Dubai
Global gateway city with zero tax, record transaction volumes, and the deepest liquidity in the Gulf. Entry prices range from €3,900/sqm (JVC) to €16,500+/sqm (Palm Jumeirah).
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Dubai
All units must be fully registered with DTCM before listing on any platform. Only entire units permitted.
Market Analysis — Dubai
Key demand drivers and main investment risks
✅Demand Drivers
- •Zero income/capital gains tax, Golden Visa program, record-breaking tourism (20M+ visitors/year), massive infrastructure investment (Expo legacy, metro expansion). Expatriate workforce engine with 9M+ residents.
⚠️Key Risks
- •Cyclical oversupply risk in off-plan segment, AED-EUR currency exposure, regulatory changes, high service charges in premium developments. Geopolitical regional risks.
🇮🇱 Notes for Israeli investors
Post-Abraham Accords direct flights (flydubai, El Al, Arkia, Emirates). Growing Israeli investor presence especially in JVC, Business Bay, and Dubai Marina.
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
American School of Dubai
Curricula: American (US curriculum / AP); AP; US Curriculum
Language of instruction: English · Language source
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Delhi Private School Dubai
Curricula: CBSE
Stages or ages: Kindergarten to Grade 12
Language of instruction: not stated by the source
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Dubai College
Curricula: A Level; English National Curriculum; GCSE; UK
Language of instruction: not stated by the source
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Dubai International Academy Emirates Hills
Curricula: IB CP; IB DP; IB MYP; IB PYP
Language of instruction: ENGLISH
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Fairgreen International School
Curricula: IB CP; IB DP; IB MYP; IB PYP
Stages or ages: Primary to DP
Language of instruction: not stated by the source
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GEMS Dubai American Academy
Curricula: American; American Curriculum; AP; IB DP
Language of instruction: ENGLISH · Language source
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GEMS Wellington Academy - Silicon Oasis
Curricula: British; IB DP
Stages or ages: DP confirmed
Language of instruction: ENGLISH
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GEMS Wellington International School
Curricula: British; IB CP; IB DP
Stages or ages: DP, CP confirmed
Language of instruction: ENGLISH
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Japanese School in Dubai (ドバイ日本人学校)
Curricula: Japanese
Language of instruction: not stated by the source
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Lycée Français International AFLEC de Dubaï
Curricula: French national curriculum (AEFE-homologated)
Stages or ages: De la petite section à la Terminale
Language of instruction: not stated by the source
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Lycée Français International Georges Pompidou
Curricula: Baccalauréat; BFI; Brevet; French national curriculum (AEFE-homologated); French National Education program
Language of instruction: not stated by the source
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Lycée Français International Georges Pompidou - Academic City (Grades 1-12)
Curricula: French national curriculum
Stages or ages: Grades 1-12
Language of instruction: French
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More schools
Lycée Français Jean Mermoz - Campus Nord
Curricula: French national curriculum
Stages or ages: Maternelle to lycée (secondary sources)
Language of instruction: not stated by the source
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Lycée Libanais Francophone Privé Meydan (LLFPM)
Curricula: French national curriculum (AEFE-homologated)
Stages or ages: Pre primary - Grade 12
Language of instruction: not stated by the source
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Nord Anglia International School Dubai
Curricula: IB DP; IGCSE; National Curriculum for England
Stages or ages: Ages 3-18
Language of instruction: English · Language source
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Raffles World Academy
Curricula: IB CP; IB DP; IB MYP; IB PYP
Language of instruction: ENGLISH
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Repton School Dubai
Curricula: A Level; British; BTEC; English National Curriculum; IB DP; IGCSE
Language of instruction: ENGLISH
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Swiss International Scientific School Dubai
Curricula: bilingual streams; IB (PYP, MYP, DP, CP)
Stages or ages: Pre-Primary to Grade 12
Language of instruction: not stated by the source
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Swiss International Scientific School in Dubai
Curricula: IB; IB CP
Stages or ages: Pre-KG to Grade 12
Language of instruction: not stated by the source
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Swiss International Scientific School in Dubai (SISD)
Curricula: IB CP; IB DP; IB MYP; IB PYP
Stages or ages: Ages 3-18
Language of instruction: English; French · Language source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Dubai
Yield by Neighborhood — Dubai
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Jumeirah Village Circle budgetltryear round | AED 12,456–AED 18,671 (₪10,495–₪15,733) | 8%–11% | License Required | Inland apartment-and-villa district; lower entry, broad tenant supply |
| Business Bay city centerstrltr | AED 22,730–AED 23,969 (₪19,152–₪20,197) | 6.4%–6.61% | License Required | |
| Dubai Marina strmarinaseafront | AED 22,730–AED 23,556 (₪19,152–₪19,849) | 6%–6.16% | License Required | |
| Dubai Hills Estate familyestablishedltr | AED 29,755–AED 30,995 (₪25,072–₪26,117) | 4.2%–4.43% | License Required | |
| Palm Jumeirah luxuryseafrontpremium | AED 66,123–AED 68,495 (₪55,715–₪57,714) | 3.8%–4.02% | License Required | |
| Downtown Dubai luxurycity centerestablished | AED 33,888–AED 35,541 (₪28,554–₪29,947) | 5.5%–5.78% | License Required | |
| Jumeirah Beach Residence | AED 24,912–AED 68,528 (₪20,991–₪57,742) | 4.5%–8% | License Required | Waterfront apartment district on Dubai Marina coast; tourist rental exposure |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Dubai
Jumeirah Village Circle
Inland apartment-and-villa district; lower entry, broad tenant supply
Price from AED 12,456/m² (₪10,495/m²)
Business Bay
Price from AED 22,730/m² (₪19,152/m²)
Dubai Marina
Price from AED 22,730/m² (₪19,152/m²)
Dubai Hills Estate
Price from AED 29,755/m² (₪25,072/m²)
Palm Jumeirah
Price from AED 66,123/m² (₪55,715/m²)
Downtown Dubai
Price from AED 33,888/m² (₪28,554/m²)
Jumeirah Beach Residence
Waterfront apartment district on Dubai Marina coast; tourist rental exposure
Price from AED 24,912/m² (₪20,991/m²)
Direct flights from Tel Aviv
90 direct flights per week — flydubai up to 10 daily, Arkia 1-2 daily, El Al 1 daily, Emirates expanding. ~3.5 hour flight.
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
After Spain: Where Europe’s Foreign Property Money Goes Next
Spain is now late-cycle and crowded for foreign buyers — so where does Europe's property money rotate next? CASABROVA separates revealed preference, structural quality (the Score) and timing (the Master Index), and maps the case for Romania, Poland and the UAE.
CASABROVA Global Investor Briefing — June 2026
June’s briefing is a one-time Score reset: Netherlands, Ireland and Poland cluster at the top; Spain, Portugal and Czechia remain in withdrawal; Greece is at peak; Germany and the UK move toward recovery; Romania enters the Virtual Portfolio.
The Dubai Anomaly: How the "Expat Replacement" Model Defies Global Real Estate Gravity
Most analysts make one critical error: they measure Dubai using European yardsticks. CASABROVA's Master Index reveals a profound anomaly — the Expat Replacement Model.
House of Glass Cards: Why Dubai Real Estate Faces Unprecedented Risk
The UAE sits at sub-30% homeownership — the lowest in our entire dataset. That single number explains everything happening in Dubai right now.
The Silent Wealth Migration: Capital Flight from the UK to Cyprus and the UAE
The UK Non-Dom regime is dead. CASABROVA tracks where UHNWI capital is flowing — and the luxury property squeeze it will trigger in Cyprus and Dubai.
Market Review — Dubai
Dubai is the epicenter of global real estate capital flows in 2025. Record transaction volumes, zero taxation, and a freehold regime for foreigners have made it the default destination for capital seeking yield and safety from home-country instability. District-level price variation is extreme: from €3,915/sqm in emerging areas to €16,574/sqm in prime waterfront. LTR yields of 4.4–7% and STR of 4–7.4% make most investments cash-flow positive from day one.
The STR licensing through DTCM (Dubai Tourism) is streamlined — registration, approval, and listing can happen within weeks. The Dubai Land Department provides unusual transparency for the region, with real-time transaction data. The upcoming Expo City redevelopment, new metro extensions, and major leisure and hospitality developments in the northern emirates are catalysts for the next appreciation cycle.
Risk: Dubai has corrected violently before — 2008–2010 saw 50%+ declines. The current boom is driven by capital migration, not organic economic growth. When capital flows reverse (and they always do in cycles), the correction will be sharp. Investors should focus on completed properties with existing rental income rather than off-plan speculation, and maintain realistic expectations about cycle timing.
Last updated: April 13, 2026
Discussions — Dubai
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