting anything. ## Metro, Expo City and Al Maktoum: the infrastructure effect Connectivity is the first rent driver in Al Furjan, and it is measured in walking minutes. A tenant working in Marina, at Expo or on Sheikh Zayed Road weighs the daily commute first, even before the size of the kitchen. The neighbourhood has a clear advantage: the Metro serves it, which is rare for a villa and townhouse area. ### The Al Furjan station, the first rent criterion The Al Furjan station is part of the Red Line's **Route 2020**, which links Jabal Ali to Expo City Dubai. In practice, properties within reasonable walking distance of the station capture demand from tenants without a car, or from single-car households. We observe that these properties let faster and hold their asking rent better at renewal. The rent gap between a property near the station and an isolated one depends on the building, its condition and the floor. The logic is constant, though: every minute saved on foot pays. The same mechanism works around tram stations, as detailed in our analysis of the [JBR 2 tram station](/en/blog/jumeirah-beach-residence-2-tram-station-budget-guide). Check the distance on the ground, not on a map. A walk shown as 8 minutes can take 15 in midsummer. It may also require crossing a main road with no pedestrian crossing. Before making an offer, we recommend walking the route at 8 a.m. and 6 p.m. ### Expo City and District 2020, the southern jobs hub At the end of Route 2020, Expo City Dubai and its District 2020 are being converted into a business hub of offices, technology companies and services. This jobs pool sits a few stations south of Al Furjan. It feeds rental demand from executives and families who want more space than a Marina or JLT apartment offers. It supports rents, but it does not guarantee capital gain, and it is better presented as such. ### The Dubai World Central expansion, a projection to handle with care The Dubai government has announced the expansion of Al Maktoum Airport (DWC) and the development of Dubai South around it. The expected effect is a stronger south-west corridor, and therefore stronger jobs, road links and residential demand. This is a **projection**, not a given. Infrastructure timelines slip, and we never build it into a baseline yield. If you want direct exposure to this corridor, [Avenew 888](/en/projets/avenew-888) in Dubai South is one off-plan example. ### Which phases benefit most The effect is not uniform from one phase to another: | Zone | Connectivity asset | Point of caution | |---|---|---| | Quortaj and central Al Furjan | Close to the station, fast access to main roads | Denser properties, less garden | | Al Furjan South | Good station / space trade-off | Walking distance varies by street | | Al Furjan West | Closer to the projected Al Maktoum corridor | Station further away, car often needed | In short, Quortaj and the central sectors benefit most from the station today. Al Furjan West leans more on the projected south-west corridor, and its current rent has less Metro support. The choice therefore depends on your horizon. Immediate rental yield is played near the station. The appreciation bet sits further west. Before comparing two properties, calculate the real walking distance to the station entrance, not the straight-line distance. We always redo this walk with a stopwatch, at peak hours, before validating a property for a client. To measure what the Metro effect changes in your net yield, the [Level8 calculator](/en/calculateur) lets you compare two rents by distance to the station. ## Al Furjan or JVC: which to choose for a villa? **For a family villa or a wealth-building townhouse, Al Furjan beats JVC.** The neighbourhood combines an integrated Metro station, lower density and a homogeneous stock of houses. JVC keeps one real asset: a lower entry ticket. But that is not the decisive criterion for an investor aiming at a villa. Here is the comparison, on observed orders of magnitude (cross-check against the RERA index and recent DLD transactions): | Criterion | Al Furjan (villas, townhouses) | JVC (apartments, townhouses) | |---|---|---| | Dominant product | 3-5 bedroom townhouses and villas | Apartments, a few townhouses | | Entry ticket | Higher | Lower | | Observed gross yield | Around 5-6% | Sometimes higher on small units | | Transport | Metro station in the neighbourhood | No Metro, road access | | Density | Low, residential fabric | High, tower programmes | | Tenant profile | Families, long leases | Singles, couples, mixed | The only real concession concerns the yield on small units. A studio or 1-bedroom in JVC can show a higher gross yield thanks to a lower purchase price. That figure looks good on paper. It weighs less once vacancy and building charges are deducted. Al Furjan plays on stability. The station is part of the Red Line's Route 2020, which links Jabal Ali to Expo City Dubai, according to [RTA Dubai](https://www.rta.ae). This Metro link supports rental demand over time. Lower density matters too. A stock of villas and townhouses with similar plans limits internal competition between very different properties. Family rents hold up better. A family that settles in stays several years, which reduces void periods. To set a consistent rent, rely on the official index. The DLD publishes, via RERA, a rent index that serves as the reference for rent increases in Dubai ([Dubai Land Department](https://dubailand.gov.ae)). Always compare the asking rent with this index before signing. Another point in Al Furjan's favour is the absence of tax on rental income and capital gains in Dubai. It is identical for both neighbourhoods, so it does not separate the two zones. It simply turns gross yield into net yield. Our view: if your budget aims at a small rental apartment at the lowest price, JVC holds its own. If you are looking for a villa or townhouse to keep, Al Furjan is the more solid choice. To work out the net yield of your scenario, try our [yield calculator](/en/calculateur). ## Our view: where to position yourself in 2026 Al Furjan suits two buyer profiles, and the right choice depends on the goal, not on the neighbourhood alone. For **yield**, we favour the townhouses of Quortaj or Dubai Style, close to the Metro station. The entry ticket there remains the lowest in the area, and rental demand follows the Red Line service. For long-term **wealth value**, the detached villa takes the lead. It offers more land, fewer direct substitutes, and a family profile that limits tenant turnover. This choice rests on a structuring transport axis. The [Al Furjan station belongs to the Red Line's Route 2020](https://www.rta.ae), which links Jabal Ali to Expo City Dubai. This connection affects resale liquidity as well as the asking rent. It explains the performance gap with the more isolated pockets. Dubai keeps a decisive advantage over its competitors: **no tax on rental income or capital gains**. For an international investor, this changes the net calculation. It must, however, be aligned with your tax residence. A resident of France, Belgium, Switzerland, Canada, the United States or Israel remains subject to their own country's rules on foreign income, with tax treaties that vary. Have this point validated before signing, not after. A property investment of at least **AED 2 million** qualifies for the 10-year Golden Visa in the UAE. A well-located detached villa often clears this threshold, which adds a residency lever to the wealth equation. An entry-level townhouse stays below it. You choose it for yield, not for the visa. The next step is simple. Define your budget and horizon, then compare units on real rents rather than promises. You can browse [our selected programmes](/en/projets) to target the right asset. [Our end-to-end support](/en/services) covers unit selection, structuring and management after purchase. To compare Al Furjan with other zones at an equivalent budget, our [net yield calculator](/en/calculateur) gives an order of magnitude in seconds. ## Further reading Three complementary reads in the Level8 journal: - [Grande Signature Residences in Dubai: should you buy in the Opera District?](/en/blog/grande-signature-residences-dubai-opera-district-emaar-investor-guide) — Yes, for a 5-7 year horizon. Grande Signature Residences is an Emaar off-plan project in the Opera District. It targets a 4-5% gross yield, with no local tax on rents or capital gains in Dubai. - [Bay Estate on Dubai Islands: what Nakheel's 360 villas are worth](/en/blog/bay-estate-dubai-islands-nakheel-villas-prices) — Nakheel is launching Bay Estate, around 360 villas and townhouses with 3-4 bedrooms on Dubai Islands. Brokers quote prices of around AED 5.5-5.9M, a 60/40 plan and delivery around 2030-2031. - [Jumeirah Park District 7: which villa to buy for your budget in 2026?](/en/blog/jumeirah-park-district-7-which-villa-to-buy-by-budget-2026) — In Jumeirah Park District 7, a 3-bedroom villa trades around AED 5-7M and a 4-5 bedroom on a large plot above AED 8M. The observed net yield runs around 3.5-4.5%, with no tax on rents. ## FAQ ### What budget should I plan for a villa in Al Furjan in 2026? Allow AED 2M to 3.5M (roughly EUR 495,000 to 865,000) for a 3-bedroom townhouse. Allow AED 3.5M to 6M for a detached 4-5 bedroom villa. These ranges are indicative. You can cross-check them against transactions published by the Dubai Land Department. ### What rental yield can I expect from an Al Furjan villa? The observed gross yield on villas runs around 5-6% (estimate). You can check reference rents in the Dubai Land Department's RERA index. Our calculator gives the net yield after charges. ### What tax applies to rental income and property capital gains in Dubai? Dubai levies no tax on rental income or property capital gains. A French tax resident, however, remains subject to reporting obligations in France under the France-UAE tax treaty. We recommend structuring this upfront. ### How do I get the Golden Visa by buying in Al Furjan? A property investment of at least AED 2M qualifies for the 10-year Golden Visa. A high-end townhouse or a detached villa in Al Furjan can reach this threshold, subject to the administrative conditions in force. ### What is the price difference between Quortaj and Dubai Style? For the same floor area, Dubai Style costs on average 10-20% more than Quortaj. The gap comes mainly from finish quality and common areas. Quortaj remains the most accessible entry point in the neighbourhood. ### Off-plan or resale in Al Furjan: which option should I choose? New-build and off-plan units sell at a 5-15% premium over comparable resale. They do offer spread-out payment plans (often 60/40 or 70/30). Resale delivers a property that is already rentable, with room to negotiate the price. ## Sources The figures and rules quoted in this article come from the following sources : - [Dubai Land Department / RERA](https://dubailand.gov.ae) - [u.ae, portail officiel du gouvernement des EAU](https://u.ae) - [RTA Dubai](https://www.rta.ae) - [Central Bank of the UAE](https://www.centralbank.ae) --- ## Données factuelles citables - **La DLD publie, via RERA, un index des loyers qui sert de référence officielle pour les hausses de loyer à Dubaï.** — Source : Dubai Land Department / RERA (https://dubailand.gov.ae) Ancrage : https://withlevel8.com/en/blog/al-furjan-dubai-villas-which-sub-area-to-buy-2026#claim-rera-rental-index - **Un investissement immobilier d'au moins 2 millions AED ouvre droit au Golden Visa de 10 ans aux Émirats.** — Source : u.ae, portail officiel du gouvernement des EAU (https://u.ae) Ancrage : https://withlevel8.com/en/blog/al-furjan-dubai-villas-which-sub-area-to-buy-2026#claim-golden-visa-2m-aed - **La station Al Furjan fait partie de la Route 2020 de la Red Line, qui relie Jabal Ali à Expo City Dubai.** — Source : RTA Dubai (https://www.rta.ae) Ancrage : https://withlevel8.com/en/blog/al-furjan-dubai-villas-which-sub-area-to-buy-2026#claim-route-2020-al-furjan - **Le dirham est arrimé au dollar américain à 3,6725 AED pour 1 USD.** — Source : Central Bank of the UAE (https://www.centralbank.ae) Ancrage : https://withlevel8.com/en/blog/al-furjan-dubai-villas-which-sub-area-to-buy-2026#claim-aed-usd-peg --- ## FAQ — questions / réponses extraites ### What budget should I plan for a villa in Al Furjan in 2026? Allow AED 2M to 3.5M (roughly EUR 495,000 to 865,000) for a 3-bedroom townhouse. Allow AED 3.5M to 6M for a detached 4-5 bedroom villa. These ranges are indicative. You can cross-check them against transactions published by the Dubai Land Department. ### What rental yield can I expect from an Al Furjan villa? The observed gross yield on villas runs around 5-6% (estimate). You can check reference rents in the Dubai Land Department's RERA index. Our calculator gives the net yield after charges. ### What tax applies to rental income and property capital gains in Dubai? Dubai levies no tax on rental income or property capital gains. A French tax resident, however, remains subject to reporting obligations in France under the France-UAE tax treaty. We recommend structuring this upfront. ### How do I get the Golden Visa by buying in Al Furjan? A property investment of at least AED 2M qualifies for the 10-year Golden Visa. A high-end townhouse or a detached villa in Al Furjan can reach this threshold, subject to the administrative conditions in force. ### What is the price difference between Quortaj and Dubai Style? For the same floor area, Dubai Style costs on average 10-20% more than Quortaj. The gap comes mainly from finish quality and common areas. Quortaj remains the most accessible entry point in the neighbourhood. ### Off-plan or resale in Al Furjan: which option should I choose? New-build and off-plan units sell at a 5-15% premium over comparable resale. They do offer spread-out payment plans (often 60/40 or 70/30). Resale delivers a property that is already rentable, with room to negotiate the price. --- ## Lectures complémentaires - [Dubai Rental Yield 2026: Why Gross Figures Mislead You](https://withlevel8.com/en/blog/dubai-rental-yield-2026-gross-vs-net-by-area) — Dubai rental yields run around 5 to 8% gross in 2026. Net of charges and vacancy, they land closer to 4 to 6.5%. Mid-market areas like JVC often beat Downtown or the Palm. - [Buying a Villa at Dubai Polo & Equestrian Club: Price and Yield](https://withlevel8.com/en/blog/dubai-polo-equestrian-club-villa-price-yield-2026) — Yes, a villa at Dubai Polo & Equestrian Club is still a profitable asset in 2026. Existing villas trade from about AED 3M to over AED 15M, at a 4-5.5% gross yield, with no local tax. - [Four Seasons Private Residences Jumeirah: Is the Brand Premium Worth It?](https://withlevel8.com/en/blog/four-seasons-private-residences-dubai-jumeirah-brand-premium) — Yes, but on one condition: the Four Seasons premium at Jumeirah is paid back at resale, not through rent. Net yield stays modest. The case holds over a long horizon, with no capital gains tax in Dubai. - [The Walk at JBR: What to Buy at Every Budget Level](https://withlevel8.com/en/blog/the-walk-jumeirah-beach-residence-what-to-buy-by-budget) — At Jumeirah Beach Residence, studios start under AED 1M and 2-3 bedrooms run AED 1-3M. Prime beachfront tops AED 5M. Observed gross yields range from about 5 to 7%, with no local tax on rent. - [Dubai Maritime City: Is Shahrukhz Residences Worth Buying from AED 1.65M?](https://withlevel8.com/en/blog/dubai-maritime-city-shahrukhz-residences-from-aed-1-65m-investor-review) — Yes, for a patient investor. Shahrukhz Residences (Danube, launched 7 October 2026) opens Dubai Maritime City from AED 1.65M, furnished, with 30% paid during construction. The 7-9% yields quoted are indicative. --- ## À propos de l'auteur **Yann Mechaly** — Lead Advisor · Dubaï Yann dirige une équipe de conseillers chez Level8 et accompagne les investisseurs francophones sur l'immobilier à Dubaï et aux Émirats — stratégie d'investissement, sélection de zones et off-plan, suivi jusqu'à la mise en location. Liens publics : https://www.linkedin.com/in/yann-mechaly --- _Document généré par Level8 Property Advisory · https://withlevel8.com · boutique d'advisory immobilier à Dubaï._ _Contact : WhatsApp +33 6 77 91 90 17 · hello@withlevel8.com_