Al Khan, Sharjah: the coastal district between the lagoon and the Gulf, next to Al Majaz and Al Qasba, closest established waterfront address to the Dubai…
An honest look at what works here and what to watch, taken from the record rather than the brochure.
What is strong
The closest established Sharjah waterfront district to the Dubai boundary, with Al Mamzar next door.
Genuinely walkable along the water: beach, corniche, Al Qasba and Al Majaz all connect on foot.
An established district rather than a construction site, so the amenity a buyer inherits already exists.
Entry prices sit well below comparable Dubai waterfront stock, which is the whole basis of the trade.
What to watch
No metro anywhere in Sharjah and none under construction, so this is a permanently car-dependent address.
The Sharjah to Dubai commute on Al Ittihad Road at peak is the number that decides whether living here works, and no listing publishes it.
Sharjah does not publish a per-project register a buyer can read, so project registration and escrow have to be requested directly rather than looked up.
Foreign ownership in Sharjah is limited to designated developments, so tenure has to be confirmed project by project rather than assumed from the district.
Our take
Al Khan is the part of Sharjah that people who work in Dubai actually consider, and the reason is geography rather than marketing: it is on the water, it is next to Al Mamzar, and it is a fraction of the price of the equivalent Dubai address. What you give up is rail, permanently, and you take on a commute whose peak behaviour no brochure will tell you. Two things to settle before buying anything here. Drive the Al Ittihad Road run at the hour you would actually be doing it. And get the project's Sharjah registration and escrow details in writing, because unlike Dubai there is no public file you can check them against yourself.
Al Khan location and map
Where Al Khan sits, and what surrounds it.
Map tiles from OpenStreetMap, loaded when this section comes into view. Community names shown on the map are OpenStreetMap data, not our own placements.
Al Khan connectivity: metro, bus and roads
Al Khan's location case is simple and it is about Dubai. It is the established Sharjah waterfront district closest to the Dubai boundary, with Al Mamzar next door and Dubai International quoted at about fifteen minutes off-peak in agency material. That proximity is what sets rents and prices here. The number nobody publishes, and the one that decides whether living here works, is the Sharjah to Dubai run at peak on Al Ittihad Road, which behaves very differently from the off-peak figures quoted in listings. Sharjah has no metro and none is planned, so there is no rail alternative to that road and there will not be one within the life of an off-plan purchase made today.
MetroNo metro in the emirate
Sharjah has no metro or rail and none is under construction. Any home bought here is car-dependent for the life of the purchase.
Sharjah has no metro or rail network and none is under construction. Every journey from Al Khan is by road.
The nearest Dubai Metro stations are on the Green Line in Deira, across the emirate boundary, and are a drive rather than an interchange.
BusSRTA city services
Sharjah city bus services operate in the district. Individual routes not confirmed against SRTA.
SRTA operates bus services in Sharjah city. We have not confirmed individual routes serving Al Khan.
RoadCorniche streets onto the E11
Al Khan Street and Al Taawun Street feed Al Ittihad Road, which is the Sharjah to Dubai artery and the single biggest variable in living here.
Al Khan Street and Al Meena Street along the waterfront
Al Ittihad Road (E11), the main Sharjah to Dubai artery, immediately inland
Al Taawun Street, linking the corniche to Al Mamzar and the Dubai boundary
Sheikh Mohammed Bin Zayed Road (E311) further inland for through traffic
On footWalkable along the water
The corniche, the beach, Al Qasba and Al Majaz are genuinely walkable to each other. Anything inland of the main road is not.
Al Khan is one of the few UAE districts where the waterfront actually works on foot: beach, corniche, Al Qasba and Al Majaz link up, and daily retail is close. Cross Al Ittihad Road and that ends, and there is no rail to fall back on anywhere in the emirate.
Drive times
Sharjah Aquarium3 minagency listing
Al Qasba5 minagency listing
Al Majaz Waterfront8 minagency listing
Al Mamzar Beach Park10 minagency listing
Dubai International (DXB)15 minagency listing
Baseline figures are off-peak and mostly quoted from developer material rather than independently timed. Move the slider to see the same journeys under heavier traffic. The multiplier is yours to set, because we have no sourced peak-hour figure for these routes and will not invent one.
Al Khan is a coastal district of Sharjah city, occupying the strip between the Al Khan lagoon and the Gulf and running up toward the Dubai border at Al Mamzar. It holds Al Khan Beach, the Sharjah Aquarium and Al Khan Heritage Area, sits beside Al Majaz Waterfront and Al Qasba, and is where Sharjah's reclaimed waterfront island developments have been built. It is the closest established Sharjah residential district to Dubai, which is the main reason it prices and lets the way it does.
Al Khan is a coastal district of Sharjah city between the Al Khan lagoon and the Gulf, next to Al Majaz and Al Qasba and a short drive from Al Mamzar and the Dubai border. It is one of the emirate’s established waterfront addresses and the site of its reclaimed island developments.
Questions buyers ask
Where is Al Khan?
On the coast of Sharjah city, on the strip between the Al Khan lagoon and the Gulf, next to Al Majaz and Al Qasba and running north toward Al Mamzar and the Dubai boundary. It holds Al Khan Beach, the Sharjah Aquarium and the Al Khan Heritage Area.
Is Al Khan on the metro?
No. Sharjah has no metro or rail network and none is under construction, so Al Khan is car-dependent and will remain so for the life of any off-plan purchase made today. The nearest Dubai Metro stations are across the emirate boundary in Deira and are a drive rather than an interchange.
How far is Al Khan from Dubai?
Agency material quotes about fifteen minutes to Dubai International and ten to Al Mamzar Beach Park, and those are off-peak figures. The figure that matters is the Al Ittihad Road run at peak, which nobody publishes. Drive it at the hour you would actually be commuting before treating the proximity as a benefit.
Can foreigners buy property in Al Khan?
Sharjah permits foreign ownership only in designated developments rather than across the emirate, so it depends on the specific project and not on the district. Confirm the tenure type and the ownership rights in writing for the individual development before committing, and do not assume that one project in Al Khan tells you anything about another.
How do I check an off-plan project in Sharjah?
Differently from Dubai, and this is the single biggest practical difference between the two emirates. Sharjah does not publish a per-project register a buyer can read, so there is no equivalent of pulling a Dubai Land Department file to check units, escrow, construction progress and recorded sales. Ask the developer directly for the Sharjah Real Estate Development Register reference and the escrow account details, in writing, and verify them with the department rather than with the agent.
Aggregated from the 1 project we have analysed here, covering 862 homes. Counted from stock that has been released, rather than from the search-volume numbers portals quote, which a reader cannot audit.
Unit types released
Type
Projects
Size, sq ft
From
1 bedroom
1
from 689
AED 895K
2 bedroom
1
from 904
on request
3 bedroom
1
from 1,658
on request
4 bedroom
1
not published
on request
Penthouse
1
from 1,991
on request
Projects counts how many analysed developments here offer that type. It is not a count of homes, because developers rarely publish the per-type unit split.
Where the entry prices sit
Band
Unit types priced from this band
Under AED 1M
1
AED 1M – 3M
0
AED 3M – 5M
0
AED 5M – 10M
0
AED 10M and up
0
Counted on each unit type’s published starting price, so a type spanning two bands is counted in the lower one.
Every yield quoted in a listing is gross. This is the same purchase after the costs that are not optional. Change any figure and the answer updates.
Gross yield7.50%
→
Net yield5.85%
Drag: 165 basis points
Annual rent
120,000
Service charge
−5,600
Management
−7,200
Voids
−9,600
Insurance and maintenance
−4,000
Net income
93,600
District cooling is not included. Where a unit is on Empower or Emicool, the fixed capacity charge accrues whether or not anyone is living there, and it is generally the owner cost unless the tenancy contract shifts it.
