Al Jaddaf or DAMAC Lagoons?
Side by side on published prices, yields, new developments and drive times.
Pictured: Azizi Creek Views IV by Azizi Developments
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
DAMAC Lagoons averages AED 1,720 per sq ft against AED 1,995 in Al Jaddaf, about 14% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Al Jaddaf shows a gross yield of 5.68% against 5.23% in DAMAC Lagoons (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges and empty months.
Higher average rent
New tenancy contracts in DAMAC Lagoons average AED 162,223 a year against AED 84,273 in Al Jaddaf (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Al Jaddaf is AED 679,000 at Azizi Leily, against AED 680,000 at Sorrento Lagoon Views in DAMAC Lagoons.
Closer to Dubai International Airport
Al Jaddaf is about 15 minutes from Dubai International Airport by car, against about 35 minutes from DAMAC Lagoons.
Side by side
| Measure | Al Jaddaf | DAMAC Lagoons |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 1,995Property Finder, 12 months to 12 November 2026, 2,484 sales | AED 1,720Property Finder, 12 months to 12 November 2026, 3,236 sales |
| Gross rental yield | 5.68%Property Finder, 12 months to 12 November 2026, 2,484 sales | 5.23%Property Finder, 12 months to 12 November 2026, 3,236 sales |
| Average annual rent | AED 84,273Property Finder, 12 months to 12 November 2026, 8,861 contracts | AED 162,223Property Finder, 12 months to 12 November 2026, 967 contracts |
| Developments we list | 11 | 3 |
| Lowest developer price | AED 679,000Azizi Leily | AED 680,000Sorrento Lagoon Views |
| Drive to Dubai International Airport | about 15 minutes | about 35 minutes |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure. Property Finder’s figures are averages across home types, so they mix studios and large homes. Read 12 November 2026.
New developments in each
Al Jaddaf
- Azizi LeilyAzizi DevelopmentsAED 679,000
- Azizi Jaddaf Beach OasisAzizi DevelopmentsAED 720,000
- Binghatti SpectreBinghattiAED 774,999
- Binghatti StarfallBinghattiAED 827,999
- Binghatti StarlightBinghattiAED 881,000
- Azizi AliyahAzizi DevelopmentsAED 1,137,555
DAMAC Lagoons
- Sorrento Lagoon ViewsDAMAC PropertiesAED 680,000
- DAMAC Lagoons District ValenciaDAMAC PropertiesAED 1,567,000
- Lagoon ViewsDAMAC PropertiesAED 1,625,000
What each area is like
Al Jaddaf
A creekside district between Dubai Healthcare City and Business Bay, on the Green Line metro. Mid-rise apartment blocks at lower prices than neighbouring central districts.
Who it suits
- Yield-focused investors buying studios and one-beds
- Budget-conscious buyers wanting a central location
- Staff at Dubai Healthcare City and the airport
- Tenants who rely on the metro
In its favour
- Green Line metro at Al Jadaf and Creek stations; Creek is the planned Blue Line interchange
- About 15 minutes from Dubai International Airport and 12 from Dubai Mall (Bayut area guide)
- Lower entry prices than Business Bay, Downtown or Creek Harbour
Worth weighing
- Supply is heavy and concentrated in small units from a few developers, so new buildings compete directly for the same tenants
- Shipyards and dry docks still operate on part of the waterfront, and with 34 projects listed, building work on neighbouring plots is likely for years
DAMAC Lagoons
DAMAC's Mediterranean-themed lagoon community on Hessa Street beside DAMAC Hills. Townhouse clusters are partly complete; apartment buildings at Lagoon Views and newer clusters hand over between 2027 and 2030.
Who it suits
- Families wanting a townhouse in a partly finished community they can inspect
- First-time investors looking for a one-bedroom flat at around AED 1 million to AED 1.5 million
- Buyers who want resort-style amenities and accept suburban distances
In its favour
- Partly delivered: several townhouse clusters are listed as ready, so the lagoons and build quality can be seen
- More than 45 million sq ft master plan next to the established DAMAC Hills
- Apartments from under AED 1 million alongside three- to five-bedroom townhouses
Worth weighing
- DAMAC keeps adding apartment phases: Lagoon Views alone has more than a dozen buildings, which caps rental and resale pricing for flats
- Thirty per cent is typically due on handover under DAMAC's plan, a large single payment
Al Jaddaf or DAMAC Lagoons: quick answers
Is Al Jaddaf or DAMAC Lagoons cheaper per square foot?
DAMAC Lagoons is cheaper on the published figures: AED 1,720 per sq ft against AED 1,995 in Al Jaddaf (Property Finder, from registered transactions, 12 months to 12 November 2026). Averages move with the mix of homes sold, so compare like with like before relying on the gap.
Which has the higher rental yield, Al Jaddaf or DAMAC Lagoons?
Al Jaddaf, on the published figures: a gross yield of 5.68% against 5.23% in DAMAC Lagoons (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges, empty months and fees, so the net return is lower.
What is the average rent in Al Jaddaf and DAMAC Lagoons?
New tenancy contracts average AED 84,273 a year in Al Jaddaf and AED 162,223 in DAMAC Lagoons (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026). Both averages mix small and large homes.
Which is closer to Dubai International Airport, Al Jaddaf or DAMAC Lagoons?
Al Jaddaf, at about 15 minutes by car against about 35 minutes from DAMAC Lagoons. Drive times are approximate and vary with traffic.
Can foreigners buy property in Al Jaddaf and DAMAC Lagoons?
Al Jaddaf is a designated freehold area, open to buyers of any nationality. DAMAC Lagoons is a designated freehold area, open to buyers of any nationality. Sales in Dubai are registered with the DLD.
Which new developments can I buy in Al Jaddaf and DAMAC Lagoons?
In Al Jaddaf: Azizi Leily from AED 679,000, Azizi Jaddaf Beach Oasis from AED 720,000, Binghatti Spectre from AED 774,999 and Binghatti Starfall from AED 827,999. In DAMAC Lagoons: Sorrento Lagoon Views from AED 680,000, DAMAC Lagoons District Valencia from AED 1,567,000 and Lagoon Views from AED 1,625,000.
More area comparisons
- Al Jaddaf vs Business Bay
- Al Jaddaf vs Downtown Dubai
- Al Jaddaf vs Dubai Creek Harbour
- Al Jaddaf vs Meydan
- Al Jaddaf vs Rashid Yachts & Marina
- Al Jaddaf vs Dubai Design District
- Al Jaddaf vs Ras Al Khor
- Al Jaddaf vs Sobha Hartland II
- Al Jaddaf vs Downtown Jebel Ali
- Al Jaddaf vs Dubai Hills Estate
- Al Jaddaf vs Jumeirah Golf Estates
- Al Jaddaf vs Jumeirah Lake Towers
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
