Inside MBR City, ~4 km from Burj Khalifa/Downtown; immediate access to Al Khail & Meydan Racecourse.
The masterplan centers on a 7-km Crystal Lagoon with ~14 km of beachfront-style shoreline threading through villas and apartments.
Original District One by Meydan – villas, mansions, Residences 1–3 towers.
District One West – the newer lagoon community opposite the original (4–7BR villas/mansions; approx. 482 homes planned).
Contemporary / Modern Arabic / Mediterranean designs along the lagoon; ultra-low density; private beaches in prime rows.
Mid-rise waterfront towers with direct lagoon access and Downtown views.
The Crystal Lagoons® amenity (open since 2017) is the signature value driver for both end-users and renters.
4–6BR villa resales in the AED ~12–20M+ range are visible; 5BR mansions have traded ~AED 32M.
That implies ~AED 1,900–3,800 psf on selected deals.
Recent sales include smaller units around AED ~1.6M (with ~AED 2,250 psf on compact layouts).
Expect larger 1–2BRs notably higher on absolute ticket.
Dubai’s wider market has been trending at ~AED 1,500 psf in 2025 with strong off-plan activity — useful context when benchmarking District One’s premium.
Bayut reports avg apartment rents ~AED 165k/yr in District One; their guide shows 1BR averages ~AED 114k, with 2BRs higher.
Asking rents for townhouses start ~AED 550k/yr and can reach ~AED 1M+ depending on spec/lagoon line.
Prime/luxury Dubai stock typically clears mid-single-digit gross yields, with apartments usually above villas.
Use active comps (above) to underwrite deal-by-deal.
Lagoon-centric masterplan with 4–7BR villas & island mansions; marketed by multiple brokers as a limited, trophy-style community opposite original District One.
Early resales around AED ~12–13M for 4BR have printed.
Ultra-central + resort lifestyle: Beach-style swimming/kayaking without leaving the core city is unique; that scarcity supports pricing and end-user stickiness.
HNW focus / low density: Constrained villa plots around the lagoon limit future like-for-like supply in this location.
Macro & Supply: Independent analysts have warned of a potential double-digit Dubai price correction into late-2025/26 as deliveries ramp. Prime, low-supply sub-markets tend to be more resilient—but underwrite conservatively.
Execution Timing: West-phase handovers and broader MBR City infrastructure sequencing can affect near-term liquidity and rental absorption; track actual RP/SPA data and service charge budgets before committing.
Dubai Hills Estate (lake/golf-view villas): Bigger community ecosystem but not lagoon beachfront.
Sobha Hartland (MBR City): Waterfront apartments/townhouses with strong finishes but a different waterfront concept.
Use city indices for spread: District One trades at a premium to the Dubai average psf due to lagoon frontage and centrality.
Capex: AED 2.0–2.6M (check tower/stack)
Rent: AED ~114k–180k depending on view/fit-out
Indicative gross yield: ~4.5–7%; higher only on exceptional buys
Capex: AED ~12–13M on recent resales
Rent: AED ~650k–900k if first-line/finished well
Indicative gross yield: ~5–7% at strong rents; more typical 3.5–5.5%
Buy the frontage: Pay up for true lagoon line or panoramic Downtown views—liquidity and exit values are meaningfully better than second/third rows. (Use DLD/Bayut transaction feeds to validate a given stack/row.)
Prefer completed or near-hand-over units unless you’re getting a clear discount or priority in West releases. Completion risk + unknown service-charge run-rates can drag yields.
Hold horizon: 5–7 years works best; treat it as a prime/lifestyle asset with capital-preservation + moderate income, not a yield-max play (for yield, redirect to mid-market communities).
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