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This Arjan area guide covers a neighbourhood in Dubai's Dubailand district, right next to Miracle Garden and Butterfly Garden. It is quiet and residential, with apartment prices among the lowest in the newer part of the city and a gross rental yield that is holding above 6.5% in 2026. By car it is a quarter of an hour to Mall of the Emirates, just under twenty minutes to the Marina and roughly half an hour to both Dubai airports. We have our own office here, three apartments for guests and three projects for sale, so we write about the area from our own day-to-day operation, not from listings.
This overview belongs to our series on Dubai neighbourhoods and is written for two readers at once. For anyone who does not know Arjan, we explain how it came about, what you will find there, what there is to see and how far it is from the key places in Dubai. For investors, we show apartment prices, annual rents and yield from a single source and a single period, as well as what is being built here. We separate two rental figures right at the start: annual rent on a long-term contract and the nightly rate of a short-term rental are two different products with different regulations and different work involved, and nowhere in the text do we add them together.
Table of Contents
Where is Arjan and how did it come about?
Arjan lies in the south-west of Dubai in the Dubailand district, at the junction of Sheikh Mohammed bin Zayed Road (E311) and Umm Suqeim Street (D63), and in official documents you will find it under the name Al Barsha South 3. To the south it borders Motor City, across the highway to the west lies Jumeirah Village Circle (JVC), and to the north-east it touches the Dubai Science Park business zone, which according to the Bayut guide has been run by TECOM since 2009.
The neighbourhood is young. According to the Propsearch database, it was announced in 2006 as part of the Dubailand megaproject, and according to Bayut the master developer is Dubai Properties. The master plan provides for ten zones and 157 plots for around 67,000 residents. In 2010, construction stopped after the financial crisis and only got fully under way many years later: in September 2020, Propsearch counted 48 completed buildings and another 37 under construction, and building is still going on, which you can see from every balcony as well as in the overview of new projects below.
Two things gave Arjan its character: in 2013 Dubai Miracle Garden opened here, according to the operator the world's largest natural flower garden, and in 2015 Butterfly Garden next to it. Since then Arjan has been a place where thousands of people a day come for the flowers in the winter season, and at the same time a quiet neighbourhood where you can live for a fraction of the prices in the Marina or Downtown. Our CzechIn.ae office is in The Light Commercial Tower right in Arjan, so we are a few minutes from the gardens and from our apartments.
What is living in Arjan like and what will you find there?
Like a quiet residential neighbourhood of low- and mid-rise buildings, where every apartment has its own parking space and you shop at the supermarket round the corner, but you drive to a big mall, the metro and evening entertainment. Bayut describes Arjan as a neighbourhood of low- to mid-rise residential buildings with some commercial space, where mainly apartments from studios to three bedrooms are sold, with floor areas of roughly 400 to 1,500 square feet, i.e. 37 to 139 square metres, and where one dedicated parking space is usually included in the price of the apartment.
What matters for investors is that Arjan is freehold: according to Bayut, a foreigner buys an apartment here in full ownership, registered with the Dubai Land Department, not just a long-term lease of the land. Buildings typically have a pool, a gym and a reception; the service charges for running them are paid by the owner, who should check them before buying in the DLD service charge index, where the rate is listed for each building separately.
Everything you need day to day is here. According to the Bayut guide, you can shop at Lifco and Blue Mart supermarkets and at smaller grocery shops, known in the Emirates as baqalas, eat at Zest, Grill Master, Desert Wok or Shakespeare and Co, and work out at FitBox Gym and Gym Nation if the one in your building is not enough. For healthcare, Bayut lists HMC Medical Centre, My Dental Clinic and Life Pharmacy and Aster pharmacies. For bigger shopping trips, people go to nearby My City Centre Al Barsha or Dubai Hills Mall, ten minutes away by car.
The neighbourhood is built for families. According to the Bayut guide, there is a mosque, Happy Bees and Chubby Cheeks nurseries, the British schools Safa Community School and Dubai Heights Academy, and in neighbouring Al Barsha South the schools Nord Anglia, Brighton College Dubai and Repton. On the edge of the neighbourhood, on Umm Suqeim Road by the junction with the E311, Mediclinic Parkview Hospital has stood since September 2018, which is an argument for families with small children and for older guests that you rarely see in listings.
What does Arjan lack?
A metro, a big mall within the neighbourhood and peace from construction. In August 2026, Property Finder named three drawbacks: rush hour traffic on the access roads, no big mall, and the fact that Arjan is still being built. Investors should read that last one twice: at least nine new projects are due to be handed over here within three years, the overview is below, so the supply of apartments for rent here will grow and the pressure on rents with it. In the first half of 2026, rents in Arjan nevertheless rose; the figures are also below.
What to see in and around Arjan?
Two gardens within walking distance, everything else within half an hour by car. We checked operating status and prices on 30 September 2026 on the operators' websites, and for Miracle Garden also in news reports on the new season; check them again before you travel, as in Dubai they change even during the season.
- Dubai Miracle Garden. Over 150 million flowers per season on 72,000 square metres, a flower-covered Airbus A380 recorded by Guinness World Records as the world's largest flower structure (2 December 2016), a tunnel of hearts, a flower castle and a Smurf village. The garden is closed over the summer. It opens its fifteenth season on 8 October 2026, according to an announcement reported by Gulf News on 21 September, and according to the garden's FAQ the season usually runs until April or May. In season it is open Monday to Thursday from 9:00 to 21:00 and Friday to Sunday until 23:00; last entry is half an hour before closing, and the evening lighting starts after sunset. According to the garden's FAQ, admission for tourists is roughly 100 to 105 AED for adults and 80 to 85 AED for children aged 3 to 12, and children under 3 go free. Allow two to three hours; the best light is from November to March.
- Dubai Butterfly Garden. Right next door, but a separate attraction with its own ticket (a combined ticket is also sold on the Miracle Garden website). Air-conditioned domes with more than 15,000 butterflies, open all year, daily from 9:00 to 18:00 according to the operator's website, admission from 50 AED.
- Global Village. Markets, pavilions of dozens of countries, food and a funfair, a quarter of an hour by car. According to the official website, season 31 runs from 14 October 2026 to May 2027.
- Dubai Hills Mall. Emaar's mall at the junction of Al Khail Road and Umm Suqeim Street, open since 2022, with more than 650 shops, the Storm Coaster roller coaster, a Roxy cinema and the children's Adventure Park, ten minutes by car. A rainy or overly hot day can be spent here entirely.
- Mall of the Emirates and Ski Dubai. A ski slope, penguins and a big mall, a quarter of an hour by car, and also the nearest metro station if you want to go further into the city without a car.
- Dubai Autodrome in Motor City. The neighbouring area has a racing circuit with the Kartdrome karting track, according to the Autodrome website 1.2 kilometres outdoors and 600 metres indoors.
The Marina beach, the Downtown fountains or the Palm are 18 to 24 minutes from Arjan, so a family with a car can reach all of Dubai from Arjan, just not on foot and not by metro. We have listed attractions by children's age, with ticket prices, in our article Dubai with kids in the 2026/27 season.
How do you get to Arjan and how far is it?
By car or taxi; the metro does not go to Arjan. The nearest Red Line station is Mall of the Emirates, from where Miracle Garden is ten to fifteen minutes by taxi according to the garden's FAQ, and in season RTA bus number 105 also runs there. RTA buses have stops in the neighbourhood at Geepas Tower and by the DAMAC Westside buildings, and Bayut puts Dubai Internet City metro station twelve minutes' drive away. For a guest this means one thing: without a car, or without being willing to use taxis and Careem, Arjan is a base for quiet days rather than for daily trips into the centre.
The advantage, on the other hand, is its position by three major roads. On Sheikh Mohammed bin Zayed Road you are quickly in JVC, Sports City or Global Village, and to the south it leads to Expo City and Al Maktoum airport; on Umm Suqeim Street and Al Khail Road you reach Dubai Hills and Downtown, and on Hessa Street Palm Jumeirah. We calculated the straight-line distances and road routes ourselves from the coordinates of our apartments; driving times are without traffic and differ from the times in the Property Finder and Bayut guides by five minutes at most.
| Destination | Straight line | By road | By car without traffic |
|---|---|---|---|
| Miracle Garden and Butterfly Garden | 0.6 km | 1.6 km | 4 minutes, on foot about 10 |
| Dubai Hills Mall | 4.2 km | 6.1 km | 10 minutes |
| Global Village | 6.8 km | 11.2 km | 15 minutes |
| Mall of the Emirates, Ski Dubai and metro | 7.1 km | 10.1 km | 15 minutes |
| Dubai Marina | 10.2 km | 14.3 km | 18 minutes |
| JBR beach | 10.8 km | 16.7 km | 19 minutes |
| Downtown and Burj Khalifa | 15.1 km | 21.1 km | 23 minutes |
| Palm Jumeirah, Atlantis hotel | 14.4 km | 18.5 km | 24 minutes |
| Expo City Dubai | 14.6 km | 22.9 km | 25 minutes |
| DXB airport, Terminal 1 | 23.5 km | 30.1 km | 30 minutes |
| Al Maktoum airport (DWC) | 21.5 km | 36.6 km | 32 minutes |
The second airport is worth a mention. Al Maktoum International (DWC) in Dubai South is currently the smaller of Dubai's two airports, but in April 2024 Dubai approved the construction of a new terminal that is set to make it the world's largest airport, with 260 million passengers a year. The first phase is due to be completed within ten years with a capacity of 150 million passengers, all operations from DXB are to move here gradually, and a whole city is to grow around the airport in Dubai South, where according to the government more than a million people are to live and work. Arjan is a similar distance from both airports, 30 and 32 minutes by road without traffic, so moving operations will not take it further from the airport.
How much does an apartment in Arjan cost in 2026?
According to Bayut's sales report, in the first half of 2026 the average advertised apartment in Arjan cost 654,000 AED for a studio, 1,170,000 AED for a one-bedroom apartment and 1,683,000 AED for a two-bedroom apartment. The average advertised price per square foot was 1,517 AED, which is roughly 16,300 AED per square metre. The average of actually completed transactions was 970,764 AED, closer to the price of a studio than of a two-bedroom apartment.
Bayut places Arjan in the mid-market segment alongside JVC and Business Bay, and in this comparison Arjan is the cheapest way in. According to the report, prices per square foot here remained broadly stable in the first half, while JVC became slightly cheaper.
| Area | Studio | 1 bedroom | 2 bedrooms | Price per square foot |
|---|---|---|---|---|
| Arjan | 654,000 AED | 1,170,000 AED | 1,683,000 AED | 1,517 AED |
| JVC | 690,000 AED | 1,146,000 AED | 1,801,000 AED | 1,470 AED |
| Business Bay | 1,070,000 AED | 1,617,000 AED | 2,488,000 AED | 2,124 AED |
For new builds, the price is paid in instalments as construction progresses, with the balance on handover, so the buyer does not need the whole amount at once. In our offer, new builds in Arjan start at 675,000 AED; an overview of projects under construction with handover dates is below. Add the purchase fees to the price of the apartment; we break them down in our article on gross and net rental yield.
What are rents and gross yield in Arjan?
Annual rent in the long-term model, i.e. on a contract registered in the Ejari system, came to 53,000 AED for a studio, 79,000 AED for one bedroom and 116,000 AED for two bedrooms in the first half of 2026, according to Bayut's rental report. Against the average prices from the same source and period, this gives a gross yield of 8.10% for a studio, 6.75% for one bedroom and 6.89% for two bedrooms. Bayut itself gives a yield of 7.10% for Arjan, calculated using its own methodology across the whole segment.
| Apartment type | Annual rent | Purchase price | Gross yield |
|---|---|---|---|
| Studio | 53,000 AED | 654,000 AED | 8.10% |
| 1 bedroom | 79,000 AED | 1,170,000 AED | 6.75% |
| 2 bedrooms | 116,000 AED | 1,683,000 AED | 6.89% |
Rents in Arjan rose in the first half of 2026: by 3.43% overall, by 2.33% for one-bedroom apartments and by 2.22% for two-bedroom apartments, while according to the same report Business Bay and JVC tended to offer tenants better prices. The average advertised rent across all types was 89,000 AED, but the average of actually registered contracts was only 67,518 AED. That difference matters more than any single figure: a listing is the owner's wish, a contract is reality.
Averages also differ from portal to portal. In an article from 11 August 2026, Property Finder gives lower averages for Arjan, a studio at 44,000 AED, one bedroom at 68,000 AED and two bedrooms at 91,000 AED, without stating the period or methodology. We only use Bayut in our calculations, because rent and price there come from one source and one half-year; for your own decision, however, work with a range, not a single number.
Gross yield is not what lands in your account. Deduct the building's service charges, insurance, maintenance, a possible month without a tenant and the property manager's fee. For a comparable one-bedroom apartment in JVC, our worked calculation gave a net yield of 4.10% in a year with a tenant search and 5.24% in a quiet year. The same approach applies to Arjan, just plug in the service charge of your building from the DLD index and the price you are actually paying.
What is being built in Arjan?
A lot, and for investors that is as important as the price of an apartment. The overview of new projects in the Bayut guide alone lists six projects in Arjan as of 29 September 2026, with handover from the end of 2026 to the end of 2028; we have another three in our offer, and other buildings under construction appear in listings too. The largest of them is the Marquis One tower, where according to the developer almost 500 apartments will be built over 22 floors, followed by Samana Imperial Garden with 344 apartments and Arthouse Hills with 328 apartments over 19 floors. These three alone will add more than 1,100 apartments to the neighbourhood, mostly studios and one- or two-bedroom apartments, exactly the ones that are rented out in Arjan.
| Project | Developer | Handover |
|---|---|---|
| One Beverly | HMB Homes | Q4 2026 |
| Binghatti Hillcrest | Binghatti | Q4 2026 |
| Ashley Hills | TownX | Q1 2027 |
| Urban Horizon | Arete Developments | Q2 2027 |
| Parkside Boulevard | Tabeer | December 2027 |
| The Bond Enclave | Pearlshire | Q2 2028 |
| Arthouse Hills | Adaan Developments and Tuscany | Q4 2028 |
| Marquis One | Marquis Developers | Q4 2028 |
| Samana Imperial Garden | Samana Developers | Q4 2028 |
What this means for buyers: seven of the nine projects in the table are handed over in 2027 and 2028, including the three largest at the end of 2028, and with them comes more competition for tenants and guests in the same apartment types. Anyone buying an apartment under construction pays the developer in instalments and the balance on handover, so the handover date decides when the apartment starts earning, and it pays to allow some margin. For every project in our offer we will show you the construction site in person; our office is a few minutes away.
Is short-term rental worth it in Arjan?
For an owner who wants to use the apartment occasionally and earn from it in between, yes, but they need a DET permit and must plan around the season: Arjan comes alive from October to May, when Miracle Garden is open, and in summer guests thin out across the whole of Dubai. The nightly rate is a different product from the annual rent in the previous section, and the figures cannot be added up or directly compared; short-term rental brings higher revenue, but also higher costs for cleaning, linen, consumables and platform commissions.
Who stays in Arjan by the night? Families coming for the gardens and Global Village who want a kitchen, a washing machine and a pool in the building at a lower price than in the Marina. People accompanying patients at Mediclinic Parkview hospital. And business trips to Dubai Science Park, Motor City or Al Barsha, where a car and a quiet place to sleep are enough. As of 30 September 2026, our three apartments in Arjan are listed from 342 AED a night for a studio to 429 AED a night for a one-bedroom apartment with a view of Miracle Garden; these are base rates, and they rise in season and on holidays.
Without a permit from Dubai's Department of Economy and Tourism (DET), you may not offer a single night, neither in Arjan nor anywhere else in Dubai. According to the DET FAQ, holiday home permit and registration fees are waived from May 2026 to April 2027, but the obligation to have a permit, a smart lock, to register guests and to remit the Tourism Dirham remains. What all of this involves, and why an owner living abroad usually cannot manage it alone, is covered in our article on the Dubai holiday home permit.
To give an idea of what the season looks like in practice: in August 2026, i.e. outside the main season, our entire managed portfolio had an occupancy of 77.45% at an average rate of 208.51 AED per night, according to our figures for August. It is an average across all neighbourhoods and apartment types and says nothing about a specific apartment in Arjan, but it shows that even out of season apartments in Dubai do not stand still, provided someone looks after them every day.
Which apartments and projects in Arjan do we offer?
Three apartments for guests and three projects for sale, all within walking distance of our office. An overview of everything we have in Arjan is in the list of properties in Arjan, and we also write about the area on the Arjan Dubai page.
Apartments by the night (base rates as of 30 September 2026, higher in season):
- Studio in Legacy by Sunrise from 363 AED a night, for two adults and one or two children on a sofa bed, with parking, a pool, a padel court and a cinema room in the building.
- Bright studio in Legacy by Sunrise from 342 AED a night, the cheapest way into Arjan for a couple or a business trip.
- One-bedroom apartment in Skyz by Danube from 429 AED a night, with a view right over Miracle Garden.
Projects for sale:
- Parkside Boulevard by Tabeer Development, studios to two-bedroom apartments from 675,000 AED, handover in December 2027.
- One Beverly by HMB Homes, studios from 34 square metres to two-bedroom apartments from 700,000 AED, handover in the fourth quarter of 2026, payment plan 20/40/40.
- The Bond Enclave by Pearlshire, one- to three-bedroom apartments from 1,360,000 AED, handover in the second quarter of 2028, payment plan 60/40.
Who is Arjan for, and who is it not for?
Arjan is for an investor who wants to enter the Dubai market with a smaller budget and a gross yield above 6.5%, and who accepts that the neighbourhood is still growing and the supply of apartments around them will increase. It is for a family with a car who want peace and quiet, a pool in the building and the gardens within walking distance, and who do not mind driving to the sea. It is not for someone who wants to walk to the beach, the metro or a bar, and it is not for an investor betting on a premium address and price growth: here you earn from the rent, not from the name of the neighbourhood.
Do you own an apartment in Arjan or elsewhere in Dubai and do not want to deal with permits, guests, cleaning and electricity bills from abroad? See how our property management works: we take over the apartment, obtain the DET permit, set prices and look after every guest from an office a few minutes away.
Are you coming to Dubai and want to stay by the gardens with your own kitchen and pool? Choose from our apartments in Dubai; three are in Arjan, listed above, and before arrival you will receive instructions in Czech. And if you are still looking for an apartment in Arjan, browse our current selection of projects; for three of them in Arjan we will show you the construction site in person.
Frequently asked questions
How did Arjan come about and who is building it?
The neighbourhood was announced in 2006 as part of the Dubailand megaproject, and the master developer is Dubai Properties. After the financial crisis, construction stopped in 2010 and only got fully under way many years later. Individual buildings are built by private developers, today for example Binghatti, Samana or Marquis Developers.
How much does an apartment in Arjan cost in 2026?
According to Bayut, in the first half of 2026 the average advertised studio in Arjan cost 654,000 AED, a one-bedroom apartment 1,170,000 AED and a two-bedroom apartment 1,683,000 AED. New builds in our offer start at 675,000 AED.
What is the rental yield in Arjan?
Based on Bayut averages for the first half of 2026, the gross yield from annual rent comes to 8.10% for a studio, 6.75% for one bedroom and 6.89% for two bedrooms; Bayut itself gives 7.10%. After deducting service charges, maintenance, an empty month and management, expect a net yield roughly two points lower.
What is being built in Arjan and when will the new apartments be handed over?
The overview of new projects on Bayut lists six projects in Arjan with handover from the end of 2026 to the end of 2028, and we have another three in our offer. The largest are Marquis One with almost 500 apartments, Samana Imperial Garden with 344 and Arthouse Hills with 328 apartments. Handover dates differ between sources, so allow some margin.
When is Miracle Garden open and how much is admission?
It is closed over the summer. According to the garden's announcement, it opens the 2026/27 season on 8 October 2026, and the season usually runs until April or May. In season it is open from 9:00 to 21:00, and Friday to Sunday until 23:00. Admission is roughly 100 to 105 AED, and children under three go free.
Can I let an apartment in Arjan to guests on Airbnb?
Yes, Arjan is an ordinary freehold neighbourhood, and short-term rental here is subject to the same rules as elsewhere in Dubai: the apartment must have a holiday home permit from DET, a smart lock, guest registration and Tourism Dirham remittance. Permit fees are waived from May 2026 to April 2027, but the obligation to have a permit remains.
What are the drawbacks of Arjan?
The metro does not go into the neighbourhood; the nearest Red Line station is at Mall of the Emirates, so you cannot do without a car or taxi. There is no big mall within the neighbourhood, and construction is still going on, which means noise from building sites and a growing supply of apartments for rent. The sea is just under twenty minutes away by car.
