Emirates Living registered 65 home sales in August 2026 at a median of AED 3,300,000. Villas made up 32 of them and apartments 33.
Here is the part nobody publishes. Every one of those 65 sales was a ready home. Not a single off plan sale was registered in the community all month. Across Dubai only 26.1 per cent of the 9,956 apartment sales in the same register were ready. Emirates Living was 65 out of 65.
Everything below is calculated from the Dubai Land Department transaction register for August 2026. We did the arithmetic ourselves. Nothing here is an estimate.
What Emirates Living costs, by register label
The Land Department does not file Emirates Living as one area. It uses three labels, and it spells the main one EMIRATE LIVING, without the s. Each covers a different kind of home, which is why the medians look so far apart.
| Register area label | What it holds | Sales | Median price | Median registered area sq ft |
|---|---|---|---|---|
| EMIRATE LIVING | Springs villas | 27 | AED 3,850,000 | 2,905 |
| THE LAKES | Villas and apartments | 8 | AED 6,352,000 | 2,446 |
| THE GREENS | Apartments | 30 | AED 1,495,000 | 1,014 |
| All three | 65 | AED 3,300,000 | 1,907 |
The Lakes carries the highest median at AED 6,352,000. Treat that with care. It rests on 8 sales of two different property types, and one of them was the AED 12,000,000 villa, the largest home sale in the community all month.
Villa prices
Thirty two of the 65 sales were villas. Every one of them had two or three bedrooms. No four bedroom or five bedroom villa was registered in Emirates Living in August.
There is no price per square foot in this table on purpose. The register does not say whether a villa area is the plot or the built up area, so we do not publish villa price per square foot anywhere on this site. The area column below is the registered area exactly as the register gives it.
| Villa size | Sales | Median price | Median registered area sq ft |
|---|---|---|---|
| 2 bedroom | 17 | AED 3,700,000 | 2,633 |
| 3 bedroom | 15 | AED 5,875,000 | 3,476 |
| All villas | 32 | AED 4,423,500 | 2,887 |
A second warning that applies to every villa figure on this site. The register has no townhouse category. Townhouses are filed as villas, as our villa price page sets out in full. The Springs is built as terraced and semi detached housing, so the villa rows above are villas and townhouses together and no one can split them using this data alone.
Apartment prices
The other 33 sales were apartments, and almost all of them were in The Greens.
| Apartment size | Sales | Median price | AED per sq ft | Median size sq ft |
|---|---|---|---|---|
| Studio | 3 | AED 1,040,000 | 1,959 | 490 |
| 1 bedroom | 14 | AED 1,350,000 | 1,699 | 749 |
| 2 bedroom | 11 | AED 2,800,000 | 1,808 | 1,408 |
| 3 bedroom | 4 | AED 3,575,000 | 1,995 | 1,780 |
| Penthouse | 1 | AED 3,250,000 | 913 | 3,561 |
| All apartments | 33 | AED 1,550,000 | 1,758 | 1,088 |
The studio row rests on three sales and the penthouse row on one. They are reported because they are in the register, not because they are reliable guides to price. Our Dubai studio price page covers the city wide studio market on a sample large enough to trust.
Emirates Hills sold land, not houses
Nine land plots were registered under the Emirates Living label in August, all of them filed under commercial usage rather than residential. Five of those plots carry the project name Emirates Hills. They came to AED 377,750,000 between them, and the largest went for AED 97,750,000 across 3,790.85 square metres.
Not one built Emirates Hills villa was registered as a sale all month. What traded in Dubai’s most expensive villa address was ground to build on. Those plots are excluded from every price table above, because a plot is not a home.
How Emirates Living compares with the rest of Dubai
Comparing like with like matters here, because the community mixes two property types that the register treats differently.
| Measure | Emirates Living | All Dubai |
|---|---|---|
| Apartment sales | 33 | 9,956 |
| Median apartment price | AED 1,550,000 | AED 1,108,207 |
| Apartment AED per sq ft | 1,758 | 1,708 |
| Villa sales | 32 | 680 |
| Median villa price | AED 4,423,500 | AED 3,500,000 |
| Share of sales that were ready | 100 per cent | 26.1 per cent |
Emirates Living apartments cost 2.9 per cent more per square foot than the Dubai apartment median. Its villas sell for 26.4 per cent more than the Dubai villa median by price, and that gap is mostly size rather than rate. The median Emirates Living villa carried 2,887 square feet of registered area against 2,054 for the Dubai median villa.
The more useful comparison is what is missing. Emirates Living has no launch pipeline. 73.9 per cent of Dubai apartment sales in August were off plan, and none of them were here. That makes the community a different asset from most of the Dubai register: there is no developer payment plan, and every buyer is buying from an owner.
Borrowing against the community
The register recorded 105 mortgage registrations across the three Emirates Living labels in August, against 76 sales of any kind. That is 1.38 mortgage filings for every sale.
Do not read that as 105 financed purchases. A mortgage registration covers refinancing and fresh borrowing by owners who are not selling, as well as buyers taking a loan. In a community that is fully built and largely owner occupied, a good deal of it is existing owners rather than new buyers. The register does not say which is which.
The register also logged 17 gift transfers in the same three labels. Those are transfers between related parties and they carry no market price, so they are outside every table here.
Which part of the Springs traded
All 27 residential sales under the EMIRATE LIVING label named a Springs sub community. Springs 9 was the busiest with 6 sales, then Springs 14 with 5 and Springs 3 with 4. No transaction in the August register names an Emirates Living Meadows project.
That does not prove the Meadows sold nothing. It means the register did not attach a Meadows project name to anything in August, and we will not turn an absence of labelling into a claim about a market.
Frequently asked questions
How much is a villa in Emirates Living?
The median villa sold for AED 4,423,500 across 32 registered sales in August 2026. Two bedroom villas had a median of AED 3,700,000 and three bedroom villas AED 5,875,000. Townhouses are included, because the register has no separate townhouse category, and we do not quote a villa price per square foot because the register does not say whether the area given is the plot or the built up area.
How much is an apartment in The Greens?
The Greens registered 30 apartment sales at a median of AED 1,495,000, which is AED 1,726 per square foot. One bedroom apartments had a median of AED 1,350,000.
Is Emirates Living freehold?
All 65 sales in the August 2026 register were recorded as free hold. That is what the register says for the month. It is not legal advice and it is not a guarantee about any individual title.
Is Emirates Living expensive compared with the rest of Dubai?
Its apartments run 2.9 per cent above the Dubai apartment median per square foot. Its villas sell for 26.4 per cent more than the Dubai villa median by price, largely because they are bigger. The median Emirates Living home carried 1,907 square feet of registered area against 729 square feet for the median Dubai apartment.
Can you buy off plan in Emirates Living?
Not from the developer. The community is built out and all 65 sales in August 2026 were ready homes. Anything you buy there is a resale from an existing owner.
How many Emirates Living sales were luxury sales?
One of the 65, or 1.5 per cent, reached the AED 10 million luxury threshold. It was a villa at The Lakes that sold for AED 12,000,000.
Method and limits
Source. The Dubai Land Department transaction register for August 2026, downloaded on 2 September 2026, 15,955 rows. It is the most recent complete monthly register published at the time of writing. September 2026 is not complete yet.
Basis. Sales only. Residential usage only. Apartments are property type Unit, which is the standard basis used across this site. Villas are property type Building with sub type Villa, which is the basis used on our Dubai villa price page. Rows below AED 500 per square foot are screened out as non market.
What was removed. One row fell below the screen: a Greens flat at AED 53,845 for 70.42 square metres, or AED 71 per square foot. One residential land plot and nine land plots filed under commercial usage were also kept out of the price tables. The commercial plots are discussed in their own section above.
Sample size. 65 sales in one month is a small sample and every figure here should be read that way. The Lakes rests on 8 sales, studios on 3 and penthouses on one. A single unusual sale moves a median of that size. Month to month swings in this community will be noise more often than they are trend.
Labelling. The Views has no register label of its own, and 25 of the 30 Greens sales carry no project name, so Views sales cannot be separated from Greens sales in this data. Emirates Hills appears only as land. We have not merged, guessed at or reallocated any label.
Arithmetic. Areas are the registered areas in the register, converted at 10.7639 square feet to the square metre. All price and area figures are medians unless labelled otherwise. Percentages are calculated from the rounded figures shown in the tables, so a reader can reproduce them.
What this is not. Not a valuation of any particular home, not a forecast, and not rental or service charge data, which the transaction register does not contain.