Dubai area guide
Spacious villas, townhouses and apartments around a crystal lagoon, minutes from Downtown Dubai and Meydan.
3 off-plan projectsfrom AED 1.3M – AED 17M
Overview
District 11 is a residential district within MBR City, located in Wadi Al Safa 3 between Dubai–Al Ain Road and Sheikh Mohammed Bin Zayed Road. Meydan Group oversees the wider master plan, and several developers are delivering individual neighbourhoods across the district. Around 6,000 homes are planned in total, arranged into separate parcels by architectural style and density. District 11 Dubai is south of Meydan and Nad Al Sheba, a short drive from the city’s main business districts.
The District 11 master plan keeps density low, giving homes generous plots and open views across the community. A crystal lagoon forms the centrepiece of the newest phases, surrounded by landscaped lawns, walking paths and a cycle track. Parks are spread between the residential parcels, and many villas look out over green space or the Downtown Dubai skyline.
District 11 properties cover a broad mix. District 11 villas come in 4, 5 and 6-bedroom layouts, many with private pools, rooftop terraces and covered parking for two cars. Townhouses offer 3 and 4-bedroom options for growing families. Apartment buildings of modest height provide 1, 2 and 3-bedroom units, some featuring smart home systems. Developers active here include Ellington Properties, Arista Properties and LEOS Developments.
Everyday convenience comes from ground-floor retail in the apartment parcels and the neighbourhood shops, nurseries and mosques built into each villa cluster. Supermarkets, clinics and schools in neighbouring Nad Al Sheba are only a few minutes away. Further retail and community facilities are planned around the lagoon as new phases complete.
For investors, District 11 off-plan projects offer large family homes in a central location at prices below the city’s most established villa addresses. Launches typically use construction-linked payment plans, spreading the cost across the build period. Demand from families relocating to central Dubai continues to support District 11 property investment and long-term capital appreciation.
Investment case
Forecasts point to strong annual price gains as new villa launches complete across the district.
The district is a short drive from the city’s main business hubs and two major highways.
Homes around a crystal lagoon hold a lasting premium among families seeking resort-style suburbs.
Most launches spread payments across construction, easing the capital needed upfront.
Established developers with completed Dubai communities are delivering most of the district’s new homes.
Generous plots and controlled density help protect privacy and long-term property values.
Community
Life here feels calm and spacious, yet the city’s business districts and leading malls are a short drive away. The community suits established families, executives and investors looking for large homes close to the centre of Dubai. Wide landscaped streets and walking paths connect the villa clusters to parks and the lagoon. Two major highways border the district, putting both airports and the coast within easy reach.
A large crystal lagoon at the heart of the newest phases offers a sandy beach and open lawns for swimming and family days by the water.
Four mosques serve the district’s residential parcels, giving most homes a place of worship within a short walk.
Landscaped parks between the villa clusters provide shaded seating, open lawns and play areas close to every street.
A planned retail area beside the lagoon will bring supermarkets, cafés and everyday services to the centre of the community.
Nurseries built into several residential parcels let young children start their early learning close to home.
Land beside the lagoon is set aside for clinics and public services, planned to open as each new phase completes.
Nearby
Living in District 11 near Ras Al Khor puts this flamingo wetland around 15 minutes away, with public birdwatching hides overlooking the mangroves.
Families reach this indoor theme park in about 15 minutes for roller coasters and themed zones built around cartoon and superhero brands.
Just 16 minutes from home, District 11 near Meydan Racecourse means easy access to the Dubai World Cup each spring.
Shoppers can be at Dubai Mall in 18 minutes, where hundreds of fashion stores, an aquarium and an ice rink fill the complex.
Since District 11 is near Downtown Dubai, the world’s tallest building and its observation decks are only 20 minutes away.
This is around 20 minutes from the community and hosts polo matches, riding lessons and a clubhouse restaurant.
Daily life
District 11 offers a strong choice of schools nearby, including a secondary college within the district and British and IB campuses in neighbouring areas. Most schools are a 15-minute drive or less. New school plots are planned around the lagoon as later phases are completed.
Medical care is close at hand, as clinics in Nad Al Sheba cover family medicine and everyday check-ups. Major hospitals in Dubai Healthcare City provide specialist and emergency services. Residents can reach most facilities in 15 minutes or less.
Weekly shopping is easy, as Nad Al Sheba hosts premium, fresh-produce and cooperative supermarkets a few minutes away. Larger hypermarkets in Al Quoz cover bulk buying. Lagoon-side supermarkets are planned within the community as new phases open.
District 11 is located between Dubai–Al Ain Road (E66) and Sheikh Mohammed Bin Zayed Road (E311). Dubai–Al Ain Road runs north to Downtown Dubai and Business Bay , while Sheikh Mohammed Bin Zayed Road links south-west to Dubai Hills, Al Barsha and the Jebel Ali corridor. Nad Al Sheba Road provides a direct local route towards Dubai Design District. Dubai International Airport is about 20 minutes away, and taxis and ride-hailing apps such as Careem and Uber operate throughout the district.
Starting prices
Starting prices by unit type as published by the developers active in the area. Individual units vary by floor, view and finish; the project pages carry the detail.
| Unit | Starting from |
|---|---|
| 1-Bedroom | AED 1,500,000 |
| Unit | Starting from |
|---|---|
| 4-Bedroom | AED 7,000,000 |
| 5-Bedroom | AED 11,000,000 |
| 6-Bedroom | AED 16,000,000 |
| Unit | Starting from |
|---|---|
| 4-Bedroom | AED 7,000,000 |
Getting around
District 11 is located in Wadi Al Safa 3, at the southern edge of MBR City between two of the city’s main highways. This position gives the district a quiet residential setting while keeping the nearby areas listed below within a short drive.
Drive times are the developer’s typical figures in light traffic.
Off-plan now
ff-plan projects in District 11 appeal to investors seeking spacious family villas near central Dubai. Developers across the district continue to release luxury villas and townhouses featuring lagoon views, private pools and high-end interior finishes. The Sanctuary by Ellington Properties offers 4, 5 and 6-bedroom villas from AED 17M, each with a private pool, rooftop patio and private lift. Handover is expected in Q1 2027 under a 60/40 payment plan. Residents enjoy direct access to the crystal lagoon, walking trails and a clubhouse. Meydan Villas by LEOS Developments is a gated collection of 4-bedroom townhouses and 5 and 6-bedroom villas along Al Ain Road. The starting price, handover date and payment plan are still to be announced. Planned amenities include a central garden, a waterfall pavilion, a yoga deck and private pools on the larger villas. Wadi Villas by Arista Properties offers 4, 5 and 6-bedroom villas from AED 14M. Handover is scheduled for 2026, and buyers pay 60% during construction and 40% on completion. Residents will have access to a lap pool, a fitness centre, a co-working lounge and a café. Opal Gardens by Meydan Group offers 4-bedroom townhouses and 4, 5 and 6-bedroom villas from AED 7M. Completion is expected in September 2026 under a 10/50/40 payment plan. The gated community includes children’s play areas, BBQ zones, a zen garden, yoga spaces and 24-hour security. The Lakeshore by Ellington Properties offers 4 and 5-bedroom villas from AED 12M. Handover is due in December 2026, and buyers pay 20% on booking, 50% during construction and 30% on completion. Each villa has a private pool and garden, and residents share a health club, a running track and a kids’ play area. Construction-linked payment plans for District 11 projects let buyers secure a large family villa near central Dubai at launch pricing and hold it through the build for long-term capital appreciation.
AED 1.3Mfrom
Handover 2026
TBA
Handover TBA
AED 17Mfrom
Handover 2025
FAQ
District 11 is located in Wadi Al Safa 3, part of Mohammed Bin Rashid City. It lies south of Meydan and Nad Al Sheba.
Meydan Group is the master developer, responsible for the overall master plan, the lagoon and community infrastructure.
Yes. Prices are projected to grow by 15% to 18% a year, supported by lagoon-front launches, low-density planning and a central location.
It suits families who want a large home, green space and good schools within 20 minutes of Downtown Dubai.
District One is a more established Meydan villa community known for its long crystal lagoon close to Downtown Dubai. District 11 is a newer, lower-density district offering a wider mix of apartments, townhouses and villas.
Yes. District 11 is a freehold area, so buyers of any nationality can own property outright.
Every off-plan villa here is priced above the AED 2M threshold, so buyers can apply for the 10-year Golden Visa, subject to Dubai Land Department requirements.
Yes. Most developers allow buyers to assign their contract to a new purchaser once a set share of the price has been paid, usually 30% to 40%. The transfer is registered with the Dubai Land Department and attracts a transfer fee.
Talk to an expert
Ask which launches in District 11 are actually worth the premium, what resale and rent look like today, and which payment plans are open right now.
