Roudah by Expo Valley Views

Expo City Dubai is the legacy district built on the site of Expo 2020, in the Dubai South corridor near Al Maktoum International Airport. It is a smart, walkable, sustainability-led city within a city, with a Metro station, offices, cultural attractions and a growing residential offer of apartments, townhouses and villas. It is one of the few places in the southern corridor with direct Metro access, and it is positioned as the premium option within Dubai South.

Location and Connectivity

Expo City sits off Expo Road and the E611 (Sheikh Mohammed Bin Zayed Road), with links to Emirates Road, Al Maktoum International Airport and Jebel Ali. The Expo 2020 Metro station on Route 2020 serves the district and is within walking distance of some residential clusters, which gives residents direct rail access to Dubai Investments Park, Jebel Ali and the wider Metro network. Downtown Dubai and Dubai Marina are typically a car or Metro journey away, and journey times vary with traffic and Metro connections.

Property Types and Prices

Most homes are off-plan or recently completed, and prices differ by community and developer, so treat these as indicative.

Type

Studio (Expo Living): Roughly 550,000 to 750,000

1-bedroom apartment: Roughly 1,000,000 to 1,500,000 (estimated from price per sq ft)

2-bedroom apartment: Roughly 1,600,000 to 2,300,000 (estimated)

3-bedroom townhouse: Roughly 2,800,000 to 4,300,000 (about 4,200,000 in recent records)

Villas (Expo Valley and others): Plots from about AED 1,200 per sq ft; completed villas priced individually

Apartment prices are quoted at roughly AED 1,200 to 2,200 per sq ft depending on the building, finish and developer, with studios at the lower end and newer, higher-specification buildings at the top. Transaction volumes are still small compared with established areas, so published averages are indicative rather than precise.

Rental Yields

Gross yields are among the higher figures for premium communities, but sources vary:

• Apartments: about 5.5% to 7.0% in 2026 estimates, with studios and 1-bedrooms at the top.
• 1-bedroom apartments: some sources quote 7% to 8%.
• 2-bedroom apartments: about 5% to 6%.
• Villas: about 5% to 6%.
• Wider Dubai South: quoted at 7% to 9% for more affordable stock.

Typical annual rents are around AED 55,000 for a studio, AED 75,000 for a 1-bedroom, AED 97,000 for a 2-bedroom and AED 142,000 for a 3-bedroom. Service charges tend to be higher than the Dubai average because of district cooling and building specification, so model net yield carefully. Tenant demand is supported by Expo City's offices and events, the airport, and logistics and aviation employers.

Schools and Nurseries

• Inside the district: Expo City has a nursery, and further educational facilities are part of the long-term plan. Check availability before buying.
• Nearby: established schools and nurseries in Dubai Investments Park, Dubai South and neighbouring communities, including Nibras International School and Chubby Cheeks Nursery.
• Before buying: compare curricula, fees, KHDA ratings, bus routes and travel times, as the school offer is still developing and families may need to commute.

Healthcare

• Clinics nearby: Saudi German Clinic Dubai South is about 10 minutes away by car, and Aster Clinic in Dubai Investments Park and Aster Clinic Dubai South serve outpatient needs.
• Hospitals: NMC Royal Hospital in Dubai Investments Park, a multi-specialty hospital with 24-hour emergency, is about 12 minutes away, with Aster Cedars Hospital and Mediclinic Parkview Hospital further out at roughly 18 to 22 minutes.
• Emergency care: confirm the nearest A&E and your insurer's network, and check whether new medical centres have opened in the district.

Lifestyle and Amenities

• Landmarks and culture: Al Wasl Plaza, Terra, the Surreal Water Feature, the Garden in the Sky observation tower, a Grand Mosque and regular events and festivals.
• Parks and outdoors: Al Forsan Park, Jubilee Park, landscaped green spaces and walking paths.
• Community facilities: clubhouses, fitness centres, kids' play areas, splash pads, pop-up farm-to-table markets and an outdoor cinema in communities such as Expo Valley.
• Dining and retail: cafes and restaurants around Al Wasl Plaza, and convenience services such as laundry and supermarkets, with larger malls and hypermarkets in nearby Dubai South and Dubai Investments Park.
• Community feel: modern, design-led and calm, with fewer shops and nightlife than established areas but a clear identity.

Who Should Buy in Expo City Dubai

A good fit for:

• Investors seeking a higher yield than Downtown or the coast with Metro access.
• Young professionals and airport, logistics and corporate staff working nearby.
• Long-term buyers who believe in the Dubai South and airport growth story.

Less suited to:

• Buyers who want an established, fully built community today.
• Families who need a full school and hospital offer on the doorstep.

Key Considerations for Buyers

• Early-stage market: much of the stock is off-plan, so check handover dates, developer track record and payment plans.
• Service charges: they are higher than average and reduce net yield.
• Services still developing: schools, healthcare and retail are limited for now.
• Airport timeline: part of the long-term story depends on the Al Maktoum International Airport expansion timeline.
• Title checks: confirm freehold status, ownership and building details through the Dubai Land Department.