Springs, Meadows and Lakes prices: what Emirates Living actually registered
This page is for owners and buyers in Emirates Living. It explains what the Dubai Land Department's register of completed sales says about prices here, in plain words, and every figure in it comes from that register.
See what homes like yours really sold for, in your building and your community, from the Land Department's own record.
Emirates Living is the Land Department's own name for the villa and townhouse communities that sit together off Sheikh Zayed Road: The Springs, The Meadows, The Lakes and Hattan. They are among the oldest family communities in Dubai, they trade steadily, and almost every price guide you will read about them quotes one number for the whole of Emirates Living. The register can do better than that, and in one respect it can do worse, and this page says plainly which is which.
In the twelve months to 26 August 2026, the Dubai Land Department registered 493 resales across Emirates Living, spread over 15 of the 18 groups the register names. The largest single group is the one the register does not break up: The Meadows, The Lakes and Hattan, with 98 registered resales at a median of AED 12 million and about AED 1,779 per square foot of plot. Among the Springs, Emirates Living - Springs 11 registered 38 resales at a median of AED 4.95 million and Emirates Living - Springs 14 registered 36 at a median of AED 4.47 million.
Why The Meadows and The Lakes are reported together
The Land Department tags a Springs sale to the numbered sub-community that registered it, so each of the Springs can be read on its own. It does not do the same for The Meadows, The Lakes or Hattan. Those transfers arrive under the Emirates Living master record with no project name on them at all, and the great majority carry no building name either. That group holds 3,885 registered resales going back to 2003.
The Desk could split them by plot size and label the results, and a good many published guides effectively do. It would be a guess, the plots overlap across all three communities, and a guess is not a registered fact. So they are published as one honest section, named for what it contains, with this sentence attached to it. If the Land Department begins tagging those transfers, the section splits itself the following month, because every figure here is rebuilt from the register rather than typed.
What the spread actually tells you
The gap between AED 12 million in the untagged villa group and AED 4.95 million in Emirates Living - Springs 11 is not a gap in the market. It is the difference between a large detached villa and a Springs townhouse, and it is why a single Emirates Living median would describe nothing anybody can buy. The rate per square foot is the figure that compares: the untagged villas register at about AED 1,779 and Emirates Living - Springs 14 at about AED 1,589, so most of the price difference is size rather than a difference in what a square foot is worth. If you are testing a quoted price against the register, test the rate rather than the total.
The long view
The Emirates Living register begins in 2003 and holds 13,496 registered resales in total, which is a deep record by any standard in this city. In 2023, 164 of the untagged villas registered at a median of AED 6.88 million; the current twelve-month median is AED 12 million. Emirates Hills sits inside the same Land Department area and under the same master record, and the Desk publishes it as a separate district because its market has nothing in common with this one.
The free desk page carries every group with its twelve-month count, median, range, rate per square foot and registered rents. The paid report carries the year-by-year record and every registered sale row by row.
Questions people ask
How many homes sold in Emirates Living in the last year?
The Dubai Land Department registered 493 resales across The Springs, The Meadows, The Lakes and Hattan in the twelve months to 26 August 2026.
What is the median price in The Springs?
It depends on which of the Springs. Emirates Living - Springs 11 registered a median of AED 4.95 million and Emirates Living - Springs 14 a median of AED 4.47 million in the twelve months to 26 August 2026; the Desk publishes each of them separately rather than one Springs figure.
Why do you not publish The Meadows and The Lakes separately?
Because the Land Department does not tag those transfers to a project. They register under the Emirates Living master record with no project name, so the Desk reports them together, named for what they contain, rather than splitting them by plot size and calling the result a fact.
Are these asking prices?
No. Every figure is a transfer registered with the Dubai Land Department, never an asking price and never an estimate.
The figures: the Emirates Living desk (every building, free) and the Emirates Living report (the year-by-year record and every registered sale). Source: Dubai Land Department registered transactions to 26 August 2026; deduplicated by transaction; medians at eight or more registered resales in that time, ranges at three to seven, counts below. No asking prices, no agent estimates.