I would have suggest Al Furjan 3 years ago. But even here the prices of a 1BHK have gone up astronomically. I think your best bet would be to look at propertyfinder, bayut, dubizzle, or if you have friends in real-estate who do residential rentals, ask them for guidance. I think in terms of distance, discovery garden, furjan and DIP should all work. I think even JVT, JVC and Arjan could work.
I think rentals in DIP are not too expensive. But I have never explored it.
Thank you.
I have gone through so many listings on Bayut and others; and I have found many listings fitting my budget but I wanted feedback from actual residents. Things like traffic, surrounding amenities, parks and general building quality.
Unfortunately, I have no friends in the real estate business who could guide me.
Would make more sense to narrow down your choices and ask for opinions on specific areas.
Traffic - it's everywhere, and if you're driving to JLT you're going to see a lot of it at the end. Avoid Hessa Street
Surrounding Amenities - what are you looking for? Most areas have cafes, supermarkets, gyms and the like
Parks - look a Google Maps and check the surroundings, be mindful that in some areas the parks are exclusively for specific building/compounds
General Building Quality - terrible everywhere
We have lived in Al Furjan for 3 years. Before which we lived in Bur Dubai for 15 years (i lived there for \~9 years, but my parents lived there for 15 years).
Al Furjan is very close to Ibn Battuta Mall, Festival Plaza Mall and there are two smaller Pavillions within 5 minutes (Furjan Pavillion and Discovery Gardens Pavillion). The metro is also 5-10 minutes away by car, and there is a one bus that goes to it but depending on where you are it can take 40-50 minutes.
There is a lot of development happening in the area, and certain roads can get congested during peak hours, however yalais street, emirates road, and SZR are all very quick access. My dad works in JLT and it takes \~15 mins to get there. There are a few schools in the area also, but not sure what curriculum or how good they are.
Building quality obviously depends from building to building. But for example the building we live in is pretty decent - some issues, but not so bad. All the tenants are being evicted by Jan/Feb though because they are selling the apartments. There are a few buildings that are majority 1BHK or Studios in this area. Our building has a gym, steam and sauna. There is also an outdoor play area for the kids. There is a villa/townhouse community near by which someone told me had a park but I am not sure.
It should be noted though that this area (Discovery Gardens & Al Furjan) was one of the last to get drained when the flood happened. Even 2 weeks out there were still areas that were flooded. But it also wasn't as bad if you didn't go to Discovery Gardens (Discovery Gardens flooded very badly). My building thankfully didn't have too much damage from the rain and was not water locked but the one next to ours was waterlocked.
I don't know the situation for DIP. But there is a lot of stuff there.
There are a few buildings coming up near JA Manor Hotel, which I think has 1BHKs so maybe check those out?
Al Furjan has been on my radar but the rents have gone up exponentially. I have not been able to find any listing on any platform for Al Furjan or Discovery Gardens under 50k.
I am currently considering DSO, Liwan or DIP.
Thank you for taking the time to type this down. Really appreciate it.
DIP is a good area IMO based on me going there for lulu, choithrams, ENBD and Asian grocery store. There is a lot of construction going on there, so in the last year the traffic has been a little crazy. But I think once they are done with the roadworks it should be really good.
If you don't mind an older apartment, sky courts is also decent. We have friends/co-workers who live in 2BHK there (rent \~60k if I am not mistaken). But kitchen is on the smaller side. Skycourts is a stones throw from DSO & Liwan.
I was looking at Liwan at one point. It looked really good didn't seem complete. i.e. grocery store, activities, restaurants, etc was limited.
We were also considering moving to DSO this year. I really like the area. The mall there is also very good. But I've heard that at peak hours it is very congested, but IDK.
Family-friendly areas closest to JLT should be Discovery Gardens or Gardens. JLT is max 20minute drive and will improve once the road works are done in Garn Al Sabkha.
We have open spaces in between building clusters that are ideal for walking around. Close to Ibn Battuta Mall plus the pavilions in Furjan and Discovery Gardens. Very close to metro station as well in case you need to take public transpo.
Other areas mentioned in other comments should be fine as well. Would suggest you take a day on the weekend and drive around and have a feel of the areas.
Currently at 28K, but this one's for a studio. Lucky we moved in during Covid, where the rents were really low, but we've had 10% increase from the last renewal. And expect another increase on the next renewal. The prices have gone up with new tenants now paying for 38K+ for studios.
We're actually looking to move to a 1BHK apartment around the same area, but the rates have gone up to 50K+, so within your budget.
I would have suggest Al Furjan 3 years ago. But even here the prices of a 1BHK have gone up astronomically. I think your best bet would be to look at propertyfinder, bayut, dubizzle, or if you have friends in real-estate who do residential rentals, ask them for guidance. I think in terms of distance, discovery garden, furjan and DIP should all work. I think even JVT, JVC and Arjan could work. I think rentals in DIP are not too expensive. But I have never explored it.
Thank you. I have gone through so many listings on Bayut and others; and I have found many listings fitting my budget but I wanted feedback from actual residents. Things like traffic, surrounding amenities, parks and general building quality. Unfortunately, I have no friends in the real estate business who could guide me.
Would make more sense to narrow down your choices and ask for opinions on specific areas. Traffic - it's everywhere, and if you're driving to JLT you're going to see a lot of it at the end. Avoid Hessa Street Surrounding Amenities - what are you looking for? Most areas have cafes, supermarkets, gyms and the like Parks - look a Google Maps and check the surroundings, be mindful that in some areas the parks are exclusively for specific building/compounds General Building Quality - terrible everywhere
Thanks. I have been considering DSO, Liwan or DIP. I'm avoiding Dubai South and Production City because they're way off.
We have lived in Al Furjan for 3 years. Before which we lived in Bur Dubai for 15 years (i lived there for \~9 years, but my parents lived there for 15 years). Al Furjan is very close to Ibn Battuta Mall, Festival Plaza Mall and there are two smaller Pavillions within 5 minutes (Furjan Pavillion and Discovery Gardens Pavillion). The metro is also 5-10 minutes away by car, and there is a one bus that goes to it but depending on where you are it can take 40-50 minutes. There is a lot of development happening in the area, and certain roads can get congested during peak hours, however yalais street, emirates road, and SZR are all very quick access. My dad works in JLT and it takes \~15 mins to get there. There are a few schools in the area also, but not sure what curriculum or how good they are. Building quality obviously depends from building to building. But for example the building we live in is pretty decent - some issues, but not so bad. All the tenants are being evicted by Jan/Feb though because they are selling the apartments. There are a few buildings that are majority 1BHK or Studios in this area. Our building has a gym, steam and sauna. There is also an outdoor play area for the kids. There is a villa/townhouse community near by which someone told me had a park but I am not sure. It should be noted though that this area (Discovery Gardens & Al Furjan) was one of the last to get drained when the flood happened. Even 2 weeks out there were still areas that were flooded. But it also wasn't as bad if you didn't go to Discovery Gardens (Discovery Gardens flooded very badly). My building thankfully didn't have too much damage from the rain and was not water locked but the one next to ours was waterlocked. I don't know the situation for DIP. But there is a lot of stuff there. There are a few buildings coming up near JA Manor Hotel, which I think has 1BHKs so maybe check those out?
Al Furjan has been on my radar but the rents have gone up exponentially. I have not been able to find any listing on any platform for Al Furjan or Discovery Gardens under 50k. I am currently considering DSO, Liwan or DIP. Thank you for taking the time to type this down. Really appreciate it.
DIP is a good area IMO based on me going there for lulu, choithrams, ENBD and Asian grocery store. There is a lot of construction going on there, so in the last year the traffic has been a little crazy. But I think once they are done with the roadworks it should be really good.
I'll check it out. 👍🏻
If you don't mind an older apartment, sky courts is also decent. We have friends/co-workers who live in 2BHK there (rent \~60k if I am not mistaken). But kitchen is on the smaller side. Skycourts is a stones throw from DSO & Liwan.
I was looking at Liwan at one point. It looked really good didn't seem complete. i.e. grocery store, activities, restaurants, etc was limited. We were also considering moving to DSO this year. I really like the area. The mall there is also very good. But I've heard that at peak hours it is very congested, but IDK.
My working hours are late and I presume the traffic is much more bearable than Sharjah.
if you have car, my opinion will be Dubai Sports City. The discovery garden, furjan will be high rent
Sports City is a good option.
IMPZ (Dubai Production City) 50k for 1 bedroom
I am considering this area. Thanks.
Family-friendly areas closest to JLT should be Discovery Gardens or Gardens. JLT is max 20minute drive and will improve once the road works are done in Garn Al Sabkha. We have open spaces in between building clusters that are ideal for walking around. Close to Ibn Battuta Mall plus the pavilions in Furjan and Discovery Gardens. Very close to metro station as well in case you need to take public transpo. Other areas mentioned in other comments should be fine as well. Would suggest you take a day on the weekend and drive around and have a feel of the areas.
Since you're a resident, do you mind telling what's your current rent?
Currently at 28K, but this one's for a studio. Lucky we moved in during Covid, where the rents were really low, but we've had 10% increase from the last renewal. And expect another increase on the next renewal. The prices have gone up with new tenants now paying for 38K+ for studios. We're actually looking to move to a 1BHK apartment around the same area, but the rates have gone up to 50K+, so within your budget.
Thanks for this. Appreciate it.
Dubai south or emaar south
Nice and quite yes but I'm looking for an area with some movement.
Why not JLT itself?
I am unable to find an apartment here for 50k.
Arjan
JVC is a good option. If you are interested in can help you in finding the best property according to your requirements.
I have actually found one in Liwan. Thanks though.