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Dubai Silicon Oasis area guide

Dubai Silicon Oasis area guide: AED 1,301 per sq ft on registered DLD sales, yields near 8.7% gross, six bus routes, a Blue Line station due 2029, and what…

Free zone

Figures as at August 2026

View across Dubai Silicon Oasis showing low-rise technology park buildings and residential blocks, photographed in 2015.
Dubai Silicon Oasis in 2015. The low-rise technology park at the centre is the employment base the residential stock is built around.Photo: wilhelmtittes · Wikimedia Commons · CC BY 3.0

Dubai Silicon Oasis at a glance

Average price
AED 1,301 per sq ft
Gross yield
8.7% before costs
Area size
7.2 sq km
Freehold for foreign buyers
Yes

Dubai Silicon Oasis location and map

Dubai Silicon Oasis covers roughly 7 square kilometres. That scale is the point: a listing that says Dubai Silicon Oasis tells you very little on its own, which is why the communities inside it are compared separately below.

Map tiles from OpenStreetMap, loaded when this section comes into view. Community names shown on the map are OpenStreetMap data, not our own placements.

Dubai Silicon Oasis connectivity: metro, bus and roads

Dubai Silicon Oasis sits at the crossing of Sheikh Mohammed Bin Zayed Road (E311) and Al Ain Road (E66). Six RTA bus routes serve it, and unlike the villa districts immediately west it is getting rail: the Blue Line, targeted for 9 September 2029, includes a Dubai Silicon Oasis station.

  • MetroStation due 2029

    The only area bordering Dubailand with rail in the current plan.

    • No metro line serves Dubai Silicon Oasis today
    • The Blue Line, targeted for 9 September 2029, includes a Dubai Silicon Oasis station
    • Neighbouring Academic City also gets a Blue Line station
  • BusSix routes

    Genuine coverage, including a link to Rashidiya metro.

    • Route 365, through the centre of Silicon Oasis
    • Route 366, connecting to Rashidiya metro station
    • Routes 50, 67, 320 and X25 linking outward
  • RoadTwo main corridors

    Sited at the E311 and E66 crossing by design.

    • Sheikh Mohammed Bin Zayed Road (E311)
    • Al Ain Road (E66)
  • On footBetter than most

    School, hospital and offices are inside the boundary.

    • The free zone was planned around an employment core, so the school, hospital and offices sit inside the boundary rather than a drive away. Between sub-communities you will still drive.

Dubai Silicon Oasis is a 7.2 square kilometre technology free zone in Dubai with a substantial residential population, a 350-bed hospital and a British-curriculum school inside its own boundary. It is apartment-led, reported at about AED 1,301 per square foot on registered DLD sales, and it is due a Dubai Metro Blue Line station in 2029.

What Dubai Silicon Oasis actually is: a free zone people live in

Dubai Silicon Oasis is a technology free zone of roughly 7.2 square kilometres, established as a free zone in 2006, that happens to contain a substantial residential population. That order matters. It was planned around an employment base rather than assembled from residential plots, which is why it has a hospital, a school and a business district inside its own boundary rather than a drive away.

It is also small. At 7.2 square kilometres it is roughly a thirty-eighth the size of Dubailand, which means an area-wide average price here is a meaningful number rather than arithmetic across unrelated markets. That is the single biggest difference between reading this page and reading that one.

Dubai Silicon Oasis connectivity: the only neighbour getting a metro station

DSO sits at the crossing of Sheikh Mohammed Bin Zayed Road (E311) and Al Ain Road (E66), which is the reason it was sited there. Six RTA bus routes serve it: 365 runs through the centre of the community, 366 connects to Rashidiya metro station, and 50, 67, 320 and X25 link it outward.

The material change is rail. The Dubai Metro Blue Line, targeted to open on 9 September 2029, includes a Dubai Silicon Oasis station. Its neighbour Academic City gets one too. Dubailand, immediately west, gets neither. If you are weighing this area against the larger villa districts nearby, that is the structural difference, and it is the one most likely to show up in values before 2029 rather than after.

Dubai Silicon Oasis prices and yields: what 8.7% actually means

DSO is reported at around AED 1,301 per square foot on registered Dubai Land Department sales, which is a firmer basis than the portal averages that circulate for most areas. Within that, Binghatti Apartments trades near AED 910 per square foot across 465 registered sales, roughly 30% below the area average. Entry runs from about AED 770,000 for a studio to about AED 8.3m for a six-bedroom villa.

Bar chart placing Dubai Silicon Oasis against the Dubai-wide average price of AED 1,976 per square foot and the four other areas covered on this site.
Every area covered here trades below the Dubai-wide average. The discount is the reason to look, not a verdict on its own.

Advertised yields here are among the highest in Dubai, quoted around 8.7% and in ranges of 8% to 10%. Those are gross. Service charges in DSO run roughly AED 10 to 32 per square foot for apartments and AED 14 to 40 for villas including master community charges, which is a wide band and the single largest variable in what you actually receive. Run the calculator below with the charge for the specific building rather than the area range.

Living in Dubai Silicon Oasis: what is inside the boundary

Retail and supermarket frontage serving residents of Dubai Silicon Oasis, photographed in 2014.
Everyday retail inside Dubai Silicon Oasis, 2014. Self-contained amenity is part of why the area holds tenants who work nearby.Photo: wilhelmtittes · Wikimedia Commons · CC BY 3.0

Fakeeh University Hospital sits inside DSO: around one million square feet, 350 beds, 55 specialties and a 35,000 square foot emergency department. GEMS Wellington Academy Dubai Silicon Oasis is a British-curriculum school at the core of the community. Dubai Digital Park, formerly Silicon Park, is a 150,000 square metre smart district that opened in 2020 and provides the office and retail base.

The residential stock is mostly apartments, with two villa sub-communities, Cedre Villas and Semmer Villas, together holding more than 1,600 units. If you want a villa here you are choosing between two developments, not twenty.

Dubai Silicon Oasis or Dubailand: the honest comparison

These two adjoin each other and suit different buyers. DSO is compact, apartment-led, employment-anchored and about to get rail. It offers higher advertised yields and much less choice. Dubailand is vast, villa-led, car-dependent and gets no metro station in the current plan. It offers far more space per dirham and a great deal more supply competing with you at exit.

If your plan is yield on an apartment with a tenant who works nearby, DSO has the stronger case. If your plan is space for a family and you are content to drive, the villa communities to the west are cheaper per square foot and always will be. The mistake is treating them as interchangeable because they share a border.

If it is specifically an apartment you are weighing, the closer comparisons sit west of Dubailand rather than here. Jumeirah Village Circle offers far deeper resale volume and no metro. Arjan offers higher advertised yields into a district with sixty construction sites. Motor City offers a finished community at a lower price per square foot. Silicon Oasis is the only one of the four with rail confirmed.

Frequently asked questions

Does Dubai Silicon Oasis have a metro station?

Not yet, but one is planned. The Dubai Metro Blue Line, targeted to open on 9 September 2029, includes a Dubai Silicon Oasis station. Until then the area is served by six RTA bus routes, including route 366 which connects to Rashidiya metro station.

What is the average price per square foot in Dubai Silicon Oasis?

Around AED 1,301 per square foot on registered Dubai Land Department sales. Within that, Binghatti Apartments trades near AED 910 per square foot across 465 registered sales, roughly 30% below the area average.

What rental yield does Dubai Silicon Oasis offer?

Advertised yields are among the highest in Dubai, quoted around 8.7% and in ranges of 8% to 10%. Those figures are gross. Service charges here run roughly AED 10 to 32 per square foot for apartments and AED 14 to 40 for villas, so the net figure is materially lower and varies by building.

Are there villas in Dubai Silicon Oasis?

Yes, in two sub-communities. Cedre Villas and Semmer Villas together hold more than 1,600 units. The rest of the residential stock is apartments, so villa choice here is narrow compared with the villa districts immediately west.

Is Dubai Silicon Oasis a good place to live with a family?

It has more inside its own boundary than most Dubai districts. GEMS Wellington Academy Dubai Silicon Oasis is a British-curriculum school at the centre of the community, and Fakeeh University Hospital sits inside the area with 350 beds and a full emergency department. Dubai Digital Park provides offices and retail.

Last reviewed 28 August 2026 · How we verify

Communities in Dubai Silicon Oasis compared

This is the point of the page. These communities share an area name and very little else, so compare them directly rather than trusting an area average.

CommunityDeveloperTypeAED per sq ftGross yieldService chargeBasis
Cedre VillasDubai Silicon Oasis AuthorityVillasNo per-community figure published
Semmer VillasDubai Silicon Oasis AuthorityVillasNo per-community figure published
Binghatti ApartmentsBinghattiApartments910465 registered DLD sales
Dubai Digital ParkDubai Silicon Oasis AuthorityMixed use and officesCommercial district, opened 2020

Yields are gross, before service charge, cooling, management and voids. Blank means we had no figure we were willing to publish, not zero.

Dubai Silicon Oasis rental yield: gross versus net

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 rent120,000
Service charge−5,600
Management−7,200
Voids−9,600
Insurance and maintenance−4,000
Net income93,600

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.

Schools, healthcare and amenities near Dubai Silicon Oasis

Every distance below names the community it is measured from. Dubai Silicon Oasis is large enough that a school seven minutes from one community can be half an hour from another, so a single distance from the area as a whole would tell you nothing.

Schools and nurseries

Hospitals and clinics

Retail and leisure

Names link to a Google Maps search rather than to a claimed business profile. Distances are as published by the sources cited at the foot of this page and were not measured by us.

Areas bordering Dubai Silicon Oasis, and how they compare

Grouped by which side of Dubai Silicon Oasis they sit on. Direction is given rather than a single distance, because Dubai Silicon Oasis is large enough that one kilometre figure would be meaningless from most of it.

North of Dubai Silicon Oasis2

  • Nad Al ShebaNorth-west, towards Meydan

    Established villa district closer to Downtown.

    Gross yields near 4.3% to 4.6%, roughly half what DSO advertises.3BR villas from about AED 2.4m2026 guide data
  • MirdifNorth, towards the airport

    Long-established family residential district.

    Also on the Blue Line route, and closer to Dubai International.No published figurenone we could attribute

East of Dubai Silicon Oasis1

  • Academic CityImmediately east

    University cluster with student and staff housing demand.

    Also gets a Blue Line station in 2029, so the two share the rail benefit.No published figurenone we could attribute

West of Dubai Silicon Oasis1

  • DubailandImmediately west, across the E311

    Vast villa-led development zone of roughly 278 sq km containing dozens of separate communities.

    Villa-led and far larger, but car-dependent with no metro station in the 2029 plan.No area-wide figuretoo heterogeneous to average

Prices come from portal indices and broker aggregations published at different dates and measuring different things. They indicate order of magnitude, not a like-for-like comparison. Names without a page here link to a map search.

Property ownership and regulation in Dubai

UAE property law is set emirate by emirate, not federally. What follows applies in Dubai and does not carry across to other emirates.

Regulator
Dubai Land Department (DLD), with the Real Estate Regulatory Agency (RERA) as its regulatory arm
Property register
Property Register for title deeds; the Interim Real Property Register, known as Oqood, for off-plan
Foreign ownership
Freehold, open to all nationalities in designated areas

Off-plan and escrow

Law No. 8 of 2007 requires every off-plan project to hold buyer money in a project-specific escrow account, ring-fenced from the developer creditors, with releases against certified construction milestones. Law No. 13 of 2008 creates the interim register and makes an unregistered off-plan disposition void. Law No. 19 of 2020 sets the maximum a developer may retain if a purchase fails, and those limits are public order, so no contract can override them.

Ownership in detail

Foreign nationals may hold freehold title in areas designated for foreign ownership. Outside those areas, ownership is restricted to UAE and GCC nationals.

Sources: dlp.dubai.gov.ae, dubailand.gov.ae.

Could not verify

Repeated across the market, but we could not confirm these against a primary source. Treat them as market-reported.

  • Service charge ranges are broad market figures for the area, not the charge for any specific building. Pull the building on Mollak before relying on a net yield.
  • Yields quoted here are gross and advertised. We did not verify them against realised rents.
  • Community coordinates are approximate centroids used for relative positioning, not survey data.
  • We have not confirmed a per-community price for Cedre Villas or Semmer Villas against a primary source.

Sources and verification

6 publishers, 7 pages.

Figures as at August 2026. Last reviewed 2026-08-28.