The Springs Area Guide

Everything you need to know about living, buying and renting in The Springs.

THE SPRINGS IN BRIEF

The Springs, a gated villa community within Emaar's Emirates Living development in Dubai, offers a family-oriented atmosphere with 15 sub-communities featuring lakes, parks, and pools. It comprises approximately 4,800 villas and is known for its greenery, peaceful environment, and strong community vibe. The Springs is a popular choice for families seeking affordable villas and offers a range of amenities. Its strategic location and quality properties make it an attractive investment opportunity. Dubai International Airport is accessible within 35 minutes.

COMMUNITY OVERVIEW

The Springs, nestled between The Meadows and The Lakes in Dubai, offers a serene escape without sacrificing proximity to the city's key areas. The community features a variety of two- to four-bedroom townhouses and villas. Each property boasts open spaces, large windows, and private gardens, while the identical, sandy-coloured villas create a unique and attractive aesthetic.

Residents enjoy a secure living environment thanks to gated entrances, 24/7 security patrols, and advanced surveillance systems. Pet owners will appreciate the dog park in Springs 8, which has plenty of play equipment to entertain furry friends. The Springs truly offers a perfect blend of comfort, convenience, and community.

PROPERTIES IN THE SPRING

The Springs in Dubai contrast with the city's fast-paced environment, offering a tranquil community atmosphere with over 4,800 semi-detached and terraced villas and townhouses. Villas in The Springs feature between two and five bedrooms. Each community boasts shared amenities such as swimming pools, BBQ and picnic areas, children's play parks, and mini basketball and tennis courts. The Spring properties feature desirable extras like a maid's room, study rooms, or private terraces. Residents enjoy spacious living areas, comfortable bedrooms, and exclusive back gardens, further enhanced by the private entrances to each townhouse beyond its residential appeal.

All the Springs sub-communities are compound villas near Al Asayel Street (D72) in Dubai. Villas in these sub-communities range between 1600 and 4,400 sq. ft. to accommodate residents’ needs.

HOW MUCH IS IT TO RENT A PROPERTY IN THE SPRINGS?

Residences in the Springs area offer state-of-the-art amenities, a garden, and a terrace with beautiful views. Villa rentals range from AED 180,000 to AED 579,000 annually.

Townhouses in this area of the city come in various layouts. Annual rental prices range from AED 230,000 to AED 510,000.

The average annual rent in The Springs:

Villa Type	Average Rental Price in AED
2-Bed	180,000
3-Bed	300,000
4-Bed	350,000
5-Bed	579,000

HOW MUCH IS IT TO BUY A PROPERTY IN THE SPRINGS?

The Springs, one of the first projects in the UAE to offer property ownership to foreigners, is garnering significant interest from prospective buyers. Villas can be purchased for AED 3,437,900 to AED 7,221,900.

Villa Type	Average Sale Price in AED
2-bedroom villa	3,437,900
3-bedroom villa	5,428,869
4-bedroom villa	7,221,900

The Springs community-centred neighbourhood in Dubai creates an atmosphere that boosts real estate values with its unique offerings and services. The community is enhanced by several lakes, well-maintained paved walkways, and strategically placed bike trails, making it ideal for leisure activities and increasing property values. A dedicated pet area with designated walking lanes presents a sense of community among pet lovers and may be an additional attraction for potential clients. Wellness services are also available to the residents, in addition to a good variety of retail and entertainment facilities.

IS THE SPRINGS PROPERTY A GOOD INVESTMENT?

The Springs in Dubai is a good investment opportunity because of its ideal location. The community is very convenient. It is close to Dubai Marina, Media City, Internet City, and JLT and easily accessible from the major highways, which is preferable for most business professionals.

The above given graph illustrates the average price per square foot in The Springs. The market has undergone a clear and powerful shift. From 2017 to 2020, prices saw a steady decline and hit a low point around AED 800 per square foot. Since the start of 2021, however, a sustained upward trend has been in place. Prices have increased consistently for over four years, reaching a price of more than AED 2000 per square foot in mid-2025. This long-term growth provides a compelling reason to invest in The Springs. The graph shows a market that has more than recovered from its past low and is now on a solid growth path. The consistent price increase over several years suggests a market with strong appeal and good potential for further value growth.

WHAT IS THE AVERAGE ROI FOR THE SPRINGS PROPERTY?

In Dubai's real estate market, two and three-bedroom villas in The Springs offer a significant return on investment. This makes them an excellent option for investors seeking stable returns.

The average ROI for villas in The Springs, Dubai, based on the number of bedrooms, is shown in the table below.

Number of Bedrooms	Average ROI
2-BR	4.80%
3-BR	4.60%
4+ BR	4.7%

The Springs, Dubai, continues to offer an attractive investment opportunity, with an average gross rental yield of 5.3% in January 2025. By the second quarter of 2025, the ROI is 4.7%. While the January return is respectable, it represents a moderate decline from the recent peak of 5.8% seen in May 2024. This change reflects normal market fluctuations, which can be influenced by rising property values and shifts in supply and demand. Despite the short-term dip, the community maintains its appeal for investors looking for long-term growth and solid rental returns.

POPULAR SUB-COMMUNITIES IN THE SPRINGS

Spring 3

The Springs 3 comprises two and three-bedroom villas with a modern look. The villas have beautiful architectural designs and exteriors. These properties have common amenities for the occupants, including swimming pools, barbecue and picnicking areas, children’s play areas, and tennis and basketball courts.

Average Property Sizes: 1400 - 3200 sq. ft.

Rental Prices: AED 180,000

Sale Prices: AED 3,500,000

Springs 9

Springs 9 is another entry to our list of sub-communities where people can buy villas in the area. Whether making a property investment or purchasing a permanent home, Spring 9 suits the range of requirements.

Average Property Sizes: 1800 - 3500 sq. ft.

Rental Prices: AED 270,000

Sale Prices: AED 3,850,000

Springs 11

Most villas in Springs 11 feature waterfront views, thanks to the development's artificial lakes, which entice buyers. Springs 11 also contains parks, basketball courts, and beautiful scenery, making homes for sale in The Springs perfect for families.

Average Property Sizes: 1600 - 3800 sq. ft.

Rental Prices: AED 310,000

Sale Prices: AED 5,850,000

Springs 14

Springs 14 is a gated community located near Al Asayel Street (D72), the development's southwest corner. This housing development features 2 to 5-bedroom villas and townhouses surrounded by serene and beautiful landscapes. Residents can access recreational facilities such as dedicated BBQ areas, tennis courts, swimming pools, and parks. Its amenities are shared with the wider The Springs community, which includes a Spinneys supermarket, banks, children's play areas, a fitness centre, a medical clinic, outdoor barbecue areas, a pharmacy, restaurants and cafes, shops, swimming pools and tennis and basketball courts.

Average Property Sizes: 1600 - 4500 sq. ft.

Rental Prices: AED 242,000

Sale Prices: AED 3,950,000

Springs 15

Springs 15 is highly secured and the top choice for locals and expatriates. Residents can access community parks, a pool, retail shops, fine eateries, cafes, play areas, playgrounds, and fitness facilities. Notable educational institutions and healthcare centres are also easily accessible.

Average Property Sizes: 1600 - 9500 sq. ft.

Rental Prices: AED 120,000

Sale Prices: AED 4,475,000

SCHOOLS & NURSERIES

Families moving to this community can be assured of excellent educational provisions for their children. The Springs offers a variety of reputable schools. Families with children have numerous options for nurseries in Springs, Dubai. Raffles Nursery is conveniently located near The Springs Souk, 19 minutes away. Jebel Ali Village Nursery has a branch in Meadows Town Centre, 14 minutes away by car.

Dubai British School, one of the best schools in Dubai, is located in Springs 3 and offers the UK curriculum from pre-primary to Year 13. Emirates International School in The Meadows offers the International Baccalaureate system until Year 13, and Regent International in The Greens is another good British Curriculum.

The institutes in and near Knowledge Village are approximately 15 minutes away. Notable universities in the area include Michigan University Dubai, the University of Wollongong Dubai and the American University of Dubai.

HEALTHCARE

Several healthcare facilities are conveniently located near The Springs community to cater to the healthcare needs of residents and their families. These include the Medicare Clinic in The Meadows, a pharmacy, and a doctor's office—Nicolas and Asp Dental Clinic branch in The Springs Souk. The closest hospitals for serious medical requirements are Al Zahra Hospital and Saudi German Hospital in Al Barsha, which are approximately 20 minutes away.

OUTDOOR SPACES & PARKS

Residents who relocate to The Springs will have access to numerous beautifully landscaped green areas and scenic lakes, ideal for dog walking, evening strolls, or bike riding. Springs 8's dog park is one of the best in Dubai. It features a swing, playground, and muddy area for active pets who enjoy digging and playing. The Dog Park is open 24 hours a day.

For those who wish to maintain their fitness routines, The Springs Souk has a Fitness First outlet that offers multiple group classes, personal training sessions, and a state-of-the-art gym perfect for fitness enthusiasts in the neighbourhood.

TRANSPORTATION & PARKING

The Springs does not have direct metro stations. Visitors can access the numerous stations in Dubai through the Sobha Realty and DMCC metro stations, which are about a 10-minute drive away by car or taxi.

Residents benefit from readily available public bus service, with the F31 route providing a particularly frequent and convenient option.

Taxis are readily available in the community. Residents and visitors can easily find taxi services, including ride-hailing providers such as Careem and Uber.

The Springs offers convenient highway access, connecting residents to different parts of Dubai.

A 10-minute drive to get onto Sheikh Zayed Road (depending on traffic)
A 14-minute drive from JBR
Burj Khalifa, the world’s tallest building, is 30 minutes away
Dubai International Airport is about 35 minutes away
Business hub Dubai Media City is 15 minutes away, while DIFC is a 25-minute drive.

The Spring is strategically located on Sheikh Zayed Road, one of the city's important roads, making it easy to access the core of Dubai.

Two parking spaces are provided for villa and townhouse owners, providing The Springs residents with the convenience of on-site parking facilities.

SHOPPING, DINING & LIFESTYLE

The Springs in Dubai offers residents a comfortable living environment complemented by a shopping centre, diverse dining options, and tranquil surroundings. The Springs Town Centre has everyday facilities, including Spinney's supermarket, Starbucks, and other basic services. The Springs Souk has a Carrefour, Marks & Spencer, and Reel Cinemas. The nearby shopping malls, including Mall of the Emirates and Marina Mall, offer more diversity.

Dining spots in the Springs are equally diverse. Springs Souk comprises various restaurants and cafes, such as Wagamama and Reform Social & Grill. Dining options include fast food at Hawaii Supermarket and Chinese restaurants, as well as casual dining at places like Shakespeare & Co. and Royal Bakery Temple, and fast-food outlets for busy professionals.

Located within the Emirates Living community, The Springs offers peaceful living in open, natural surroundings. This community is designed to accommodate all potential consumers, including families, and offers villas and townhouses for leasing and buying. For individuals seeking a serene living environment or proximity to essential amenities, The Springs presents an attractive proposition for those desiring a high-quality lifestyle in Dubai.

THE SPRINGS DUBAI LANDMARKS

The Springs Souk is a central hub for shopping and entertainment, especially for families with children. Dig It, an indoor entertainment place on Level 2 of the Souk, offers children various fun and educational activities. Residents of The Springs can also enjoy leisure time at The Montgomerie Dubai, which features a 7,396-yard championship golf course within the residential compound. The community offers numerous leisure and entertainment opportunities, including beach activities and weekend children's games. Moviegoers can visit the Roxy Cinema in The Beach Mall, a relatively new establishment quickly gaining popularity among Dubai residents.