Al Rashidiya is an established, villa-led residential district in eastern Dubai, just south of Dubai International Airport (DXB). It is best known for Centrepoint Metro Station, the eastern terminus of the Dubai Metro Red Line, and for large family plots that are rare this close to the airport and the city centre.
In 2026 the area suits tenants who want space and a rail commute more than it suits overseas investors. Much of Al Rashidiya is not open to foreign buyers, and the sales market is thin, so the practical question for most readers is whether to rent here, not whether to buy.
This guide covers where Al Rashidiya sits and how to get around, what kinds of homes exist, who can legally buy, what villas rent for, what the Blue Line will change, and what daily life looks like. Prices and listings were checked in October 2026; always confirm live figures before you commit.
Al Rashidiya at a glance
| Attribute | Detail |
|---|---|
| Location | Eastern Dubai (Deira side), south of Dubai International Airport |
| Size | About 4.4 to 4.8 sq km (sources differ) |
| Population | Roughly 38,000, a Dubai Statistics Center figure cited on community profiles |
| Housing | Mostly standalone villas on plots of about 3,500 to 10,000+ sq ft; few low-rise apartments |
| Metro | Centrepoint (R11), Red Line eastern terminus, fare Zone 5 |
| Main roads | Airport Road (D89), Nad Al Hamar Road (D62), Sheikh Mohammed Bin Zayed Road (E311) |
| Typical 3-bedroom villa rent | AED 120,000 to 175,000 a year on current listings |
| Nearest large mall | City Centre Mirdif, about 9 to 10 minutes by car |
| Ownership | Generally restricted to UAE and GCC nationals; verify with Dubai Land Department |
What is Al Rashidiya?
Al Rashidiya, also written Rashidiya and sometimes called Rashidiya Village by locals, is a residential community in the historic Deira part of Dubai. It counts among the city’s older neighbourhoods and is home to Emirati families alongside long-term expat residents, which gives it a settled, low-turnover feel that newer master-planned areas lack.
The layout is a simple grid. Even-numbered roads run northeast to southwest and odd-numbered roads run northwest to southeast, and Al Rashidiya shares this addressing system with neighbouring Nad Al Shamma. That is why addresses read like “33A Street” or “56A Street”, and why it is easy to place a listing once you know the pattern. A handful of local anchors shape daily life: Al Rashidiya Park, Rashidiya Grand Mosque, Al Rashidiya Public Library, Al Rashidiya Police Station and Bin Sougat Centre beside the metro station.
Because the district is almost entirely low-rise, it feels very different from the tower-heavy communities most visitors associate with Dubai. Aircraft pass overhead, streets are wide, and homes sit behind boundary walls with private gardens.
Where is Al Rashidiya and how do you get around?
Al Rashidiya sits in eastern Dubai directly south of Dubai International Airport. Airport Road (D89) forms its northern edge, Nad Al Hamar Road (D62) runs along the west beside Umm Ramool, and Sheikh Mohammed Bin Zayed Road (E311) lies to the east, with Mirdif on the far side. Nad Al Shamma is the neighbouring community to the south and southwest. Published descriptions differ slightly on which side Mirdif sits, so treat the road boundaries as the reliable reference.
In practice that means three things. The airport is roughly 5 to 7 minutes away by car, Mirdif’s shopping is about 9 to 10 minutes away, and Sheikh Zayed Road is around 14 minutes away outside peak hours.
Centrepoint Metro Station
Centrepoint, previously named Rashidiya Station, is the eastern terminus of the Red Line and sits in fare Zone 5. Trains run west through the airport terminals, Deira, Union and BurJuman, Business Bay and Downtown Dubai towards Dubai Marina. Since 2024 there are direct services to both Expo City Dubai and the Life Pharmacy station (formerly UAE Exchange) at Jebel Ali, so no change is needed.
A multi-storey park and ride of about 2,700 spaces serves the station. RTA has said parking is free for metro passengers who follow its rules, including leaving within 60 minutes of their last nol card use, while non-riders pay AED 10 an hour up to AED 50 a day. One source we reviewed describes RTA charges at this facility, so check the current RTA tariff before you rely on free parking.
Buses, taxis and roads
Rashidiya Bus Station sits next to the metro. Feeder routes link it to Mirdif, Dubai Silicon Oasis, Al Warqa, Mizhar and Dubai Safari Park, while longer routes reach Gold Souq, Al Ghubaiba and Academic City, and some intercity services connect to Sharjah and Ajman. Taxis queue near the station and ride-hailing apps work normally.
By car, Airport Road, Nad Al Hamar Road and E311 give quick access to Deira, Garhoud, Dubai Festival City and the other emirates. Villas typically include parking for at least two vehicles, and street parking is available outside many homes.
Is Al Rashidiya in Dubai or Ajman?
Both. Al Rashidiya in Dubai is a single district beside the airport. In Ajman, Al Rashidiya is a group of sub-districts named Al Rashidiya 1, 2 and 3, where listings look very different (older Arabian houses and apartments at much lower prices). Always check the emirate in a listing before you compare rents or sale prices, because the two markets are easy to confuse in search results.
What homes are available in Al Rashidiya?
The short answer is villas. Al Rashidiya is a standalone-villa district, and almost everything for rent or sale is a family house rather than a unit in a tower.
Villas and compound villas
Typical villas stand on plots of roughly 3,500 to 10,000 sq ft, and some run larger. They usually include a separate dining room, a maid’s room, a private garden and parking for two or more cars. Listings range from 3-bedroom homes of about 2,000 to 3,400 sq ft built-up to 5-, 6- and 7-bedroom houses, and a few very large ones. One current 7-bedroom listing offers 10,000 sq ft built-up on an 8,000 sq ft plot.
Compound villas, where several houses share a gated plot, appear mostly in the rental market and tend to sit slightly below standalone houses in price. Many listings add details worth reading closely: whether the villa has a pool, whether the maid’s room is separate, and whether the landlord will accept a family only. Several ads specify “family only”.
Apartments, townhouses and commercial space
Apartment supply is small and mostly older low-rise buildings near the metro station or main roads. Studios and one- to three-bedroom flats are scarce, and the area has no tower inventory, penthouses or new off-plan launches of its own. Townhouses are rare. Offices, retail and warehouse space are limited too, because the area is residential; commercial tenants usually look to Deira, Garhoud or Al Qusais, and the district’s own retail is concentrated at Bin Sougat Centre.
One detail unique to the area: a number of villa owners let out individual rooms, and room ads near Centrepoint Metro are common. Such arrangements must follow Dubai’s rules on subletting and occupancy, so ask for written landlord permission and an Ejari-registered contract before paying anything.
Plots and off-plan
Plot ownership is essentially tied to the existing owners and is not marketed like freehold land in new communities. Listings that describe Rashidiya villas as off-plan or ultra-premium generally come from promotional pages, not from a developer-led launch in the district. Treat them with caution and ask for the title deed details.
Can foreigners buy property in Al Rashidiya?
Usually not. Dubai allows foreign nationals to own freehold property only in designated areas, while UAE and GCC nationals can buy anywhere in the emirate. Several current area guides describe Al Rashidiya in Dubai as a leasehold-style district where ownership is limited to UAE and GCC nationals, and Bayut notes that very few properties are for sale at all.
Some websites present Al Rashidiya as a freehold area. Those pages tend to mix up the Dubai district with Al Rashidiya in Ajman, or lack a clear source. Before you spend money, ask the Dubai Land Department (DLD) or a registered broker to confirm the current status of the exact plot and your own nationality’s eligibility. If you are a non-GCC buyer who wants a villa near the airport, nearby freehold communities are the realistic alternative.
How much does it cost to rent or buy in Al Rashidiya in 2026?
A 3-bedroom villa in Al Rashidiya typically rents for about AED 120,000 to 175,000 a year, and a 5-bedroom house for around AED 150,000 or more. Sales are rare, and the few that close are measured in land value as much as in building size.
Villa rents
The table combines October 2026 asking prices from major portals with ranges published by local agencies. Asking rents are what landlords hope for, not what tenants pay, so use them as an upper guide.
| Villa type | Typical annual rent (AED) | What we saw |
|---|---|---|
| 3 bedrooms | 120,000 to 175,000 | Bayut listings span 129,999 to 340,000, but the top end is an outlier on a very large plot |
| 3-bedroom townhouse or compound | 130,000 to 160,000 | Agency guide ranges |
| 4-bedroom compound villa | 160,000 to 165,000 | About 1,900 sq ft, near Bin Sougat Centre |
| 5 bedrooms | About 150,000 and up | A 3,550 sq ft listing at 150,000 |
| 6 to 7 bedrooms | 250,000 to 300,000 | Large family houses; few available |
Dubai Land Department records republished by Bayut show the same pattern. Recent registered villa leases ran from AED 95,000 to 213,000 a year, with new leases for mid-sized villas at AED 140,000 to 150,000 and several renewals at lower figures. That gap between new and renewal rents is worth remembering: long-standing tenants often pay noticeably less than someone signing today.
Is rent still rising?
Rents rose strongly over the last few years. Bayut’s guide records an 11.3% yearly increase for Al Rashidiya villas, and its current listing page shows asking rents up about 9% over six months. Across Dubai, however, several 2026 reviews describe growth slowing to single digits as new supply arrives. For a tenant, the practical advice is simple: negotiate, compare registered transactions, and use the RERA rental index and Smart Rental Index to test any proposed increase at renewal.
Sale prices and yields
Over the latest 12 months, a property data provider reports 60 DLD-registered sales in Al Rashidiya worth about AED 135 million, with a median of AED 385 per sq ft. That works out to roughly AED 2.3 million per sale, or about five transactions a month. An earlier Driven Properties table put average villa prices at about AED 284 per sq ft in 2023 and AED 311 per sq ft the following year, an increase of roughly 10%. These figures use different periods and methods, so read them as direction, not a price list.
Better Homes estimates average gross yield for villas at 4.8%, based on an average rent near AED 122,000. Dividing that rent by the yield implies a typical villa value of about AED 2.5 million, which is consistent with the sales data. Asking prices can sit far above that: a large 5-bedroom villa on a 10,000 sq ft plot was advertised at AED 10 million.
Is Al Rashidiya a good investment?
It can be, for the right buyer, and it is a weak fit for most overseas investors. The case for it is land and location: large plots, a rail terminus, an airport minutes away and steady family demand. The case against is practical.
- Eligibility is narrow, so the buyer pool is small.
- Liquidity is thin, at roughly five sales a month, so selling can take time.
- A 4.8% gross yield is modest next to many apartment communities, and villa upkeep costs more than a flat’s service charge.
- Buyers pay a 4% DLD transfer fee plus agency commission, which is typically around 2%.
Two outside factors matter. The Blue Line (next section) should improve rail access, and the long-term shift of flights from DXB to Al Maktoum airport could eventually change noise and demand patterns. Nobody can price either effect with confidence yet, so we would not underwrite a purchase on them.
What is changing in Al Rashidiya: the Blue Line and the airport shift
The biggest change on the horizon is the Dubai Metro Blue Line, which is scheduled to open on 9 September 2029 and will turn Centrepoint from a terminus into an interchange.
The Blue Line at Centrepoint
The Roads and Transport Authority describes a 30 km line with 14 stations. One branch starts at Creek Interchange in Al Jaddaf on the Green Line and runs through Dubai Festival City, Dubai Creek Harbour, Ras Al Khor, International City, Dubai Silicon Oasis and Academic City. The second, 9 km branch starts at Centrepoint Interchange in Al Rashidiya, passes through Mirdif and Al Warqa with four stations, and ends at International City 1.
For residents, the practical gain is east-side connectivity. Today a trip from Al Rashidiya to Mirdif, Silicon Oasis or Academic City relies on buses or a car. The Blue Line is meant to give those journeys a direct rail option, and RTA promotes about 20 minutes from the new communities to the airport. Reports in September 2026 put construction at roughly 25% complete, with 30% targeted by the end of the year, so the 2029 date is a target, not a certainty.
It is fair to expect more convenient commuting and possibly stronger rental demand from households that work in those districts. It is not safe to assume a price jump: the line also benefits Mirdif and other communities, and the Red Line station already gives Al Rashidiya rail access today.
DXB and the move to Al Maktoum International
Dubai plans to shift operations gradually from Dubai International (DXB) to Al Maktoum International Airport at Dubai South. Dubai Airports’ chief executive said in September 2026 that flydubai is expected to move first, with five or six aircraft from early 2027, and the first phase of the new airport is slated for 2032. DXB will not close in 2032, and full relocation is planned only once the new airport reaches its first-phase capacity.
For Al Rashidiya, that means aircraft noise and airport-linked demand will not change soon. Over the long term the shift could alter both, but any effect is a decade or more away and uncertain.
Community upgrades
Some agency guides mention planned upgrades to parks, pedestrian spaces and roads, but we could not find a published master plan or dated project list for Al Rashidiya itself. We have left specific claims out rather than repeat vague promises.
What is daily life like in Al Rashidiya?
Daily life here is built around a few reliable local hubs, with bigger shopping and leisure a short drive away in Mirdif, Deira and Dubai Festival City. Most errands are by car, though the metro station and Bin Sougat Centre are within walking distance of the streets beside them.
Schools and nurseries
Al Rashidiya has a small number of schools of its own and a much wider choice in nearby Mirdif.
| School | Curriculum | Notes |
|---|---|---|
| Bright Learners Private School (56A Street) | American | Pre-K to Grade 8; KHDA rating Acceptable in 2023-24; 2026/27 tuition about AED 24,600 to 32,700 |
| PACE Modern British School | British | Local option for families who prefer a UK curriculum |
| Eman Private School | UAE Ministry of Education | One of Dubai’s older private schools, founded in 1973 |
Public schools include Al-Jahidh Girls’ School and Mohammad Noor Boys School. Preschool options include Al Rashidiya Nursery, Roudah Al Hikma Nursery and Al Hikma and Al Baraah kindergartens. Families who want more curriculum choice usually look east to Mirdif, where Grammar School Dubai and Star International School are roughly 3 to 6 km away. Check the latest KHDA ratings and fees before applying, because both change each year.
There are no university campuses in the community. Higher Colleges of Technology and the University of Dubai are about 12 to 14 km away, and Dubai International Academic City is around 28 km, a route the Blue Line is designed to shorten.
Healthcare
Neighbourhood clinics cover everyday needs. Al Noor Polyclinic, behind Bin Sougat Centre, is listed as open around the clock, and axon MEDICA Polyclinic, Midac Medical Centre and several others operate within the district. Aster Pharmacy and Life Pharmacy have branches near the metro station and in Bin Sougat Centre. For hospital care, Mediclinic City Hospital is about 11 minutes north, Mediclinic Mirdif about 6 km away, Dubai London Clinic and Speciality Hospital around 8.5 km, and Latifa Hospital about 11 km.
Parks, mosques and community life
Al Rashidiya Park is the main green space, with benches, gazebos and barbecue areas that fill with families on weekends. Nad Al Shamma Park, about 1.5 km away, adds sports courts and open lawns, and Mushrif Park, roughly 17 minutes by car, has cycling tracks, picnic areas and a riding centre. Al Rashidiya Public Library has a separate children’s section with a reading room.
Muslim residents have many mosques within walking distance, including Rashidiya Grand Mosque, Al Kabeer Mosque in the centre of the district, Saeed Almula Mosque and Zaid Bin Haritha Mosque. Churches and Hindu temples are reachable in about 15 minutes by car.
Shopping, dining and beaches
Bin Sougat Centre, next to Centrepoint Metro Station, is the community mall. It includes a Spinneys supermarket, pharmacies, Pizza Express, Gazebo and McDonald’s. Lulu Hypermarket and smaller grocers such as Kadooli and Halawa Supermarket handle the weekly shop. Local restaurants such as Bait Al Mandi, known for Emirati dishes, and Rashidiya Palace serve casual dinners.
For a larger outing, City Centre Mirdif (with a VOX Cinemas) is about 9 to 10 minutes away, Dubai Festival City Mall about 11 minutes, and City Centre Deira is close too. Al Badia Golf Club is roughly 9 minutes away. The coast is farther: Al Mamzar Beach Park is 15 to 20 minutes by car and Jumeirah beaches 25 to 30 minutes.
Safety, pets and walkability
Al Rashidiya has its own police station, and the residential streets are quiet and low-rise. We found no area-specific crime statistics, so we cannot rank it against other communities. Pet rules depend on each landlord and contract, so ask before signing; a villa garden is a genuine advantage for dog owners. Walkability is limited by the villa layout and the heat, which suits short trips to the park, mosque or metro better than daily errands on foot.
Is Al Rashidiya a good place to live, and who is it for?
Al Rashidiya is a good place to live if you want a private villa, a short airport run and a metro line from your doorstep, and you can accept older housing stock and aircraft noise.
What works in its favour
Space is the main draw. Few Dubai districts with a metro terminus also offer gardened villas on large plots at rents below those in newer villa communities. The airport is minutes away, which suits aircrew and frequent flyers. The Red Line gives a car-free route to Deira, BurJuman and Downtown, and the community is mature, with parks, mosques, a library, clinics and supermarkets already in place.
What to weigh against it
Aircraft pass overhead, and noise varies by street and by flight path, so visit at different times of day before you sign. Much of the housing is older, which can mean maintenance costs and varying finishes. Apartments are scarce, nightlife and large entertainment venues are outside the district, and roads near the airport and the metro station can be busy at peak hours. Most importantly for buyers, ownership is restricted.
Who it suits
Families who want a house with a garden and are comfortable with an established, quiet neighbourhood are the natural audience. Professionals who commute by Red Line or travel often also fit well, as do Emirati and GCC buyers looking for land in a well-connected location. It suits fast-paced city lifestyles, waterfront views and tower amenities much less, and anyone seeking a high-yield apartment investment should look elsewhere.
Renting a villa in Al Rashidiya: the steps
- Shortlist villas and visit at peak and off-peak hours to judge noise and traffic.
- Compare asking rents with recent registered leases, and check the RERA rental index for the area.
- Agree payment terms (the number of cheques and the security deposit) and confirm who pays for maintenance, the pool or garden, and DEWA and chilled-water connections where relevant.
- Sign a tenancy contract and make sure it is registered on Ejari, which you need for utilities and visas.
- At renewal, test any increase against the rental index and give notice in the legal form.
Buying a villa in Al Rashidiya: the steps
If you are a UAE or GCC national, the sequence is standard for a resale home.
- Confirm eligibility and the plot’s status with the Dubai Land Department.
- Compare recent registered sales for similar plots, since asking prices vary widely.
- Agree the price in a written sale agreement and arrange finance if needed.
- Complete the transfer at a DLD-registered trustee office, paying the 4% transfer fee and any agency commission.
- Register utilities and insure the property.
Please use a licensed broker and a lawyer for the details, since fees and procedures change. This guide is general information, not legal or financial advice.
Frequently asked questions about Al Rashidiya
Where is Al Rashidiya in Dubai?
Al Rashidiya is in eastern Dubai, directly south of Dubai International Airport. It is bounded by Airport Road (D89), Nad Al Hamar Road (D62) and Sheikh Mohammed Bin Zayed Road (E311), with Umm Ramool, Nad Al Shamma and Mirdif nearby.
Is Al Rashidiya in Dubai or Ajman?
Both emirates have an Al Rashidiya. The Dubai district sits beside the airport, while Ajman’s Al Rashidiya is a set of sub-districts numbered 1 to 3. Check the emirate in any listing.
What is Al Rashidiya known for?
It is known for Centrepoint Metro Station, the eastern end of the Red Line, for its large villa plots and for being one of Dubai’s older family neighbourhoods near the airport.
Does Al Rashidiya have a metro station?
Yes. Centrepoint Metro Station (R11, formerly Rashidiya) is the Red Line’s eastern terminus. The Blue Line is planned to interchange here from 2029.
How far is Al Rashidiya from Dubai Airport?
About 5 to 7 minutes by car, roughly 4 to 6 km, depending on traffic and the terminal.
Is Al Rashidiya noisy because of the airport?
Aircraft pass overhead, and the level depends on the street and the time of day. Residential streets are quieter than the airport zone itself, but visit at several times before renting or buying.
How much is villa rent in Al Rashidiya?
A 3-bedroom villa typically rents for about AED 120,000 to 175,000 a year, and larger houses cost more. Registered leases and renewals are often lower than current asking prices.
Can foreigners buy property in Al Rashidiya?
Generally no. Foreign nationals can buy freehold only in designated areas, and current guides describe Al Rashidiya as limited to UAE and GCC nationals. Confirm with the Dubai Land Department before making any commitment.
Is Al Rashidiya a good investment?
It can suit eligible buyers who want land and a stable family tenant market, with an estimated 4.8% gross villa yield. Thin sales volume and restricted ownership make it less suitable for most overseas investors.
Is Al Rashidiya good for families?
Yes, for families that want a villa with a garden. It has parks, mosques, a library, clinics, supermarkets and several schools, with more school choice in Mirdif.
Are there apartments in Al Rashidiya?
Only a few, mostly in older low-rise buildings. The district is dominated by villas, so renters wanting a tower or a new flat should look at nearby areas.
Which schools are in Al Rashidiya?
Bright Learners Private School (American), PACE Modern British School and Eman Private School are in or near the district, alongside public schools and nurseries. Check KHDA ratings for the latest results.
What are the nearest malls and beaches?
Bin Sougat Centre is in the district, City Centre Mirdif is about 9 to 10 minutes away and Dubai Festival City Mall about 11 minutes. Al Mamzar Beach Park is 15 to 20 minutes by car.
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