Inside Dubai’s investor gems: Three underrated communities for big ROI

Dubai’s real estate market has long been known for its glitzy skyscrapers, luxury villas, and iconic neighbourhoods like Downtown Dubai and Palm Jumeirah. But savvy investors know that the real returns often lie in the city’s lesser-known community areas.

That’s where the big ROI sits.

In this spotlight, we will explore three underrated communities with serious growth potential are Al Furjan, Jumeirah Village Circle, and Mohammed Bin Rashid City (MBR City). If you’re looking for strong capital appreciation, healthy rental yields, and long-term potential, these hidden gems are worth a closer look.

Al Furjan

Why is it underrated?

Al Furjan may not have the glitz of Downtown, but it’s quietly becoming one of the most desirable residential communities in Dubai for end-users and tenants alike. With spacious apartments, villas and townhouses, greenery, and strong connectivity via the Metro and key highways, it offers a quality lifestyle without the hefty price tag.

Investor advantage:

• Price per sq ft remains competitive compared to Dubai Hills or Arabian Ranches.
• Rental yields average 6–7%, especially on townhouses and smaller villas.
• High demand from families seeking well-built homes in a peaceful setting.

What’s fueling growth?

The new Al Furjan Metro Station on the Route 2020 extension has significantly boosted accessibility. Add to that the upcoming developments in nearby Discovery Gardens and Jebel Ali, and the entire corridor is set for uplift.

Jumeirah Village Circle (JVC)

Once seen as just another “affordable” area, JVC has matured into one of the highest-transacting residential communities in Dubai. Thanks to continuous infrastructure upgrades, a growing retail presence, and a wave of new developments, it’s now a hotspot for young professionals and small families.

Investor advantage:

• One of the highest volumes of off-plan and ready transactions in the city.
• Attractive price point for entry-level investors (studio apartments still available from AED 500K).
• Average yields of 7–9%, depending on building quality and property type.

What’s fueling growth:

With Dubai’s population crossing 3.7 million and climbing fast, affordable and centrally located areas like JVC are more vital than ever. The increase in co-living, flexible rentals, and short-term leasing options has also made JVC a magnet for investment.

MBR City

Why it’s underrated:

MBR City is quietly setting a new standard for luxury suburban living, blending greenery, canal views, and top-tier amenities. While still under development, it’s already attracting long-term investors banking on its central location and developer credibility.

Investor advantage:

• Significant capital growth over the past 24 months, with more to come.
• High-end projects by Emaar, Sobha, and Nakheel pushing up the value baseline.
• Increasing end-user demand as more phases hand over.

What’s fueling growth:

MBR City sits strategically between Downtown, Business Bay, and Meydan, which is providing unmatched connectivity. Upcoming attractions like the Meydan One Mall, new metro links, and luxury education/healthcare hubs are fast positioning this area as the new “heart” of Dubai luxury living.

How is Dubai shaping ROI for foreign investors?

The Dubai property market is evolving, and with population growth, infrastructure expansion, and a government committed to sustainability and innovation, lesser-known areas are becoming major players.

If you’re hunting for value-driven investments with long-term upside, Al Furjan, JVC, and MBR City tick all the right boxes. The key is to get in early, before the rest of the market catches on.

Thinking of exploring these areas?

Our off-plan specialists at Espace Real Estate are here to guide you to the best opportunities in Dubai’s most promising communities.