Sobha Hartland: the area, the buildings and what homes sell for

What is Sobha Hartland

Sobha Hartland is a freehold community of about 8 million sq ft in Mohammed Bin Rashid City, built by Sobha Realty beside the Ras Al Khor Wildlife Sanctuary.

Dubai Meydan dates the launch to 2014 and describes the site as the north-east corner of Mohammed Bin Rashid Al Maktoum City (MBR City), where Ras Al Khor Road (E44) meets the Dubai-Al Ain Road (E66). Sobha's own investor update says its founder launched Sobha Hartland in 2013, so the sources differ by a year. The Dubai Land Department area name is Al Merkadh. Sobha says a third of the community is given to nature and that a 22-hectare green belt surrounds the district. Sobha describes it as a waterfront community with views of the Downtown skyline, the creek and the canal.

Sobha built most of the community itself. Dubai Meydan says three other developers built plots inside it: Ellington (Wilton Terraces, Wilton Park Residences, Kensington Waters, Berkeley Place and The Highbury), Bolton (The Terraces) and Gemini (Gemini Splendor). Propsearch counts 25 building developments, 21 of them complete on 29 September 2026, according to Dubai Meydan.

The parts of the community

• Sobha Hartland Greens: Six low-rise apartment buildings with studios to three-bedroom homes and duplexes. Dubai Meydan records the whole project as complete in 2021.
• Creek Vistas, Creek Vistas Reserve, Creek Vistas Grande and Creek Vistas Heights: Sobha towers of 28, 33 and 44 storeys. Creek Vistas Heights, two towers of 55 and 65 storeys, is still under construction.
• The Waterfront District: Waves (35 storeys, 592 apartments, according to Dubai Housing), Waves Grande and Waves Opulence, in front of a 1.8 km waterfront boardwalk.
• The Crest and Crest Grande: Four Crest towers and three 44-storey Crest Grande towers, all one- to three-bedroom apartments.
• One Park Avenue: A Sobha tower with 403 homes from one to four bedrooms.
• Villas and townhouses: Hartland Estates four-bedroom townhouses, Forest Villas (four and five bedrooms with private pools) and Gardenia Villas.

Sources: Dubai Meydan, Sobha Hartland guide, facts checked 29 September 2026; Sobha Realty, Sobha Hartland; Sobha Realty, Investor Update H1 FY23; Dubai Housing, Sobha Hartland Waves

Where you can live in Sobha Hartland: the residential projects

Homes in Sobha Hartland are in 1 residential areas: Sobha Hartland.

Map of the Sobha Hartland projects

Sobha Hartland

28 residential buildings: 27 apartments, 1 villas and townhouses. 25 completed, 3 off-plan. 1,071 sales in 12 months. Main developers: Sobha, Ellington Properties Development, Bolton Real Estate Development - Fz.

And 3 more projects or buildings: see the map.

Source: Dubai Land Department sale records and our building list, 26 October 2026. A project is a group of buildings with one name; a building with no group is listed on its own. Per sq ft is the median of apartment sales in 12 months.

Sobha Hartland property prices and sales

Apartments in Sobha Hartland sold for a median of AED 2,024 per sq ft in the 12 months to 23 October 2026, across 1,100 apartment sales.

Sobha Hartland finished apartment price per sq ft, by quarter

The median price of a finished apartment sold in Sobha Hartland was AED 1,979 per sq ft in 2026 Q3. The highest quarter in the last three years was 2025 Q4, at AED 2,101. A median moves when the mix of homes sold changes.

What the sale records show now

• Sales fell. Sobha Hartland had 1,109 home sales in the 12 months to 23 October 2026, against 1,313 in the 12 months before (−15.5%). Across Dubai, home sales fell over the same 12 months (−16.5%).
• Prices of finished apartments fell like for like. With the same bed sizes as a year before, the price per sq ft of finished apartments moved −1.3%.
• Rental yield. The median rent of new Ejari leases signed in the 12 months to 15 October 2026, against the median price of finished apartments, gives a gross yield of 6.2%.

Source: Dubai Land Department sale records to 23 October 2026 and Ejari leases to 15 October 2026, from the BUY DUBAI facts cube. Counts and prices cover the Land Department master project Sobha Hartland. Price per sq ft is a median of apartment sales. Like for like compares finished apartments with the same bed sizes as the year before. Off-plan sales are mostly new projects each year, so their prices are shown as levels only. Yield is the median rent of new Ejari leases against the median price of finished apartments. District and building tables: Another source sale records (to be moved to Land Department data). Dates are registration dates.

Where is Sobha Hartland in Dubai

Sobha Hartland is at the north-east corner of MBR City, across the canal from Downtown Dubai and next to the Ras Al Khor Wildlife Sanctuary.

The community lies where Ras Al Khor Road (E44) meets the Dubai-Al Ain Road (E66). Sobha describes it as opposite Downtown and close to Burj Khalifa and The Dubai Mall. Dubai Meydan measures 11.6 km by road from the community to Burj Khalifa and to DIFC, and 16.0 km to Dubai International Airport Terminal 3, using OpenStreetMap routing in free-flowing traffic. Drive times in the evening rush are longer.

Distance to key places

Road lengths are free-flow routes from OpenStreetMap. Drive times in the evening rush are longer.

The neighbours

• Sobha Hartland II: A second Sobha community of the same size next door, in the Bukadra area, 2.2 km from North London Collegiate School according to Dubai Meydan.
• Meydan: The racecourse is visible from the Waves tower, according to Dubai Housing.
• Ras Al Khor: Sobha One, a separate five-tower project in Ras Al Khor, is built close to Sobha Hartland, according to Dubai Meydan.
• Dubai Creek Harbour: Across the Ras Al Khor sanctuary to the north-east.
• Downtown Dubai and Business Bay: To the north-west across Al Khail Road.

Inside the community

The two schools stand at the north end of the district, 500 m and 582 m from Hartland Greens, according to another source. Sobha Hartland Greens sits in the middle of the estate and the Waterfront District faces the water side. Creek Vistas, The Crest and Crest Grande are the taller towers. Bus stops named Hartland Greens, Park View, Crest Avenue and Vistas Central are spread between 41 m and 648 m from Hartland Greens, according to another source. Villa clusters face the forest or the canal, according to Dubai Meydan.

Sources: Dubai Meydan, Sobha Hartland guide; Sobha Realty, Sobha Hartland; Dubai Housing, Sobha Hartland Waves;

Sobha Hartland roads, traffic, parking and transport

Sobha Hartland is a car-first community with two main road links, a local RTA bus to The Dubai Mall, and no metro station.

How residents get around

In practice a household here owns a car. The metro and the bus are a back-up, not the base of a commute, the traffic you meet is on Al Khail Road and at the Meydan and Ras Al Khor junctions. Before you rent or buy, drive the route to your workplace at the hour you would travel, and check the bus timetable on the RTA journey planner.

Roads and exits

• Ras Al Khor Road (E44): Runs along the community's edge. Sobha says the Ras Al Khor and Dubai-Al Ain Roads put the city centre within about 24 minutes.
• Dubai-Al Ain Road (E66): Meets Ras Al Khor Road at the corner of the community and leads out to the east of Dubai.
• Al Khail Road: The main route to Business Bay, Downtown Dubai and Jebel Ali, reached through the Meydan junctions.

Sobha's own figures are marketing times: about 24 minutes to the city centre and about 30 minutes to Dubai Marina and the airport. Dubai Meydan's free-flow route lengths are 11.6 km to Burj Khalifa and 16.0 km to Terminal 3. Neither figure is a measured peak-hour time.

The Al Khail Road upgrade

The Roads and Transport Authority (RTA) finished the Al Khail Road Development Project in October 2024. Gulf News reported on 21 October 2024 that the project added five bridges over 3,300 m and widened 6,820 m of road. At Meydan, RTA built a 610 m two-lane bridge between the Al Meydan Road and Ras Al Khor Road junctions. It carries 3,200 vehicles per hour. RTA also improved 1,550 m of surface roads linking to Ras Al Khor Street. RTA said the whole project cut travel time by 30 per cent and serves 1.5 million people. These upgrades help residents who join Al Khail Road for Business Bay and Downtown Dubai.

Traffic

Al Khail Road is one of the busiest roads in Dubai, Gulf News reported. Traffic builds at the Meydan and Ras Al Khor junctions at peak times. The 2024 bridges were built to remove the queues at Meydan. The two schools inside the community also create short peaks at drop-off and pick-up times.

Metro and bus

There is no Dubai Metro station inside Sobha Hartland, and Dubai Meydan says so too. The nearest Red Line stations are Business Bay and Burj Khalifa/Dubai Mall, across Al Khail Road. The Blue Line, due in 2029, will have stations at Ras Al Khor and Dubai Creek Harbour, Gulf News reported on 12 November 2025. Neither is inside Sobha Hartland.

RTA bus route SH1 links The Dubai Mall metro bus stop with Sobha Hartland. Its stops include Vistas Central, Park View, Hartland Greens and Crest Avenue, according to the timetable site BusMaps. One timetable site shows departures roughly hourly and another every 30 to 50 minutes, so check the RTA journey planner before you rely on it. There is no direct bus from Business Bay Metro Station, and Rome2rio's route goes through the Dubai Mall stop. Another source lists four bus stops near Hartland Greens, the nearest 41 m away.

Cycling and walking

Dubai Meydan lists cycling tracks and walking trails between the buildings, set in the 22-hectare green belt, and a 1.8 km waterfront boardwalk along the towers on the water side. The estate is built for short walks to the schools, the park paths and the cafes at the foot of the towers. Summer heat limits walking in the middle of the day.

Parking

Parking is set building by building. Another source lists a Dropps parking area 736 m from Hartland Greens. We found no published count of visitor spaces for the community, so ask the building manager before you rely on street parking. Villas and townhouses have their own garages or driveways.

Taxis and ride-hailing

Taxis and ride-hailing cars are the usual way to reach the metro or Downtown Dubai without driving. Journey times follow the same road routes as above.

Sources: Gulf News, No more traffic jams on Al Khail Road, 21 October 2024; Gulf News, Where are the 14 Blue Line stations?, 12 November 2025; BusMaps, SH1 route; Rome2rio, Business Bay to Sobha Hartland; RTA, Journey Planner; Dubai Meydan, Sobha Hartland guide; ; Sobha Realty, Sobha Hartland

Living in Sobha Hartland

Daily life in Sobha Hartland centres on the green belt and the boardwalk, with a community mall due and the large shopping centres a short drive away.

Parks, water and open space

Sobha says a third of the community is given to nature and that the district is surrounded by a 22-hectare green belt of forest and green space. Dubai Meydan counts more than 300 plant and tree species in the belt, citing Propsearch, with cycling tracks and walking trails between the buildings. A 1.8 km waterfront boardwalk runs along the water side of the estate. The Ras Al Khor Wildlife Sanctuary borders the area, is home to flamingos and has free bird hides, according to Dubai Meydan.

Shops, cafes and daily needs

• Sobha Hartland Mall: Sobha began building a AED 210 million community mall in July 2024. It has 339,000 sq ft of built-up area and about 115,000 sq ft of leasable space for 35 shops and restaurants, with a supermarket, a gym and play courts. Sobha scheduled completion for the second half of 2026. Gulf News and Curly Tales report no exact opening date, and Dubai Meydan says it had not opened on 29 September 2026.
• At the foot of the towers: Another source lists a supermarket 33 m, a fast-food restaurant 23 m and a coffee shop 161 m from Hartland Greens, and counts 9 restaurants, 11 supermarkets, 5 malls and 13 beauty salons in the surrounding search area.
• Sobha's list of facilities: Sobha names kindergartens, supermarkets, shops, gyms, swimming pools, tennis courts, playgrounds, cafes and restaurants inside the community.
• The Grand, Nad Al Sheba Gardens: A larger centre a short drive south. Gulf News said it would open in phases from 19 August 2026.
• The Dubai Mall: Across Al Khail Road in Downtown Dubai.

Inside the buildings

Each tower has its own pool and gym. The Waves tower, for example, has floor-to-ceiling windows with views of the skyline, the flamingo sanctuary and the racecourse, according to Dubai Housing. Sobha lists tennis courts and playgrounds among the community's facilities.

Health

Another source lists three hospitals near Hartland Greens. The larger hospitals and clinics are in Nad Al Sheba, Oud Metha and Downtown Dubai, each a short drive away.

Sport and nature

The Ras Al Khor Wildlife Sanctuary is the neighbour for walkers and bird watchers. The estate's tracks and trails serve runners and cyclists inside the green belt, according to Dubai Meydan.

Sources: Sobha Realty, Sobha Hartland; Sobha Realty, AED 210 million mall press release, July 2024; Gulf News, Dubai to get 9 new malls and retail hubs; Curly Tales, 5 new malls opening across Dubai in 2026; Dubai Meydan, Sobha Hartland guide; ; Dubai Housing, Sobha Hartland Waves

Schools in and near Sobha Hartland

Two international schools sit inside Sobha Hartland, and KHDA lists both as Very Good.

Schools inside the community

Ratings and fee ranges come from another source's KHDA 2026 data. Dubai Meydan says both schools were rated Very Good as listed in June 2026. Another school guide lists Hartland International at AED 52,000 to 95,000 a year and a 5-minute drive away, 8 minutes in the rush hour. Fees change each year, so check the KHDA fee page for the year you plan to enrol.

Schools near the community

A school guide by drive time lists these within about 10 minutes: Repton School Dubai (British, rated Outstanding, 6 minutes), Kings' School Nad Al Sheba (British, Very Good, 7 minutes), GEMS Modern Academy (Indian curriculum, Outstanding, 9 minutes) and Deira International School (British, Outstanding, 10 minutes). Kent College Dubai (British, Very Good) is 16 minutes away. The guide also gives rush-hour times that are about 40 to 60 per cent longer.

What it means for buyers

Walking distance to a Very Good school is rare among Dubai towers, which is why families rent in the community. Places at both schools depend on each school's own admission rules, not on where you live. Because both schools stand inside the community, at about 500 m and 582 m from Hartland Greens, a family in the central buildings can reach them on foot or by a short drive without joining a main road.

Sources: ; Sara Callow, best schools near Sobha Hartland; Dubai Meydan, Sobha Hartland guide

Who lives in Sobha Hartland

Sobha Hartland mixes owner-occupier families, investors and tenants who work in Downtown Dubai, Business Bay and DIFC.

We found no published count of residents for Sobha Hartland, so the points below come from the developer's descriptions and another source's area data.

What the developer says

• Families: Sobha calls the spacious, well-designed apartments a choice for families, and names two schools, kindergartens and playgrounds in the community.
• People who want quiet: Sobha also pitches the forest setting to people who want a tranquil, unhurried life.
• Villa and townhouse owners: Hartland Estates has four-bedroom townhouses on three levels, and the Forest Villas have four or five bedrooms with private pools, according to Dubai Meydan.

Who rents

Another source reports that the top renter nationalities at Hartland Greens are the United Kingdom (9 per cent), India (7 per cent), Russia (6 per cent) and France (6 per cent). Its lifestyle fit scores are 62 per cent for working professionals, 54 per cent for young professionals, 38 per cent for families, 60 per cent for retirees and 35 per cent for students. These are portal scores from user and listing data, not census figures.

Owners and investors

Many apartments are bought as rentals. Dubai Meydan quotes another source's 6.3 per cent gross yield for apartments, before fees and service charges, and calls it indicative. Sobha says it expects a return on investment above 6 per cent. Treat both as marketing or portal figures, not guarantees.

Community feel

One anonymous review on another source calls the area "extremely family and pet-friendly" and a short drive from Downtown Dubai and DIFC. Another reviewer rated it 2.3 out of 5 but called it good for families, peaceful and private. Both reviews were about seven months old when we checked.

Sources: ; Dubai Meydan, Sobha Hartland guide; Sobha Realty, Sobha Hartland

Sobha Hartland service charges and running costs

Service charges in Sobha Hartland are set per square foot for each project, and 2026 estimates for the Sobha towers sit between about AED 12 and AED 19.

How service charges work

Owners pay service charges each year to maintain shared areas. Gulf News explained on 13 February 2026 that the fees cover cleaning, security, landscaping, waste, repairs, management and shared utilities, and are charged per square foot through the Mollak system. The Real Estate Regulatory Agency (RERA) publishes each project's approved rate in the Service Charge Index on the Dubai Land Department website.

What it costs here

• Whole community: The data site Certified Poor gives a median of AED 17.56 per sq ft for Sobha Hartland in 2026. Oliva's 2026 review, quoted by Dubai Meydan, gives AED 16 to 22.
• Hartland Greens: AED 14.50, AED 11.80 and AED 13.70 for phases 1, 2 and 3, according to a Certified Poor summary.
• Waves and Waves Grande: AED 17.00 and AED 16.41.
• The Crest: AED 17.40.
• Creek Vistas, Reserve and Grande: AED 14.80, AED 16.70 and AED 18.70.

Treat these as third-party estimates of the Land Department figures. The index is the official record. Check it for the exact project before you buy.

Cooling and utilities

Empower supplies district cooling to Sobha Hartland from its Meydan plant, Khaleej Times reported in March 2023. Cooling bills come separately from DEWA bills and include a fixed capacity charge and a consumption charge. Electricity and water are billed by DEWA each month, and Dubai Municipality adds its housing fee to the DEWA bill.

Buying costs

On top of the price you pay the 4 per cent Land Department registration fee, plus agency and mortgage fees where they apply, according to the note under Dubai Meydan's prices. Our building pages show the prices that owners actually paid, taken from Land Department sale records.

Sources: Gulf News, What are service charges in Dubai?, 13 February 2026; Certified Poor, service charges in Sobha Hartland 2026; Certified Poor, Waves Grande; Dubai Meydan, Sobha Hartland guide

New projects and what is coming to Sobha Hartland

Sobha Hartland is mostly built, with the community mall, Creek Vistas Heights, Waves Opulence and The Highbury still to finish, and Sobha Hartland II rising next door.

Still under construction

Sobha Hartland Mall

Sobha Realty began building a AED 210 million community mall in July 2024. It plans 35 shops and restaurants, more than 10 dining options, a supermarket, a gym, play courts and an indoor entertainment area, with completion in the second half of 2026. Dubai Meydan says it had not opened on 29 September 2026.

Sobha Hartland II

Sobha announced Sobha Hartland II at Cityscape Dubai on 22 November 2022. Khaleej Times reported 8 million sq ft with 90 acres of greens and open spaces, five- and six-bedroom villas and one- to four-bedroom apartments, with a first promised completion in 2025. Dubai Meydan now lists Riverside Crescent, Skyvue and Skyscape towers and the Sobha Estates villas, with indicative handovers from the first quarter of 2027 to the fourth quarter of 2028, and three lagoons on the master plan.

Public works nearby

The Metro Blue Line, due in 2029, will stop at Ras Al Khor and Dubai Creek Harbour, Gulf News reported. Neither station is inside the community.

Sources: Dubai Meydan, Sobha Hartland guide, 29 September 2026; Sobha Realty, AED 210 million mall press release; Khaleej Times, Sobha Realty unveils Sobha Hartland II, 22 November 2022; Gulf News, Where are the 14 Blue Line stations?

Sobha Hartland history

Sobha Hartland launched in 2013 or 2014 and has been completed building by building, from Gemini Splendor in 2018 to Crest Grande in 2026.

Timeline

Dubai Meydan says completion means construction completion recorded by Propsearch, not always the handover date.

Sources: Dubai Meydan, Sobha Hartland guide; Sobha Realty, Investor Update H1 FY23; Dubai Housing, Sobha Hartland Waves; Khaleej Times, Sobha Hartland II, 22 November 2022

Sobha Hartland vs Business Bay, Downtown Dubai, Dubai Creek Harbour and Sobha Hartland II

Sobha Hartland offers green space and schools at the door, with a longer drive to Downtown Dubai than Business Bay and no metro.

Sobha Hartland vs Business Bay

Business Bay has Dubai Metro access and Sobha Hartland has none. Sobha Hartland has a green belt, a boardwalk and two schools inside the community. A Business Bay owner can reach a metro station on foot. A Sobha Hartland owner usually drives about 11.6 km to Burj Khalifa, according to Dubai Meydan.

Sobha Hartland vs Downtown Dubai

Downtown Dubai has Burj Khalifa and The Dubai Mall. Sobha Hartland faces it across the canal and offers more green land and a mix of apartments, townhouses and villas.

Sobha Hartland vs Dubai Creek Harbour

Dubai Creek Harbour lies across the Ras Al Khor sanctuary and will have a Blue Line station, due in 2029. Sobha Hartland is older and more complete, with its two schools already open.

Sobha Hartland vs Sobha Hartland II

Dubai Meydan compares the two directly. Both cover about 8 million sq ft. Sobha Hartland launched in 2014 and has 21 of 25 developments complete. Sobha Hartland II launched in November 2022 and is still being built around lagoons. Hartland has the schools and the boardwalk, and Hartland II has the new lagoon towers and Sobha Estates villas.

In short

Sobha Hartland against Sobha Hartland II

Sources: Dubai Meydan, Sobha Hartland guide; Sobha Realty, Sobha Hartland; Gulf News, Where are the 14 Blue Line stations?

Common questions about Sobha Hartland

These are the questions buyers and tenants ask most often about Sobha Hartland, with short answers based on the sources used in this guide.

Sources: Dubai Meydan, Sobha Hartland guide; Sobha Realty, Sobha Hartland; ; Certified Poor, service charges in Sobha Hartland; Gulf News, Where are the 14 Blue Line stations?; Sobha Realty, mall press release