Dubai Expo Corridor Investment Guide for Al Furjan, Dubai South and Expo City Properties
By Ikigai Real Estate
The most compelling investment opportunity in Dubai today isn’t where most investors are looking.
Dubai’s southern corridor is undergoing a fundamental transformation that sophisticated investors cannot afford to overlook. Once considered secondary markets, areas like Al Furjan and Dubai South have emerged as high-performing investment zones; with Al Furjan demonstrating consistent 8.5% yields and Dubai South delivering 6-8% returns alongside substantial growth potential. The Expo legacy has not only elevated these existing districts but created an entirely new asset class in sustainable mixed-use development, offering compelling risk-adjusted returns for portfolios seeking both stable income and capital appreciation in Dubai’s evolving southern landscape.
Dubai Exhibition Centre powers regional MICE dominance
Dubai’s Exhibition Centre expansion represents far more than infrastructure development—it’s a strategic repositioning that will fundamentally alter the region’s hospitality and real estate dynamics.
The AED 10 billion transformation, approved by Sheikh Mohammed bin Rashid Al Maktoum in September 2024, will expand the facility from 58,000 to 180,000 square meters by 2031 and, in the process, create a venue 1.5 times larger than the Dubai International Convention and Exhibition Centre. Phase 1, completing in Q1 2026, will deliver 140,000 square meters of exhibition space (the equivalent in structural steel to two Eiffel Towers), capable of hosting either one mega-event or up to 20 simultaneous exhibitions.
The expansion’s economic impact is already materialising in Dubai’s hospitality metrics:
- 78% average hotel occupancy rates and ADR of AED 720, the highest in six years
- Over 100 trade shows confirmed for 2025 calendar
- Anchor events like GITEX Global, Gulfood, and Arab Health each drawing 50,000+ visitors
- Expo Village serviced units achieving 80-90% occupancy rates with 6-8% annual returns
- 300-key hotel component scheduled for 2026 completion
- Projected doubling of annual large-scale events from 300 to 600 by 2033
RECOMMENDATION: Position portfolios in Expo Village serviced apartments before Q1 2026 exhibition space opening creates pricing pressure. Focus on 1-2 bedroom units optimized for corporate accommodation demand.
Infrastructure investments reshape property values across the corridor
Strategic infrastructure deployment in Dubai’s southern corridor demonstrates measurable correlation with property value appreciation—a critical factor for return optimization.
Metro Route 2020, operational since January 2021, has generated substantial value uplift for proximate properties. Market analysis indicates properties within walking distance of metro stations command 10-25% premiums, with maximum appreciation occurring near major interchanges. The route’s three primary stations, Expo 2020 (capacity 522,000 daily), Dubai Investment Park (250,000 daily), and Al Furjan (125,000 daily), operate at substantial capacity with service frequencies of between 2-3 minutes during peak periods.
The upcoming Etihad Rail passenger service, with 70% construction complete and 2026 launch confirmed, introduces another value catalyst. The service will reduce Dubai-Abu Dhabi transit time to 57 minutes at operational speeds up to 200 km/h. International precedents suggest properties within 1km of stations typically experience 15-25% value appreciation—a pattern sophisticated investors are already factoring into acquisition strategies.
Complementary road infrastructure enhances accessibility, with the recently completed Al Jamayel Street Development Project reducing travel times by 70% between Sheikh Mohammed bin Zayed Road and Al Yalayis Street. The AED 750 million Emirates Road expansion, commencing September 2025, will increase capacity from 5,400 to 9,000 vehicles per hour in each direction, reducing northern emirates travel time by 45%.
RECOMMENDATION: Prioritise acquisitions within 500m of metro stations to capture maximum transit-oriented development premiums. Consider pre-launch opportunities near the future Etihad Rail station before 2026 operational commencement drives anticipated 15-25% appreciation.
Dubai South emerges as UAE’s compelling investment zone
Dubai South has evolved beyond speculative development to deliver institutional-grade returns backed by robust fundamentals and government infrastructure commitment.
With rental yields ranging from 6-8% compared to Dubai’s market average of 5.27%, the area demonstrates superior income generation potential. The 20-25% price appreciation over the past year reflects structural demand drivers, particularly the Al Maktoum International Airport expansion and Expo legacy developments.
Current investment opportunities under AED 2 million include:
- Emaar’s Golf Point from AED 850,000 with 10% initial payment
- Azizi Venice studios from AED 624,000
- Samana Hills South from AED 570,000
- Structured payment plans preserving capital liquidity
Rental market dynamics demonstrate sustained strength, with studios generating AED 25,000-35,000 annually, one-bedrooms achieving AED 35,000-50,000, and two-bedrooms commanding AED 50,000-75,000. Occupancy rates of 80-90% in new developments ensure stable cash flow generation, while the area’s trajectory toward 950,000-1,000,000 residents at full development provides long-term demand visibility.
Strategic positioning within 2-3 kilometers of Expo 2020 Metro Station, supported by shuttle services and integrated road networks, ensures connectivity. While the Aviation District maintains height restrictions limiting residential development, mixed-use zones like The Pulse integrate 1,400 units with retail components, and golf-course communities offer premium family-oriented products.
RECOMMENDATION: Allocate 40-50% of Expo corridor exposure to Dubai South for growth-oriented portfolios. Focus on Azizi Venice and Samana Hills for sub-AED 700K entry points with strong 10-year appreciation potential.
Al Furjan delivers proven 8.5% yields with established infrastructure
Al Furjan’s performance metrics validate its position as a mature, income-generating asset class within the Expo corridor ecosystem.
Studios are achieving 8.51% gross yields on average acquisition costs of AED 587,000—exceeding initial projections of 6.8-8.8%. The community’s established Phase 1 infrastructure with 819 completed houses provides stability that complements Dubai South’s growth profile. Murooj Al Furjan Phase 1, completed in 2024, achieved sell-through of 418 villas in 4 hours, demonstrating robust demand dynamics. Phase 2’s 741 townhouses and villas, progressing toward 2025-2026 completion, represent final opportunities in this established market.
Investment entry points across property types:
- Studios: AED 510,000-750,000
- One-bedrooms: AED 600,000-900,000
- Three-bedroom townhouses: From AED 1.5 million
- Average price per square foot: AED 1,400 (reflecting +40% appreciation over two years)
- East Village: Optimal value with 0.5-1km proximity to Al Furjan Metro Station
- Tilal Al Furjan: Luxury segment with villas from AED 3.89 million
Community infrastructure, including the recently opened Al Furjan West Pavilion with Medcare Medical Centre, supports 24% rental growth achieved in 2024. Established amenities including The Arbor School and proximity to Ibn Battuta Mall (15 minutes) enhance tenant retention and rental stability.
RECOMMENDATION: Income-focused portfolios should target Al Furjan East Village studios under AED 600K for immediate 8.5% yields. Luxury phases warrant consideration only for capital appreciation strategies.
Hospitality-Residential Fusion Creates Premium Investment Opportunities
The Exhibition Centre expansion catalyzes a sophisticated hospitality-residential investment category offering enhanced returns through professional management and flexible use models.
Expo Village’s 176 serviced apartments achieve AED 797 per night during peak periods with 80-90% projected occupancy, demonstrating the premium achieved through hospitality positioning. Upcoming branded residences including Terra Heights (from AED 1.5 million) and Sidr Residences (from AED 1.88 million) combine hotel-standard services with 5-7% rental yields. The 300-key hotel integrated into Exhibition Centre Phase 1 may present fractional ownership opportunities, with business hotel RevPAR projected to exceed Dubai’s USD 298 average by 15-25% due to consistent conference demand.
Worth noting that holiday home licensing through Dubai’s Department of Economy and Tourism requires only AED 1,520 annual registration plus AED 370-1,200 permit fees based on unit size, enabling individual investors to operate up to 8 properties.
Holiday home licensing framework and operational considerations:
- Corporate housing arrangements command 15-20% premiums over standard rentals
- Volume acquisitions (50+ units) access 10-15% discounts with extended payment terms
- Professional management companies typically charge 20% while providing comprehensive services
- Furnished units achieve 25-35% rental premiums, rapidly amortizing furnishing investments
- Regulatory streamlining in 2024-2025 has reduced approval timeframes
RECOMMENDATION: Consider holiday home licensed units in Expo Village for passive income generation. While management fees average 20%, the 25-35% premium achieved during exhibition periods delivers superior net returns.
Comparative analysis reveals distinct investment profiles
Dubai South and Al Furjan offer complementary investment characteristics suited to different portfolio strategies and risk parameters:
Investment Metrics | Dubai South | Al Furjan |
Rental Yields | ||
Annual Appreciation | Strong growth trajectory | 12% established |
Entry Points | From AED 600,000 | From AED 510,000 |
Short-term Rental Income | USD 25,000-50,000 annually | USD 35,000-60,000 annually |
Investor Profile | Growth-oriented | Income-focused/Stability |
Payment Plans | 10/40/50 with post-handover options | 50/50 or 60/40 (no post-handover) |
Service Charge Impact | 1-2% on gross yields | 0.5-1% (AED 0.8/sq ft) |
Market Fundamentals | Government infrastructure investment | Mature, established community |
Both areas qualify for Golden Visa eligibility at the AED 2 million threshold, with January 2024 regulatory changes reducing minimum down payments to 20% and accepting properties at any construction stage. Current mortgage rates range from 3.25-6.65% across UAE banks, with residents accessing up to 80% LTV for ready properties while non-residents are limited to 50%.
RECOMMENDATION: Optimal portfolio construction suggests diversification. For example: 60% Al Furjan for stable income and 40% Dubai South for growth. Leverage post-handover payment plans from developers to maintain liquidity while building your portfolio across both zones.
Expo City’s sustainable legacy drives long-term value
Expo City’s transformation from temporary exposition to permanent sustainable district creates a unique value proposition aligned with global ESG investment mandates.
The development has achieved the Middle East’s first WELL Community Standard pre-certification while securing LEED certification for 123 buildings, including 7 Platinum and 105 Gold ratings—credentials that increasingly influence institutional investment decisions.
The district’s 15-minute city design principles, 5.5 megawatts of rooftop solar, and car-free zones with micro-mobility solutions position it as a model for sustainable urban development. Also, with 90% of construction materials meeting Sustainable Materials Guidelines and 85% waste diversion from landfills, Expo City appeals to both environmentally conscious investors and residents.
Established tenancy and operational milestones:
- Current anchor tenants: DP World, Emirates Airlines, and Siemens Energy
- Former Australia Pavilion now houses University of Wollongong’s data science centre
- Terra Pavilion operates as net-zero energy Children and Science Centre (AED 100 admission)
- Al Wasl Plaza’s 130-meter dome hosts events for up to 10,000 people with world’s largest 360-degree projection surface
The development pipeline through 2030 includes Terra Heights and Expo Valley residential communities, targeting 35,000 residents and 40,000 professionals at full capacity. The retention of 80-95% of Expo 2020’s built environment, exceeding the original 80% target, demonstrates exceptional legacy value preservation while adapting infrastructure for commercial use.
OVERALL RECOMMENDATION: The Expo corridor represents a rare convergence of government commitment, infrastructure investment, and sustainable development principles. Strategic positioning before the Q1 2026 Exhibition Centre opening is advisable to capture anticipated value appreciation. Consider Al Furjan for immediate yield generation while securing Dubai South off-plan units for medium-term capital growth through 2027-2030.
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Shalini AroraCo-founder and Senior Property Consultant