Umm Suqeim's draw is the coast by the Burj Al Arab. Meraas's Madinat Jumeirah Living brings apartments here: Jomana and Riwa beside Souk Madinat Jumeirah, a short walk from the public beach, and Nourelle further inland, on the Mall of the Emirates side. Jomana also lists villas.
2 public beachesnearest to the area: Umm Suqeim beach by the Burj Al Arab, then Jumeirah Public Beach
3 schoolsabout 0.7 to 1 km from the area centre, in a straight line: Kings' Dubai (UK), Raffles International School and Raffles World Academy (IB)
Red LineMall of the Emirates is the nearest metro station, across Sheikh Zayed Road
AED 2,800DLD median per sq ft for off-plan homes in Um Suqaim Third, October 2025 to September 2026
The beach, Souk Madinat Jumeirah and several schools are close. Kings' Dubai and Raffles International School are both about 0.7 km from the area centre, in a straight line. The trade-off is transport. There is no metro station in the area. The nearest, Mall of the Emirates, is across Sheikh Zayed Road, and the nearest tram stop, Al Sufouh, is about 3.9 km away.
Riwa at MJL, image 2Madinat Jumeirah Living - Jomana, image 3
Walk
Jomana and Riwa sit beside Souk Madinat Jumeirah, a short walk from the beach. Nourelle is further inland, so from there the beach is a longer walk. Kings' Dubai and Raffles International School are both about 0.7 km from the area centre. There is no public park within 1 km.
Madinat Jumeirah
By Jomana and Riwa
The resort and souk built around canals, with the Burj Al Arab beside it.
Umm Suqeim Park
Nearest park
The nearest public park, under 2 km away in a straight line. Most people will drive.
Al Sufouh Park
About 3 km
Another park, towards Al Sufouh. A short drive rather than a walk.
Riwa at MJL, image 4Nourelle by Meraas, image 4
Swim
Umm Suqeim beach, by the Burj Al Arab, is the nearest sand, and Jumeirah Public Beach is the next along the coast. Both are free. Al Sufouh beach is about 3 km away, in a straight line.
Umm Suqeim beach
Nearest beach
The public beach next to the Burj Al Arab, a short walk from Jomana and Riwa.
Jumeirah Public Beach
Next along the coast
Another open beach further along the coast.
Al Sufouh beach
About 3 km
A third stretch of sand, south-west along the coast towards Al Sufouh.
Your building's pool
Check the listing
Check each project's listing for pools and gyms, and ask Meraas which facilities are shared and what the service charge covers.
Nourelle by Meraas, image 6
Eat
Souk Madinat Jumeirah has restaurants and cafés on the canals, next to Jomana and Riwa. For the weekly shop and a film, Mall of the Emirates is the big mall nearby, across Sheikh Zayed Road.
Souk Madinat Jumeirah
Nearest shops
Restaurants, cafés and shops along the canals of Madinat Jumeirah.
The Mall
Next closest
The next closest shops after the Souk, in a straight line.
Mall of the Emirates
Across Sheikh Zayed Road
The big mall in Al Barsha, with a supermarket, cinemas and Ski Dubai. Nourelle, further inland, is on this side.
Riwa at MJL, image 5
A Saturday in Umm Suqeim
The beach in the morning, the Souk at lunch, and the car for the big mall at night.
6:30An early swim at Umm Suqeim beach, with the Burj Al Arab beside you.
9:00A short drive to Al Sufouh Park, about 3 km away, before the heat.
12:30Lunch at Souk Madinat Jumeirah.
17:00The children to Umm Suqeim Park, the nearest park, under 2 km away.
20:00Dinner and a film at Mall of the Emirates.
What homes cost
Off-plan apartments sold most often here, at a median of AED 3,650,000 in the last 12 months.
The median is the middle price: half the homes sold for more, half for less. A sea view or a high floor can cost a lot more than the median.
Source: Dubai Land Department, sales in the 12 months to Sep 30, 2026.
Ready apartments
1 bedroom69 salesAED 2,140,000
2 bedrooms53 salesAED 3,530,000
3 bedrooms14 salesNot enough sales for a median. A median needs at least 30 sales in 12 months.
4 bedrooms10 salesNot enough sales for a median. A median needs at least 30 sales in 12 months.
Off-plan apartments
1 bedroom113 salesAED 2,420,000
2 bedrooms132 salesAED 3,733,000
3 bedrooms60 salesAED 6,411,000
4 bedrooms3 salesNot enough sales for a median. A median needs at least 30 sales in 12 months.
Ready apartments: median price in the 12 months to each dateReady apartments: the median price went from AED 2,550,000 in the 12 months to Dec 31, 2024 to AED 2,975,000 in the 12 months to Sep 30, 2026.
Dec 31, 2024AED 2,550,000
Sep 30, 2026AED 2,975,000
Show as tableShow as chart
12 months to
Median price
Sales
Sep 30, 2026
AED 2,975,000
146 sales
Jun 30, 2026
AED 2,580,000
129 sales
Mar 31, 2026
AED 2,500,000
153 sales
Dec 31, 2025
AED 2,450,000
125 sales
Sep 30, 2025
AED 2,400,000
108 sales
Jun 30, 2025
AED 2,400,000
105 sales
Mar 31, 2025
AED 2,500,000
97 sales
Dec 31, 2024
AED 2,550,000
108 sales
Sales in 12 months
463
Off-plan: 309 sales, against 154 ready homes
67%
Ready apartments: median price
AED 2,975,000
Ready apartments: median price per sq ft
AED 2,823 per sq ft
Ready apartments: median price compared with a year earlier
Up 24%
Sales and rents from Dubai Land Department open data. DLD area: Um Suqaim Third.
Rents and yields
The median yearly rent of new Ejari contracts, and the gross yield: a year's rent before costs, as a share of the median price of ready homes. We show a yield only where both have at least 30 contracts and sales.
Ready apartments
Bedrooms
Median rent a year
Contracts
Gross yield
1 bedroom
AED 130,000
236
5.8%
2 bedrooms
AED 215,125
148
5.7%
Ready villas
Bedrooms
Median rent a year
Contracts
Gross yield
4 bedrooms
AED 294,000
57
–
Rents from Ejari, Dubai's register of rent contracts, Apr 1, 2025 to Mar 31, 2026. Prices from Dubai Land Department.
What's near Umm Suqeim
Within 3 km of the middle of the area.
7schools
3metro and tram stops
7malls
2parks
8hospitals
2beaches
Schools by curriculum
British3
IB3
Curriculum not listed3
Nearest
Metro or tramMall of the Emirates Metro Station2 km
SchoolThe Emirates Academy Of Hospitality Management0.2 km
Not in the area itself. The nearest Red Line stations are Mall of the Emirates, then Equiti (formerly First Abu Dhabi Bank) and InsuranceMarket (formerly Mashreq), all across Sheikh Zayed Road. The nearest tram stop, Al Sufouh, is about 3.9 km from the area centre, in a straight line. Most residents drive.
What will a flat cost in Umm Suqeim?
Meraas's Madinat Jumeirah Living projects each have 1 to 4 bedrooms. Jomana is from about AED 1.91 million (796 to 3,418 sq ft), Riwa from about AED 2.35 million (724 to 4,390 sq ft) and Nourelle from about AED 3.68 million (742 to 5,623 sq ft). Prices were checked in November 2026 and change as units sell. In this DLD area (Um Suqaim Third), from October 2025 to September 2026, the median one-bedroom sold for AED 2.42 million off-plan and AED 2.14 million ready. The median two-bedroom sold for AED 3.73 million off-plan and AED 3.53 million ready. Gross rental yields are about 5.8% for one-bedroom flats and 5.7% for two-bedroom flats.
Is Umm Suqeim good for families?
For schools, yes. Kings' Dubai (UK) and Raffles International School are both about 0.7 km from the area centre, and Raffles World Academy (IB) about 1 km, in a straight line. Gargash Hospital is the nearest hospital. The projects go up to four bedrooms, and Jomana also lists villas. The gap is parks: the nearest, Umm Suqeim Park, is under 2 km away, so most families will drive.
When will the projects be finished?
Jomana's listed handover was June 2026, so that date may be out of date. Check the current date with Meraas before you commit. Riwa is due in August 2027 and Nourelle in March 2029. The DLD register also shows several projects under construction in Um Suqaim Third, on average about half complete, so expect building work nearby.
How far is Umm Suqeim from Downtown, the Marina and work?
From the area centre, in a straight line, Dubai Internet City is about 5.3 km away, Dubai Media City about 6 km, Marina Walk about 7 km and Burj Khalifa about 11 km. DXB airport is about 22 km away.
What off-plan and ready apartments sold for per square foot in 18 Dubai districts, what the rent is worth against each price, and how to decide which fits you.
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