Dubai’s villa market is experiencing price growth at its most established communities, with proximity to leading international schools now identified as a primary driver, according to data released by global property and lifestyle advisory firm BlackBrick.
The findings draw on the Property Monitor Dynamic Price Index (DPI), which tracks the three-month moving average median price per square foot across 42 master communities.
Among the strongest performers over the past 12 months are Victory Heights, The Lakes, Meadows, The Greens (DIP) and Jumeirah Islands – all of which share characteristics of limited new supply, established infrastructure and access to schools.
Dubai villa prices rise near top international schools, says BlackBrick report
BlackBrick noted that the buyers in these communities are predominantly long-term resident families rather than short-term investors.
Annual tuition fees at leading British and International Baccalaureate schools in Dubai now range from approximately AED95,000 to over AED105,000, a cost profile that points to a buyer with a generational rather than a transactional outlook.
“This is not speculative momentum. Dubai’s villa market is being driven by end users who are planning five to ten years ahead, and education is central to that decision. We are seeing education act as a direct catalyst for capital growth. For family buyers, school proximity is no longer a secondary consideration, but one of the primary decision-making filters. In some communities, it is materially influencing price performance as parents are making property decisions around the school run. Convenience has become a premium, and the market is pricing it in,” Matthew Bate, Founder and CEO of BlackBrick said in a statement.
Victory Heights has recorded some of the sharpest increases in the period under review, a performance BlackBrick attributes in part to its location near schools ranked among the highest performing in the UAE.
At the start of 2026, non-renovated villas in Victory Heights are seeing annual price increases of between 25 and 35 per cent. Renovated villas have recorded increases of between 15 and 20 per cent over the same period.
Townhouses in the community, typically priced at around AED5 million, have seen more moderate increases of approximately 10 per cent. BlackBrick attributes this to the effect of Loan-to-Value restrictions on mortgages above the AED5 million threshold.
Arabian Ranches is also highlighted in the BlackBrick analysis, with the firm noting continued pricing strength supported by the presence of the Jumeirah English Speaking School (JESS), one of the most sought-after international schools in the emirate.
Annual price increases in Arabian Ranches have been recorded at between 20 and 25 per cent for non-renovated villas, which BlackBrick describes as a healthy return. The firm notes that the rate is slightly lower than in Victory Heights, a difference it attributes to higher stock levels in the Arabian Ranches community.
Beyond capital appreciation, BlackBrick also points to the performance of renovated villas in the rental market. In both Victory Heights and Arabian Ranches, villas priced above AED15 million are reported to be delivering yields of up to 7 to 8 per cent, a figure that positions these communities at the upper end of the Dubai residential market.
BlackBrick notes that the school-driven pricing dynamic now visible in Dubai is consistent with patterns observed in other established real estate markets globally, where proximity to schools with strong reputations has long been a factor in residential pricing. The firm indicates that Dubai’s villa market is following this trajectory, with the data from the DPI providing quantifiable evidence of the link.
