Umm Suqeim is a district of Dubai, 1.7 km from ONPASSIVE Metro Station, 8 listings available with us.
Umm Suqeim is an established coastal district in western Dubai occupying the stretch between Jumeirah and Al Sufouh. The area combines direct proximity to the shoreline on one side of Jumeirah Beach Road with mature gardens and low-rise residential streets on the other. It is primarily a villa neighbourhood with a long history as a mixed Emirati and expatriate residential quarter.
Umm Suqeim is a community of low-rise, mostly free-standing houses and villas. The district is conventionally divided into subcommunities, including Umm Suqeim 1, 2, 3 and 4, and the nearby Jumeirah Hills The Palaces. Properties line both the beach-side strip and quieter inland streets that feature established gardens and small parks. The built character is older and low density compared with newly developed gated compounds elsewhere in Dubai.
Tenure and transfer rules are a practical consideration: sales in the area are subject to local ownership restrictions that limit resale to GCC nationals; as a result, long-term leasing is the usual option for most expatriate residents.
Umm Suqeim has road access to Sheikh Zayed Road (E11) and is served by Dubai Metro Red Line station R29, approximately 1.7 km away. The area offers straightforward car connections to central and coastal destinations.
The dominant housing stock in Umm Suqeim consists of standalone villas and houses rather than high-rise apartment blocks or gated residential compounds. Lots are typically mature and landscaped; many properties have established gardens and there is limited scope for large-scale new development inside the district itself. The beach-side row of houses on the seaward side of Jumeirah Beach Road is among the closest private residences to Dubai’s shoreline.
Nearby developments include Riwa by Meraas (2024), Jomana 5 by Meraas (2023), Al Jazi Buildings 2, 3 and 4 by Meraas, Asayel Building 2 and Lamtara Building 1 by Dubai Holding. Other projects in the surrounding area include Amber Residency, Jadeel 3 and Jomana 2–4 and 6–8.
The local housing offer remains dominated by existing villas and houses.
Umm Suqeim is suited to residents seeking a low-rise, beach-facing lifestyle with relatively easy road access to central Dubai. The neighbourhood appeals to families and those who prioritise private outdoor space, gardens and proximity to the sea. Commuters who drive find direct links to Sheikh Zayed Road convenient; the area is also suitable for people who prefer quieter, established residential streets rather than high-density apartment living.
Because ownership transfer is generally restricted to GCC citizens in this community, most expatriates rent rather than buy. Rental demand tends to be steady given the scarcity of new development parcels inside the district and the locale’s strong beach access and mature character.
Daily life in Umm Suqeim is shaped by a mix of local convenience stores, supermarkets and small specialist shops along Jumeirah Beach Road and adjacent streets. The neighbourhood lies within walking distance of Suqeim Public Park and has direct pedestrian access to the beach in many sections. Several established hotels and resort complexes are within a short drive and provide public dining, leisure and gym options subject to their access policies.
Popular activities include walking, jogging and cycling along the coastal corridor and local streets. Nearby attractions include Madinat Jumeirah, Burj Al Arab, where entry is subject to hotel reservation rules, and Wild Wadi Water Park.
Nearby medical options include Medcare Medical Centre in Jumeirah and Medcare Hospital in Al Safa. Collegiate International School and BC Academy International School are among the schools in the wider area.
Properties in Umm Suqeim are generally subject to ownership restrictions that limit sales to GCC citizens; long-term leasing is the typical route for expatriate residents.
The closest metro stop is Red Line station R29, about 1.7 km from central Umm Suqeim.
The area is dominated by free-standing villas and houses, ranging from small one-bedroom homes to larger five- or six-bedroom villas. Properties are typically set on individual plots rather than within large gated compounds.
Convenience shopping, supermarkets, clinics and dental practices are available nearby, alongside Medcare Medical Centre, Medcare Hospital, Collegiate International School and BC Academy International School.
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How to cite:Umm Suqeim — Continental Club Property, 2026-07-30, https://continentalclub.ae/location/umm-suqeim/
The figures below come from registered Dubai Land Department transactions, not from listings. We show the median rather than the mean, so that one-off penthouses do not distort it.
The yearly figure compares the last 12 months with the 12 before them. Calendar years would not work here: the current one is unfinished, so the comparison would understate the change.
From 2022 to 2025 — +24% on the price per square metre across 12 buildings that traded in both years.
Top to bottom: purchase price per m², year, annual rent per m², gross yield. Showing the last 7 years, from 2019.
* 2026 is still in progress, so its bar covers part of the year and is not directly comparable with the ones before it. The growth figure below uses completed years only.
All figures are medians rather than means: in thin years the mean swings with the mix of units and shows movement the market never had. The yield is gross — service charges are not published in the register, so they cannot be deducted honestly.
| Building | Deals | Price per m² |
|---|---|---|
| Nourelle Building 3 | 89 | 31 626 |
| Nourelle Building 2 | 81 | 28 016 |
| Jadeel 3 | 69 | 29 961 |
| Al Jazi 1 | 61 | 26 774 |
| Al Jazi 2 | 57 | 27 018 |
| Nourelle Building 1 | 50 | 44 002 |
| Jadeel 1 | 42 | 24 975 |
| Jadeel 2 | 38 | 28 516 |
| Madinat Jumeirah Living Rahaal 2 | 34 | 26 762 |
| Madinat Jumeirah Living Lamtara 3 | 30 | 27 429 |
| Al Jazi 3 | 28 | 28 199 |
| Al Jazi 4 | 25 | 27 975 |
Linked names lead to our pages for those projects.
Source: Dubai Land Department transaction registry. Prices per square metre, sale transactions.
Dubai market as a whole: prices, transactions and trends (DLD data) →
PDF shortlist · updated 27 October 2026
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The PDF opens instantly. Refreshed monthly from DLD data.
Neighbouring areas and sub-communities to compare location and prices.
Elena Orlova
Senior Broker · Continental Club Property · RERA ORN 31933
Handles sales and rentals in Umm Suqeim: off-plan, resale and leasing. English and Russian.
