Highlights
- Renting property
- Buying property
- Popular communities
- Hotels nearby
- Getting around
- Schools & clinics
- Malls & restaurants
- Notable landmarks
- Things to Consider
- FAQs
About Umm Suqeim
Spread on either side of the famous Jumeirah Beach Road, Umm Suqeim has quietly grown into one of the city’s most original hip and happening neighbourhoods. Umm Suqeim is surrounded by Jumeirah to the north, Al Sufouh to the south and Umm Al Sheif, Al Manara and Al Safa to the west. The area has eclectic cafes, shops, flats, villas and townhouses housing long-term expats and locals alike.
According to Bayut & Dubizzle’s Dubai Annual Rental Report for 2020, Umm Suqeim is the fourth most popular neighbourhood to rent luxury villas in Dubai.
POPULAR AREAS | 4-BED Avg. Yearly RentChange from 2019 | 5-BED Avg. Yearly RentChange from 2019 | 6-BED Avg. Yearly RentChange from 2019 |
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| Jumeirah | 4-BED Avg. Yearly RentChange from 2019
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| Arabian Ranches | 4-BED Avg. Yearly RentChange from 2019
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| 6-BED Avg. Yearly RentChange from 2019 N/A |
| Al Barsha | 4-BED Avg. Yearly RentChange from 2019
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| 6-BED Avg. Yearly RentChange from 2019
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| Umm Suqeim | 4-BED Avg. Yearly RentChange from 2019
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| Dubai Hills Estate | 4-BED Avg. Yearly RentChange from 2019
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| Not available due to low/no historical inventory or influx of off-plan properties | |||
This area guide explores the affluent residential communities and how the residents enjoy tourist attractions.
IN A NUTSHELL
- A non-freehold community of villas in Dubai
- The overall architecture of the neighbourhood is eclectic, thanks to different owners and architects
- Conveniently located in between old and new Dubai
- Home to the much loved Kite Beach
- Known for its close proximity to the world-famous Burj Al Arab
Neighbourhood
COMMUNITY OVERVIEW
As one of the city’s older neighbourhoods, the majority of the area is non-freehold, however, it still manages to attract a diverse mix of renters, mainly families, from around the world who live side-by-side with the local Emirati community.
Umm Suqeim Dubai is divided into five sub-communities – Umm Suqeim 1, Umm Suqeim 2, Umm Suqeim 3, Umm Suqeim Road and Madinat Jumeirah Living.
Umm Suqeim 1 is a residential community located in the district of Jumeirah. It lies between Jumeirah 3 and Umm Suqeim 2. Few properties in Umm Suqeim 1 have amenities such as gardens and private swimming pools, however, a few villa compounds have shared amenities. Government offices such as Dubai Customs and General Consulate of Rwanda are located nearby.
Umm Suqeim 2 is located along Jumeirah Road offering high-end properties. The sub-community is in proximity to beaches, fishing harbour and public parks. Umm Suqeim 3 is a secluded residential sub-community featuring luxury villas near the ocean and some residential buildings. Major amenities and leisure options of the sub-community include Wild Wadi Water Park, The Mall and Jumeirah Beach.
Umm Suqeim Road is stretched through popular neighbourhoods such as Al Quoz, Al Sufouh and Al Barsha. It is well connected to the rest of Dubai. Properties on Umm Suqeim Road include villas and townhouses which are in proximity to various amenities.
Madinat Jumeirah Living is located on Jumeirah Street. This freehold development offers luxurious properties nestled between Umm Suqeim and Jumeirah. It is accessible via Jumeirah Road, Sheikh Zayed Road, Umm Suqeim Road and Al Wasl Road. It features two communities Lamtara and Rahaal both having over 60 freehold residential buildings. The community is both environment and pedestrian-friendly to ensure a comfortable living experience for its residents.
PROPERTIES IN UMM SUQEIM
Umm Suqeim is mainly known for its detached and semi-detached 3 to 8-bedroom villas. These properties are a true representation of Dubai’s evolving architecture. The villas in Umm Suqeim range in style from colonial and traditional to grand and ultra-modern. Many villas come with a private backyard and separate servant quarters. Some villas have shared and disjoint boundaries with the neighbouring buildings. Some villas have amenities such as swimming pools and underground car parking spaces.
One thing to keep in mind when renting villas in Umm Suqeim is that some of the buildings are a little older, meaning the condition and level of maintenance required can be variable. It is best to have a look at a variety of different properties in the area to get a true sense of what the cost of living there will be. It is also worth considering what sort of garden your property has to budget for water usage fees, as well as the actual size of your house and type of windows if you are trying to get a sense of air conditioning costs.
There are few apartments in Umm Suqeim which are available to rent and buy. The apartments here are all located in low-rise buildings, where rents are more or less on par with other areas of Dubai. Residents who are considering living in here can take their pick from 1 to 4-bedroom apartments.
Compound Living in Umm Suqeim
Some of the benefits of compound living are the close-knit community lifestyle and the access to shared amenities. Like other areas in Dubai, there are many villa compounds in Umm Suqeim. In Umm Suqeim 1 you will find Abdul Jalil Grove One Villas, Abdul Jalil Grove Two Villas, Al Salemiya Villas and Roda Boutique Villas. The Abdul Jalil Grove compounds are smaller compounds with a handful of villas. Al Salemiya Villas mainly features 3-bedroom villas with a built-up area of 2,460 sq. ft. These villas come with a maid’s room, a laundry room and a private patio. Roda Boutique Villas consists of independent 3-bedroom houses each with a maid’s room and a private garden.
Umm Suqeium 2 is home to two main villa compounds: Al Manara Village and Sidra Village. Al Manara Village consists of 5-bed semi-independent villas with a built-up area of 5,500 sq. ft. The 88 units in Sidra Village consist of 3, 4 and 5-bedroom villas. Shared amenities include a gym, swimming pool, tennis court, squash court, football pitch and kids playground.
In Umm Suqeim 3 you will find Bahwan Villas and 7 Villas by Bin Hamoodah Properties. 7 Villas by Bin Hamoodah Properties is a small compound of 4-bedroom villas each with their own private garden and swimming pool. 7 Villas is located close to Burj Al Arab.
Rental Trends in Umm Suqeim
Apartment Type | Average Rental Price in AED |
|---|---|
Apartment Type 1-Bed | Average Rental Price in AED 64,000 |
Apartment Type 2-Bed | Average Rental Price in AED 106,000 |
Apartment Type 3-Bed | Average Rental Price in AED 156,000 |
- 2 BEDS
- |
- 2 BATHS
- |
- 1347 SQFT
- 1 BED
- |
- 2 BATHS
- |
- 783 SQFT
- 1 BED
- |
- 1 BATH
- |
- 815 SQFT
- 2 BEDS
- |
- 2 BATHS
- |
- 1597 SQFT
- 2 BEDS
- |
- 2 BATHS
- |
- 1472 SQFT
- 2 BEDS
- |
- 2 BATHS
- |
- 1358 SQFT
- 1 BED
- |
- 1 BATH
- |
- 804 SQFT
- 1 BED
- |
- 2 BATHS
- |
- 821 SQFT
- 1 BED
- |
- 1 BATH
- |
- 781 SQFT
Rent trends in Umm Suqeim mainly feature luxury villas and few apartment buildings as well. Apartments for rent in Umm Suqeim Dubai are available in studios to 3-bedroom configurations. A studio unit spanning 441 sq. ft. cost AED 37k per annum. Rent for a 1-bedroom apartment can be AED 60k yearly. 2-bedroom apartment for rent range between AED 75k yearly and AED 120k yearly. Annual rents for 3-bedroom apartments are between AED 120k and AED 150k. There are also few 4-bed units that can be rented for AED 145k per annum.
Villa Type | Average Rental Price in AED |
|---|---|
Villa Type 3-Bed | Average Rental Price in AED 147,000 |
Villa Type 4-Bed | Average Rental Price in AED 175,000 |
Villa Type 5-Bed | Average Rental Price in AED 208,000 |
Villa Type 6-Bed | Average Rental Price in AED 343,000 |
Villa Type 7-Bed | Average Rental Price in AED 315,000 |
Villa Type 8-Bed | Average Rental Price in AED 648,000 |
Given the location and popularity of the neighbourhood, you will need a larger budget here compared to the many other popular areas to rent villas in Dubai. Residents looking at rental villas will find large 3 to 8-bedroom units, making the area perfect for large families.
A 2-bed villa can be rented for AED 140k per annum. Rents for 3-bedroom villas in Umm Suqeim start at AED 110k yearly and goes up to AED 300k yearly. The price for 4-bedroom villas for rent in Umm Suqeim start from AED 125k yearly and goes up to AED 380k yearly. 5-bedroom villas for rent range between AED 130k per annum and AED 525k per annum. The minimum cost for a 6-bed villa for rent is AED 400k per annum. A 7-bed villa for rent can cost between AED 320k yearly.
Villa Compounds for rent in Umm Suqeim comes in 3 to 5-bedroom configurations. The rental prices can be as low as AED 135k yearly and as high as AED 180k yearly.
Annual rents for offices in Umm Suqeim cost between AED 67k and AED 224k. Those looking for retail shops for rent in Umm Suqeim can find prices between AED 31k and AED 399k yearly. There are also few showrooms in Umm Suqeim for rent at a price of AED 650k yearly.
There are also some commercial villas for rent in Umm Suqeim that can be a perfect location for office, beauty salon, clinic, restaurant, café and veterinary clinic. The rental prices vary between AED 280k yearly and AED 2.6M yearly.
Sales Trends in Umm Suqeim
Apartment Type | Average Sale Price in AED |
|---|---|
Apartment Type 1-Bed | Average Sale Price in AED 1,238,000 |
Apartment Type 2-Bed | Average Sale Price in AED 2,013,000 |
Apartment Type 3-Bed | Average Sale Price in AED 3,463,000 |
Apartment Type 4-Bed | Average Sale Price in AED 5,024,000 |
- 1 BED
- |
- 1 BATH
- |
- 730 SQFT
Apartment units for sale are composed of 1 to 4-bedroom configurations. 1-bedroom apartments for sale in Umm Suqeim range between AED 1.1M and AED 1.9M. The sale price for 2-bedroom apartments in Umm Suqeim can cost as low as AED 1.74M and can go as high as AED 3.5M.
Those looking for larger residential units can invest in 3-bedroom apartments for sale in Umm Suqeim. The price ranges between AED 3.09M and AED 4.5M. The sale price for 4-bedroom apartments ranges between AED 4.25M and AED 6.07M.
Villa Type | Average Sale Price in AED |
|---|---|
Villa Type 3-Bed | Average Sale Price in AED 1,817,000 |
Villa Type 4-Bed | Average Sale Price in AED 4,506,000 |
Villa Type 5-Bed | Average Sale Price in AED 15,188,000 |
Villa Type 6-Bed | Average Sale Price in AED 10,462,000 |
Villa Type 7-Bed | Average Sale Price in AED 9,000,000 |
Villa Type 8-Bed | Average Sale Price in AED 28,000,000 |
- 2 BEDS
- |
- 3 BATHS
- |
- 1111 SQFT
The villas for sale in Umm Suqeim comes in 4 to 8-bedroom configurations. A 4-bed villa for sale can range between AED 5.3M and AED 7.5M. The sale price for a 5-bed villa in Umm Suqeim can range between AED 6.0M and AED 30M. 6 and 7-bed villas can cost AED 9.5M and AED 9.0M respectively. The sale price for an 8-bed villa is AED 11M for a 15,000 sq. ft. unit.
The sale price for villa compounds in Umm Suqeim is AED 32M for a 5-bed unit. Residential plots for sale in Umm Suqeim can range between AED 5.9M and AED 14.9M.
Commercial villas for sale in Umm Suqeim is between AED 12M and AED 27M.
ROI in Umm Suqeim
Apartment Type | ROI |
|---|---|
Apartment Type 1-Bed | ROI 4.6% |
Apartment Type 2-Bed | ROI 5.2% |
Apartment Type 3-Bed | ROI 4.5% |
The highest ROI for apartments is 5.2% for 2-bedroom units. 1 and 3-bed units follow with a 4.6% and 4.5% return respectively.
Villa Type | ROI |
|---|---|
Villa Type 3-Bed | ROI 5.5% |
Villa Type 4-Bed | ROI 4.1% |
Villa Type 5-Bed | ROI 2.4% |
Villa Type 6-Bed | ROI 3.3% |
Villa Type 7-Bed | ROI 2.8% |
Villa Type 8-Bed | ROI 4.2% |
The highest ROI for villas and townhouses is 5.5% generated by 3-bed units. 8-bed units score the second highest ROI of 4.2%. 4-bed closely follows with 4.1% ROI. 6-bed units have an ROI of 3.3%. The 7 and 5-bed units have an ROI of 2.8% and 2.4% respectively.
Most Popular Communities in Umm Suqeim
According to the statistics, Umm Suqeim 2 is the most popular sub-community for renting and buying properties. It features a variety of high-end villas and apartments to choose from. Apartments for rent in Umm Suqeim 2 cost between AED 37k yearly and AED 150k yearly. On the other hand, rental prices for villas in Umm Suqeim 2 ranges from AED 110k yearly to AED 500k yearly. Those willing to buy apartments in Umm Suqeim 2 can find prices between AED 1.3M and AED 3.2M. There are also numerous options to buy villas in Umm Suqeim 2 available at a low price of AED 5.3M.
Umm Suqeim 1 is at second place on the popularity list. It features spacious residential properties suitable for bigger families. It has a combination of old houses and recently constructed compounds. The value of rental villas in Umm Suqeim 1 is between AED 119k yearly and AED 380k yearly. The sale price for villas in Umm Suqeim 1 is AED 16M.
Umm Suqeim 3, Madinat Jumeirah Living and Umm Suqeim Road are on third, fourth and fifth place respectively on the popularity list.
Umm Suqeim Floor Plans
Those looking for floor plans can browse through the Umm Suqeim floor plans available for popular communities/buildings.
Hotels in Umm Suqeim
There are several luxurious hotels in Umm Suqeim adding to a range of accommodation options. Some notable options include:
- Jumeirah Beach Hotel
- Park Regis Boutique
- Lemon Tree Hotel, Dubai
Jumeirah Beach Hotel is a 5-star hotel in Umm Suqeim 3. It features 598 rooms and suites, 20 restaurants and bars and 19 beachfront villas. Being located near the Wild Wadi Waterpark, the guests have unlimited access to it. This wave-shaped hotel is located close to the Burj Al Arab. You can access it within 7-minute drive by car.
Park Regis Boutique is located in the heart of Umm Suqeim. It features 21 guest rooms and suites along with luxurious amenities. Guests can facilitate from complimentary Wi-Fi internet, work desks, safety box, tea and coffee machines, a mini bar and a TV. Guests can pick and choose from a range of rooms including Classic Double, Boutique Double, Boutique Twin, Boutique Double Double, Deluxe Double and Regis Family. This hotel is located at an 8-minute drive by car.
Lemon Tree Hotel is located on Al Wasl Road in proximity to many tourist destinations. It offers 114 rooms along with amenities such as Lemon Tree Café, al fresco lounge and a multi-cuisine coffee shop. It is located at a 9-minute drive by car.
Jumeirah Beach Hotel and Park Regis Boutique Hotel Dubai are some of the best hotels in Jumeirah.
TRANSPORTATION AND PARKING SPACES IN UMM SUQEIM
Residents in this area often have access to covered parking, although the size of individual parking spaces in the villas varies according to the house you choose. Visitors will have no trouble finding street parking throughout the neighbourhood.
Public Transportation in Umm Suqeim
As one of the older and more established neighbourhoods in Dubai, this area offers plenty of public bus stops throughout, which can take you all over Dubai. There are two metro stations in the area – Noor Bank and First Abu Dhabi Bank, which are well connected to the bus routes. There are also plenty of places of public interest within the neighbourhood so flagging down taxis isn’t too difficult.
AMENITIES, SCHOOLS AND HEALTHCARE
Those living in Umm Suqeim have easy access to all the amenities including Umm Suqeim Beach and Umm Suqeim Park.
Supermarkets in Umm Suqeim
There are several small groceries here, along with bakeries churning out freshly baked bread and even an organic produce shop, dotted around the neighbourhood. There are large supermarkets in Umm Suqeim as well, including Choithrams, Union Coop, Waitrose and Spinneys Umm Suqeim. These are some of the best supermarkets in Dubai.
CHURCHES, TEMPLES AND MOSQUES IN UMM SUQEIM
There are many mosques in Umm Suqeim. No matter where you are, you will usually be able to hear the call to prayer here. Residents who practise other faiths can travel to St. Mary’s Catholic Church, which is 22 minutes away, or the Hindu Temple is a 31 minutes drive.
SCHOOLS AND UNIVERSITIES IN UMM SUQEIM
The families who live here will benefit a lot as there are so many well-established schools near Umm Suqeim. Emirates International School Jumeirah offering the UK and IB system until Year 13. It is located in the residential area of Jumeirah on Al Thanya Street. Umm Suqeim community is just a few minutes away from the school.
There is Kings’ School Dubai which follows the UK curriculum until Year 8 and has received an outstanding rating from the KHDA for the last decade. There are also many smaller nurseries for the little ones. Another thing to note is that many schools operate buses to this area, so it is feasible to have your kids attend institutions in Al Barsha and Dubailand as well.
For professional education, some of the best universities in Dubai such as the American University of Dubai and Middlesex University are just 15 minutes away.
HOSPITALS AND CLINICS IN IN UMM SUQEIM
There are several pharmacies and smaller specialist clinics, that cover everything from psychiatry to gastroenterology. There is also the larger multidisciplinary Medcare Hospital in Umm Suqeim. The Children’s Medical Centre is one of the top children’s hospitals in Dubai. The focus of the hospital is paediatric treatments. The area of focus includes Orthopaedics, Ophthalmology, Hand Surgery and Paediatric Medicine. It is located at Al Wasl Road, Umm Suqeim 2.
Nearby Areas
Situated between the older and newer parts of Dubai, this area truly enjoys the best of both worlds while being a few minutes drive from the city’s best attractions and leisure hotspots. This neighbourhood is bordered by the Arabian Gulf to the west and Al Manara and Al Safa to the east. The latter two neighbourhoods are on Sheikh Zayed Road, just across from the cultural hotspot of Al Quoz.
Residents also enjoy being 15 minutes away from the Mall of the Emirates and Dubai Mall, 12 minutes from Internet City and 20 minutes away from the Dubai International Airport.
Lifestyle
SHOPPING, DINING AND NIGHTLIFE
Umm Suqeim is located in close proximity to various social hubs in Dubai. Let’s take a closer look at what this neighbourhood has to offer residents living here.
Malls in Umm Suqeim
There are quite a few small community-centric shopping destinations within Umm Suqeim such as J3 and The Mall, as well as numerous boutiques and retail outlets. However, residents living in Umm Suqeim have quick access to the Mall of the Emirates and Dubai Mall, which are both around 10-15 minutes away in opposite directions.
Resturants in Umm Suqeim
These are numerous quaint cafes and restaurants in Umm Suqeim. Those looking for a more upscale dining experience can visit the fabulous Madinat Jumeirah complex, which includes the charming Arabian-style Souk Madinat Jumeirah, hotels Mina A’Salam, Al Qasr (home to one of Dubai’s most legendary Friday brunches) and Al Naseem. Each of these hotels come with their own tantalising offering of bars and restaurants that cover a range of cuisines.
The best 5-star hotels in Dubai such as Jumeirah Beach Hotel and Burj Al Arab are right next door, making living in Umm Suqeim the perfect option for socialites.
Some of the popular cafes in Umm Suqeim are The Hamptons Cafe, Chateau Blanc, Leen’s Casual To Gourmet, Arabian Tea House and Tania’s Teahouse.
Beaches near Umm Suqeim
One of the best parts of living in Umm Suqeim is that it is just a stone’s throw from the beach! Adventure and adrenaline seekers can flock to Kite Beach, which is filled with watersports, activities for all ages and its own quirky set of homegrown and international eateries. Jumeirah Beach is another favourite that is within walking distance for a lot of residents in the area. Umm Suqeim Beach is also preferred by residents. At Umm Suqeim Beach, you can try your luck at surfing, jog along the running track, go for a swim or a beachside stroll.
LEISURE ACTIVITIES AND NOTABLE LANDMARKS
In terms of recreation, it doesn’t get much better than public beaches! However, the Dubai Offshore Sailing Club is a firm favourite among expats from all over Dubai and is known for its sense of community and family-friendly vibe. In terms of landmarks, the prestigious Burj Al Arab hotel is on most residents’ doorsteps, while Madinat Jumeirah is one of the city’s favourite entertainment and lifestyle destinations.
OUTDOOR ACTIVITIES, FITNESS AND BEAUTY
There are a few green spaces and public parks in Umm Suqeim. Residents can often be seen jogging or cycling through the pedestrian-friendly neighbourhood, or the dedicated tracks by Kite Beach, which is also home to one of the city’s many outdoor gyms. Residents looking for an indoor workout can join one of the gyms in Umm Suqeim, such as Fitness 360, Inspire in neighbouring Al Manara, or head across Sheikh Zayed Road to Fitness First in the Oasis Centre.
COMMUNITY EVENTS
Depending on where you choose, there is likely to be a strong community feel in this area, with residents often putting on impromptu events throughout the year. Kite Beach is also a popular location for many Dubai events such as the Food Festival, while Madinat Jumeirah and Burj Al Arab are popular destinations during festive events such as New Year’s Eve.
THINGS TO CONSIDER
Umm Suqeim offers residents an exclusive living experience. There are only a few new properties coming up in this area as it is more of an affluent and well-established neighbourhood with prices to match. Another thing to keep in mind if you do consider moving to Umm Suqeim is that it is more convenient if you have a car.
FAQs About Umm Suqeim
What does Umm Suqeim mean?
Suqeim is derived from the Arabic word ‘Saqm‘ that means illness. Long ago people of Umm Suqeim were struck by an illness that causes fever. Therefore, it was known to be Umm Suqeim or ‘area of sickness’.
How do I get to Umm Suqeim Beach?
Umm Suqeim Beach is located right next to the Jumeirah Beach Hotel which is next to the Burj Al Arab and Wild Wadi Waterpark. The beach is therefore easy to access, you just have to follow the signs to Burj al Arab and then drive past the Jumeirah Beach hotel.
Location
- Dubai International Airport is about 15 minutes away
- 21 minutes’ drive to get on to Sheikh Zayed Road (depending on traffic)
- Burj Khalifa, the world’s tallest building, is 22 minutes away