Master-planned communities in Dubai are designed as complete residential environments. Housing, leisure, education, retail, and outdoor space are planned and delivered as part of a coordinated development strategy.
These communities are structured around facilities that residents use daily, supported by service charges that fund community-level infrastructure and amenities. For buyers, understanding what those charges fund is as important as understanding the purchase price.
Below is a closer look at what residents gain access to inside Dubai’s master-planned communities, and what those amenities typically cost to maintain.
The Oasis by Emaar
Private Water, Landscaped Space, and Low-Density Living
The Oasis by Emaar is planned as a large-scale villa community structured around water systems and landscaped open space. The masterplan prioritises privacy, walkability, and recreational use of outdoor areas rather than visual landmarks.
Amenities residents access
- Multiple crystal-clear swimmable lagoons distributed across the community
- Interconnected canals and water features forming part of the street layout
- Extensive landscaped parks and shaded walking routes
- Extensive cycling and jogging networks planned across the community
- Community clubhouses, fitness centres, and wellness facilities
- Neighbourhood retail zones and cafes integrated into residential clusters
- Gated access with 24/7 security and controlled entry
These amenities are maintained at community level, which explains the scale of service charges relative to standard villa developments.
Prices: Villas from AED 8–13.47 million (£1.7–2.9 million)
Service charges (estimated): AED 3–5 per sq. ft. annually (£0.65–£1.10 per sq. ft.)
Charges fund lagoon filtration systems, beach maintenance, landscaping, security, lighting, irrigation, and shared facilities.
Dubai South/Expo City
Mobility, Cultural Assets, and Public Realm Infrastructure
Dubai South and Expo City operate as mixed-use urban districts rather than gated villa communities. Amenities here focus on connectivity, public space, and civic infrastructure.
Amenities residents access
- Pedestrian-first streets and shaded walkways
- Metro connectivity serving key parts of the district
- Public parks, plazas, and landscaped boulevards
- Cultural venues, exhibition spaces, and event halls
- Fitness trails and outdoor sports courts
- Community retail streets rather than enclosed malls
- Sustainability infrastructure supporting reduced energy and water use
Amenities are shared across the district, supporting a denser population and higher footfall than villa-led communities.
Prices: Apartments from AED 1.2–1.88 million (£258,000–£404,000)
Townhouses from AED 2.8–3.6 million (£602,000–£774,000)
Service charges (estimated): Apartments around AED 10–20 per sq. ft. annually (£2.15–£4.30 per sq. ft.)
Charges reflect maintenance of public realm spaces, transit access points, sustainability systems, and shared facilities.
Tilal Al Ghaf
Lagoon-Centric Recreation and Education Infrastructure
Tilal Al Ghaf is structured around a central lagoon supported by outdoor recreation and education. Amenities are designed for daily use rather than seasonal or event-based activity.
Amenities residents access
- 70,000 sq. m swimmable lagoon with monitored water quality
- 1.5 km sandy shoreline with controlled access
- Kayaking and paddle-sports zones
- Extensive cycling and walking trail networks
- Community fitness hubs and outdoor gyms
- Neighbourhood parks and children’s play areas
- Royal Grammar School Guildford Dubai located within the masterplan
- Local retail centres, cafes, and service outlets
Prices: Townhouses from AED 2.3 million (£495,000)
Villas from AED 3.7 million (£796,000)
Service charges (confirmed for selected clusters): Around AED 3 per sq. ft. annually (~£0.65 per sq. ft.)
Charges cover lagoon operations, landscaping, security, and shared facilities.
(H2) Arabian Ranches 3
Park-Led Family Infrastructure
Arabian Ranches 3 continues Emaar’s suburban model, with amenities centred on green space, recreation, and family use.
Amenities residents access
- Central park exceeding 30,000 sq. m
- Landscaped boulevards with water features
- Children’s play zones and splash areas
- Community pools and fitness facilities
- Sports courts and multi-use recreational areas
- Cycling and walking paths connecting sub-communities
- Community retail and dining nodes
Prices: Townhouses from AED 1.2 million (£258,000)
Villas up to AED 7.3 million (£1.57 million)
Service charges (estimated): AED 5–10 per sq. ft. annually (£1.10–£2.15 per sq. ft.)
Charges vary by cluster and property type.
DAMAC Hills 2
High-Volume Leisure Infrastructure Across a Large Masterplan
DAMAC Hills 2 is designed around amenity density, offering a broad range of leisure facilities distributed across themed zones rather than concentrated in a single centre.
Amenities residents access
- Malibu Beach-style artificial beach and wave pool
- Multiple water parks and splash zones
- Dedicated sports districts with football, tennis, cricket, and fitness facilities
- Jogging tracks and cycling routes
- Outdoor cinemas and event lawns
- Equestrian facilities and stables
- Community retail centres, supermarkets, and cafes
- Schools and nurseries within the wider masterplan
Prices: Apartments from AED 577,000 (£124,000)
Villas from AED 1.3 million (£280,000)
Service charges (estimated): AED 10–30 per sq. ft. annually (£2.15–£6.45 per sq. ft.)
Higher charges reflect the maintenance of leisure-heavy infrastructure spread across a large area.
What residents pay for amenities in master-planned communities
Annual community service charges (amenity maintenance)
Service charges are calculated per square foot of the home and paid annually. Rates vary by developer, property type, and phase, and are disclosed annually through owners’ association budgets. They fund all shared amenities and community-level infrastructure.
What these charges typically cover
- Lagoon filtration and water treatment systems
- Beach upkeep, safety monitoring, and cleaning
- Park landscaping, irrigation, and lighting
- Community swimming pools and fitness facilities
- Cycling tracks, jogging routes, and sports courts
- Security, access control, and community management
Typical annual amenity cost per home
To translate service charges into real figures:
- 2,000 sq. ft. villa in a park-led or lagoon community
AED 6,000–12,000 per year(£1,290–£2,580)
- 2,500 sq. ft. villa in a premium lagoon or resort-style community
AED 10,000–15,000 per year (£2,150–£3,225)
- 1,000 sq. ft. apartment in an urban master district
AED 10,000–20,000 per year (£2,150–£4,300)
- 2,000 sq. ft. home in a leisure-heavy community
AED 20,000–60,000 per year (£4,300–£12,900)
Amenities that may carry separate fees
Some facilities operate outside standard service charges:
- Golf clubs: AED 15,000–35,000 per year (£3,200–£7,500)
- Premium wellness centres or beach clubs: AED 5,000–12,000 per year (£1,075–£2,580)
- Sports academies and specialised facilities: priced separately
Access to parks, lagoons, community pools, cycling routes, and standard fitness areas is normally included in service charges.
When the cost makes sense — and when it doesn’t
Amenity charges in Dubai’s master-planned communities tend to be justified when residents actively use what the community provides. Daily access to swimming lagoons, fitness facilities, parks, cycling routes, and on-site leisure infrastructure changes how space is used and reduces reliance on facilities outside the community.
For owners who spend most of their time outside the community or treat the property purely as a financial asset, higher service charges may feel disproportionate. In those cases, simpler developments with limited shared infrastructure often deliver better cost efficiency.
Master-planned communities are designed for residents who actively use shared facilities rather than holding property as a low-engagement asset. It is less suited to owners who do not intend to use community amenities or who prefer minimal recurring costs. The decision to live in it is therefore a practical one.
