AED 5,400,000
Genuine Resale | 3 Bedrooms + Maid | Park View
Lamaa Building 1 · 3 bed · 4 bath · 1,835 sqft
Dubai area guides › Community
Umm Suqeim
A guide to living in Umm Suqeim, Dubai — what it sells for, what it rents for, the buildings, and who to ask. Every figure is drawn from the Dubai Land Department’s registers: sales through September 2026, rents through September 2026.
What Umm Suqeim actually sells for — every building, ranked by recorded price →
What Umm Suqeim rents for — recorded tenancies by layout, and the yield →
Median resale price
AED 2.56M
138 completed homes · the last 12 months
Mean AED 3.59M
Median per sq ft
AED 2,856
+0% on the year before
Mean AED 2,877
Median rent, 1 B/R
AED 120,000
a year · 366 tenancies in twelve months
Mean AED 122,072
Gross yield, 1 B/R
5.4%
recorded rent over recorded resale price
At a glance
Umm Suqeim in numbers
- Made of
- 38 buildings with a recorded sale history
- Sales on record
- 4,122 since 2018 — the latest registered 2 Sept 2026
- Tenancies
- 937 registered with Ejari in the last twelve months — 59% new leases, 41% renewals
- On the market
- 4 for sale · 10 for rent with McCone today
- Who works it
- Taylor Davis — Leasing
The guide
Living in Umm Suqeim
Umm Suqeim is the beach district between Jumeirah and the Marina, the one with the sail-shaped hotel and the kite beach, and most of it is villas that only citizens may own. But a developer-built quarter beside the district's great resort has opened it to everyone, a set of low-rise buildings in the resort's Arabian style around courtyards and canals, and it trades as one of the most sought-after addresses on the coast.
The place
The district lies along Jumeirah Beach Road between Jumeirah and Al Sufouh, with the beach and the sail-shaped hotel on its seaward side, Al Wasl Road behind and the Mall of the Emirates a short drive. Its villa streets are the district's fabric and its citizens' homes; the developer quarter sits beside the resort, low-rise, shaded and walkable, with the resort's souk, restaurants and waterways at its door and the beach a short walk.
What you get
Apartments in the developer quarter, from one-bedroom flats to large layouts, in low-rise buildings in the resort's style with pools and courtyards; and villas on the district's streets, most of which are not for sale to most buyers. The quarter is the district's freehold market.
Who it suits
Buyers who want to live beside the beach and the resort in a low-rise, walkable quarter at the top of the coast's market. Owners who intend to let, because the quarter's furnished and short-stay market is deep. Families who want the beach and the schools of Jumeirah.
It suits people less well who want space for the money, a tower, or a quiet distance from the resort's crowds.
Buying and renting here
The developer quarter trades as one market and the register's tables on this page show what its layouts actually fetched, with every building's own page beneath. Off-plan resales in the quarter's later phases are kept apart from finished sales. For tenants, the official index caps a renewal while a new lease follows the market.
What it costs to buy
What Umm Suqeim sells for
Completed resales over the last three years, by layout — the registered price and the registered floor area. Off-plan launches are counted separately and never folded in.
| Layout | Typical size | Median price | Mean price | Per sq ft | Sales |
|---|---|---|---|---|---|
| 1 B/R | 782 sqft | 2,200,000 | 2,199,867 | 2,753 | 208 |
| 2 B/R | 1,341 sqft | 3,675,000 | 3,719,732 | 2,916 | 119 |
| 3 B/R | 2,079 sqft | 6,475,000 | 7,049,016 | 3,137 | 34 |
| 4 B/R | 2,974 sqft | 11,350,000 | 11,310,498 | 3,758 | 20 |
Over the last 12 months, 138 completed homes changed hands in Umm Suqeim at a median of AED 2,565,000 — AED 2,856 a square foot, up 0% on the year before. Off-plan launches sit beside that figure, not inside it: 317 in the last year at AED 2,798 a square foot.
Every Umm Suqeim building ranked by recorded price, and every sale as registered →
What it costs to rent
What Umm Suqeim rents for
Every residential tenancy registered with Ejari in Umm Suqeim in the last twelve months. Annual rents, medians. A renewal is capped by the RERA index; a new lease is the market.
| Layout | Typical size | Median rent | New lease | Renewal | Contracts |
|---|---|---|---|---|---|
| 1 B/R | 785 sqft | 120,000 | 120,000 | 120,000 | 366 |
| 2 B/R | 1,343 sqft | 190,000 | 195,000 | 188,548 | 260 |
| 3 B/R | 2,658 sqft | 252,500 | 270,000 | 209,366 | 90 |
| 4 B/R | 4,219 sqft | 286,000 | 350,000 | 276,400 | 153 |
| 5 B/R | 5,414 sqft | 291,060 | 350,000 | 280,000 | 57 |
| 6 B/R | 79,599 sqft | 382,500 | 420,000 | 369,000 | 10 |
937 tenancies were registered in Umm Suqeim in the last twelve months, 59% of them new leases. A one-bedroom let for a median AED 120,000 a year — AED 120,000 on a new lease against AED 120,000 on a renewal.
The full rental report — rents by year, and the buildings the register names →
What it returns
Gross yield in Umm Suqeim, by layout
Recorded rent per square foot a year over what the same layouts sold for, in the same twelve months. Gross — before service charges and empty months.
| Layout | Rent per sq ft, a year | Resale per sq ft | Gross yield | Tenancies | Sales |
|---|---|---|---|---|---|
| 1 B/R | 150 | 2,760 | 5.4% | 366 | 70 |
| 2 B/R | 144 | 2,924 | 4.9% | 260 | 46 |
| 3 B/R | 98 | 3,070 | 3.2% | 90 | 13 |
A one-bedroom in Umm Suqeim returns a gross 5.4% on the two registers — what tenants paid over what buyers paid, for the same layouts in the same year.
Where the market is moving
The busiest buildings in Umm Suqeim
Over the ninety days to 3 September, Al Jazi 2 and Al Jazi 4 accounted for 12 of the 32 completed homes sold in Umm Suqeim, Al Jazi 2 above its usual pace and Al Jazi 4 well above its usual pace.
Completed homes only, by the date the Dubai Land Department registered the transfer — the ninety days to 3 Sept 2026. Pace is this window against the building’s own average ninety days over the year before. Buildings with fewer than five sales in the window are left out. 38 buildings in Umm Suqeim carry a recorded history, and each has its own page. Every one ranked by recorded price →
On the market · Umm Suqeim
14 homes on the market with McCone
AED 2,950,000
Fully Upgraded | High Floor | Turnkey
Jadeel 3 · 1 bed · 1 bath · 755 sqft
AED 2,700,000
Burj Al Arab View | Spacious Layout | Vacant
Rahaal 2 · 1 bed · 1 bath · 815 sqft
AED 572,000/ year
Premium Penthouse | Burj View | Luxury Furniture
Asayel · 4 bed · 6 bath · 3,743 sqft
AED 219,000/ year
Luxury | Prime Location | Spacious Layout
Rahaal 1 · 2 bed · 2 bath · 1,496 sqft
AED 200,000/ year
Spacious | Marsa Al Arab View | Low Floor
Jadeel · 2 bed · 2 bath · 1,324 sqft
All 4 for sale in Umm Suqeim →·All 10 for rent in Umm Suqeim →
Who to ask
Taylor Davis
Leasing
Taylor holds 5 of the 14 homes McCone is marketing in Umm Suqeim today, and hears about the rest before they reach a portal. Ask for Taylor at the desk.
Questions people ask
Umm Suqeim, answered from the register
How much does it cost to buy in Umm Suqeim?
Over the last 12 months, 138 completed homes changed hands in Umm Suqeim at a median of AED 2,565,000 — AED 2,856 a square foot, up 0% on the year before. Off-plan launches are counted separately: 317 in the last year at a median AED 2,798 a square foot. Every figure is a transfer registered at the Dubai Land Department, not an asking price.
How much is a one-bedroom in Umm Suqeim?
Completed one-bedroom homes in Umm Suqeim sold for a median AED 2,200,000 over the last three years — typically 782 sq ft, or AED 2,753 a square foot — across 208 recorded sales.
What does a one-bedroom rent for in Umm Suqeim?
A one-bedroom in Umm Suqeim let for a median AED 120,000 a year across 366 Ejari contracts registered in the last twelve months — AED 120,000 on a new lease against AED 120,000 on a renewal, which the RERA index caps.
What is the rental yield in Umm Suqeim?
A one-bedroom in Umm Suqeim returns a gross 5.4% — AED 150 of rent per square foot a year over the AED 2,760 a square foot the same layouts sold for, before service charges and empty months. It is measured on 366 tenancies and 70 sales, both registered at the DLD.
How many buildings are there in Umm Suqeim?
38 buildings in Umm Suqeim carry a recorded sale history. Each has its own page with every registered price, and 15 of them have enough recent resales to be ranked by price per square foot.
Is Umm Suqeim still being built?
Of the 343 sales registered in Umm Suqeim in 2025, 217 were off-plan purchases from a developer and 126 were resales of finished homes — a community still being built out. The register has 4,122 sales for Umm Suqeim since 2018.
Which buildings in Umm Suqeim are selling right now?
Over the ninety days to 3 September, Al Jazi 2 and Al Jazi 4 accounted for 12 of the 32 completed homes sold in Umm Suqeim, Al Jazi 2 above its usual pace and Al Jazi 4 well above its usual pace.
Where these numbers come from. Sale prices are the Dubai Land Department’s transaction register, read from the Dubai Data Exchange — what buyers actually paid, recorded at transfer. Mortgage registrations, gifts and developers’ own filings are excluded, and medians are used so one unusual sale cannot move the number. Rents are Ejari contracts from the same department, read from the community’s DLD area, new leases and renewals never blended. Sales through 3 Sept 2026 · Rents through 6 Sept 2026.