Area guide
Umm Suqeim
Villas from Kite Beach to the Burj Al Arab · Dubai
- AED 2,605
- Median per sq ft, 3 months
- 463
- Registered sales, 12 months
- One-bedroom
- Most sold unit type
Umm Suqeim is the coastal district that runs from the end of Jumeirah down to the Burj Al Arab, split into Umm Suqeim 1, 2 and 3 between Jumeirah Beach Road and Al Wasl Road. It holds two of the best-known stretches of public sand in the city, Kite Beach and the beach beneath the Burj Al Arab, and behind them a grid of quiet villa streets.
The housing is almost entirely villas on private plots, ranging from original single-storey houses to large modern rebuilds, with a small amount of low-rise apartment stock and the designated projects on the district's western edge. There are no towers and no gated communities in the master-planned sense.
It suits a family that wants beach access on foot, established schools nearby and one of the shortest drives in the city to both Sheikh Zayed Road and the coast. It suits less well anyone who wants a new building with amenities, and anyone who has not established whether the plot in question can be owned outright by a foreign national.
What Umm Suqeim sells for
Umm Suqeim sells at AED 2,605 per square foot, the median of registered sales, Dubai Land Department, as of 2 September 2026, 45 sales in the last three months, on a median price of AED 2.80M. That is 5.0 percent below the three months before them. The register holds 463 sales here in the last twelve months and 1,680 over three years, across 36 buildings with a page of their own. One-bedroom units are the commonest, at 179 of the 463 sales registered in the last twelve months.
AED 2,605per sqft
Median registered sale price in Umm Suqeim over the last three months, the 15th most expensive of the 73 Dubai communities the sold register covers. Measured across 463 sales the Dubai Land Department recorded in the last twelve months, down 5% on the previous quarter. Transactions, not asking prices, as of 2 September 2026. Sold prices in Umm Suqeim, building by building.
| Busiest buildings | Sales, 12 months | Median per sq ft, 3 months | Last sale |
|---|---|---|---|
| Nourelle Building 3 | 89 | n/a | 6 January 2026 |
| Nourelle Building 2 | 81 | n/a | 6 January 2026 |
| Nourelle Building 1 | 49 | AED 4,240 | 7 July 2026 |
| Lamaa 2 | 22 | AED 2,487 | 20 August 2026 |
| Al Jazi 2 | 20 | AED 2,647 | 2 September 2026 |
| Jadeel 3 | 18 | AED 3,178 | 17 August 2026 |
Living in Umm Suqeim
The beach is the reason people live here. Kite Beach is a working public beach with running track, food trucks, watersports and a crowd, while the sand beneath the Burj Al Arab is calmer and better for swimming; both are within a short walk or drive of most of the district.
Peak-hour traffic on Jumeirah Beach Road, Al Wasl Road and Umm Suqeim Road is the daily cost, and it is compounded at weekends by beach visitors parking in the residential streets. There is no Metro station near the coast. Villas carry no service charge, so upkeep is the owner's own, and the older houses commonly need reworking.
Schools
- Kings' School Dubai (in Umm Suqeim)
- Dubai College (nearby, in Al Sufouh)
- Nurseries along Al Wasl Road and Jumeirah Beach Road
Getting around
- Jumeirah Beach Road, Al Wasl Road and Umm Suqeim Road
- Sheikh Zayed Road a short drive inland
- Mall of the Emirates Metro station (nearby, in Al Barsha)
- No Metro station on the coastal side
Shopping and dining
- Mall of the Emirates (nearby, in Al Barsha)
- Souk Madinat Jumeirah (nearby)
- Supermarkets, clinics and cafes along the main roads
Leisure
- Kite Beach
- Umm Suqeim beach beneath the Burj Al Arab
- Wild Wadi Waterpark
- Madinat Jumeirah restaurants and waterways (nearby)
Who buys in Umm Suqeim
As in Jumeirah, land status defines the market. Much of Umm Suqeim is outside the designated freehold zones, so the villa plots change hands between UAE and GCC nationals, frequently off market and within families, while expatriate residents rent. Where designated projects exist on the district's edges, they draw British, European, Gulf and Russian-speaking buyers who want this postcode with a clean title.
The rental market is one of the strongest villa markets in Dubai: senior expatriate families compete for a fixed supply of houses that nobody is adding to. Resale is illiquid, with few registered transactions and prices set by the particular plot, its road and its distance from the sand rather than by a district median.
Umm Suqeim: common questions
What is the price per square foot in Umm Suqeim?+
Umm Suqeim sells at AED 2,605 per square foot, the median of registered sales, Dubai Land Department, as of 2 September 2026, 45 sales in the last three months, on a median price of AED 2.80M. That is 5.0 percent below the three months before them. The register holds 463 sales here in the last twelve months and 1,680 over three years, across 36 buildings with a page of their own. One-bedroom units are the commonest, at 179 of the 463 sales registered in the last twelve months.
What does a typical unit in Umm Suqeim sell for?+
The median registered price over the last three complete months is AED 2.80M, across 1,680 registered sales in three years. The register is as of 2 September 2026.
Is Umm Suqeim freehold?+
Mostly not. The bulk of Umm Suqeim lies outside the designated freehold areas, so ownership is limited to UAE and GCC nationals and foreign residents typically rent. Certain designated projects near the district's edges are open to any nationality on a freehold basis. Because the position changes plot by plot, verify the exact status with the Dubai Land Department before making an offer.
What is the trade-off of living on this stretch of coast?+
You get two of the best public beaches in Dubai on your doorstep, strong schools and a genuinely central coastal position, and you accept weekend beach traffic in your street, no Metro, heavy peak congestion on the three main roads, and older houses that often need money spent on them. There are no community amenities: what you get is the beach and the location.
How does it compare with Madinat Jumeirah Living next door?+
Madinat Jumeirah Living is a purpose-built freehold apartment community with pools, management and a clean title for any nationality. Umm Suqeim is villas on private plots in an old residential district, with more space and garden but a restricted ownership position and no shared amenity. Buyers who want to own outright in this part of the coast frequently end up choosing the former for that reason alone.
Nearby guides
Buying or selling in Umm Suqeim?
Tell us the size and the budget and we will come back with what is actually available, on and off market, priced against the register above. Or call +971 58 525 7777.