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, home by home and district by district, 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 22 October 2026, the Dubai Land Department registered 450 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 88 registered resales at a median of AED 11.97 million and about AED 1,809 per square foot of plot. Among the Springs, Emirates Living - Springs 11 registered 33 resales at a median of AED 4.95 million and Emirates Living - Springs 14 registered 33 at a median of AED 4.65 million.
Reports for Emirates Living
The Emirates Living record, as a document you keep
Look inside first
Pages 1, 2, 3 and 522 of the 1,042 in the file, marked preview. Tap one to read it.
Emirates Living: the whole registered record
Every community this page explains, with every registered resale on each, in the district's own documents.
- The district, this year · 39 pages · AED 199
- The district, one earlier year · AED 99
- The district, all of it · 1,042 pages · AED 499
1,042 pages · 15 communities · back to September 2003 · the register read to 22 October 2026
From AED 99
The same report is on sale for every other district on this site. The eight busiest are Jumeirah Village Circle, Business Bay, Dubai Marina, Mohammed Bin Rashid City, International City Phase 1, Dubai Sports City, Downtown Dubai and Arjan, and twenty-one more are on the reports desk. Each one is this year for AED 199 or one earlier year for AED 99, and every year since the register opened for AED 499 where that record is on the shelf. 16 towers and communities in those districts have a file of their own, AED 49 for the last twelve months or AED 149 for every sale since the first. See every report, with pages of each file before its price
What it is
A PDF of the Land Department's own register for one place. No asking prices, no listings, no opinion of ours.
What you get
Every registered sale in it, row by row and newest first: the date, the price, the size, the rate per square foot, and the rent record beside it.
How it is yours
Bought once, tax inclusive, no subscription. Emailed by a person, usually within the hour. Keep it, print it, show it to anyone.
Why it will not embarrass you
Every figure traces to a registered transfer, and each page count on this page is the real length of the file we fetched and counted. If it is wrong you get the corrected file: delivery, replacement and cancellation.
Why you would buy it again
The register moves every day. A document is rebuilt at the next reading after its register moves and says the date it was read to, so a later copy carries every sale registered since.
Licensed agent? The same registered sales each week, in a letter every Wednesday, under your name, with your company on it, AED 79 a month. You build it and read the whole newsletter before you pay. Build my newsletter, then decide
The register behind this page was read on Friday 23 October at 22:37 Dubai.
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 villa community name either. That group holds 3,897 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 11.97 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 1,809 and Emirates Living - Springs 14 at about AED 1,699, 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 13,549 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 11.97 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 450 resales across The Springs, The Meadows, The Lakes and Hattan in the twelve months to 22 October 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 4.65 million in the twelve months to 22 October 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 villa community, free) and the Emirates Living report (the year-by-year record and every registered sale). Source: Dubai Land Department registered transactions to 22 October 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.