Based on 8 building reviews
Dubai Festival City runs along Dubai Creek on the eastern side of the city, developed by Al-Futtaim Group as a self-contained mixed-use community. For a fairly central address, it feels unusually open, with creekside walking paths, mature landscaping, and mostly low- to mid-rise buildings. Marsa Plaza is the exception, adding taller towers with views toward Downtown Dubai and the Burj Khalifa.
Five sub-communities make up the residential side. Al Badia Residences has triplex villas and family apartments on the garden level. Meanwhile, Al Badia Hillside Village and Al Badia Villas cover the low-rise family stock. Al Badia Living leans toward compact units for professionals. Marsa Plaza sits closest to the creek and the retail spine, which suits anyone who wants dining and the Festival Bay promenade on the doorstep.
The area suits families and working professionals seeking a quieter, greener setting without giving up convenience, and the fact that the mall, schools, and waterfront all sit inside the area is the main pull.
Sheikh Rashid Road (E11) and Al Rebat Street (D83) frame the community, and Dubai International Airport is roughly five minutes out.
Prices of properties for sale in Dubai Festival City range from AED 2M to AED 11M, with a median of AED 3.8M. A total of 45 listings are available. 33 properties have been listed for sale in Dubai Festival City over the past 30 days. Across all listings, 89% are verified and 87% are listed by SuperAgents.
3
5
2,523 sqft
Apartment
Al Badia Residences Building 11, Al Badia Residences, Dubai Festival City, Dubai
3
5
4,071 sqft
Apartment
Al Badia Hillside Condo 4, Al Badia Hillside Village, Dubai Festival City, Dubai
3
4
2,310 sqft
Apartment
Marsa Plaza - Core 1, Marsa Plaza, Dubai Festival City, Dubai
3
5
4,306 sqft
Bulk Sale Unit
Intercontinental Residence Suites, Marsa Plaza, Dubai Festival City, Dubai
3
5
2,298 sqft
Compound
Al Badia Hillside Condo 1, Al Badia Hillside Village, Dubai Festival City, Dubai
3
5
2,298 sqft
Apartment
Al Badia Hillside Condo 6, Al Badia Hillside Village, Dubai Festival City, Dubai
2
3
2,110 sqft
Apartment
Al Badia Hillside Condo 5, Al Badia Hillside Village, Dubai Festival City, Dubai
2
3
2,113 sqft
Apartment
Al Badia Hillside Condo 1, Al Badia Hillside Village, Dubai Festival City, Dubai
36 sale transactions were recorded in Dubai Festival City over the past 12 months, marking a 66.4% decrease YoY.
The data displayed is based on average prices and sizes of all in Dubai Festival City.
See all TransactionsDubai Festival City sits on the eastern bank of Dubai Creek, between Al Rebat Street (D83) and Sheikh Rashid Road (E11), with Al Garhoud to the north and Al Jaddaf to the south. Dubai International Airport is roughly a five-minute drive away. Downtown Dubai and Business Bay are about ten minutes by car. Daily errands are straightforward because Dubai Festival City Mall anchors the retail and dining mix, and the low-rise residential clusters are within walking distance of supermarkets, clinics, and fitness spots like Pin Point and Fitness First.
You won't need to go far for food. Zaatar W Zeit serves Lebanese wraps and manakeesh about a two-minute drive from the residential clusters, Train Vipes is another easily accessible eatery within the community, and Charley's Philly Steaks, Bombay Chowpatty, and Texas Chicken sit about the same distance away inside the mall precinct. The Cheesecake Factory is roughly a two-minute drive from the Al Badia buildings and has creek-side seating.
If you want more choice along the waterfront, Baba Iskender is in the same stretch for Turkish kebabs, while Al Fanar serves Emirati food about a three-minute drive away. Hard Rock Cafe and Belgian Beer Cafe sit a little further along the promenade, each under a five-minute drive from the residential areas.
Dubai Festival City gives families access to a solid school corridor with British, American, Indian, and IB options. That matters if you want to keep the daily school runs manageable. Several well-regarded schools are reachable in a few minutes by car, even in heavier traffic.
Universal American School is one of the closest choices, roughly a five-minute drive from the community. It follows an American curriculum with the IB Diploma Programme for senior students and has a KHDA "Very Good" rating. The campus serves students from pre-KG through Grade 12.
Deira International School is reachable in under ten minutes by car. It offers the IB programme from PYP through to the Diploma, holds a KHDA "outstanding" rating, and tends to appeal to families looking for an internationally focused education with smaller class sizes.
Al Mawakeb School Al Garhoud is also about a ten-minute drive away. It offers an American curriculum from FS1 through Year 13, holds a KHDA "Good" rating, and places strong emphasis on STEAM subjects and extracurricular activities.
Several nurseries sit near Dubai Festival City. Little Explorers Nursery accepts children aged 45 days to four years and follows the British EYFS framework. Kinderville Early Learning Center in Al Garhoud also takes children from infancy and uses a play-based early years curriculum.
For higher education, the Mohammed Bin Rashid University of Medicine and Health Sciences is under ten minutes by car in Dubai Healthcare City. Heriot-Watt University Dubai, in Dubai Knowledge Park, is reachable in roughly 15 minutes via Sheikh Zayed Road.
| School name | Curriculum | Fee range | Distance | KHDA rating |
|---|---|---|---|---|
| Universal American School - Branch | US/IB | 40K - 82K | 453 m | Very good |
| Deira International School | UK - UK/IB - International Baccalaureate (1 | 45K - 90K | 1.4 km | Outstanding |
| Al Mawakeb School Al Garhoud L.L.C | American | 16K - 25K | 2.1 km | Good |
| Grammar School | UK | 5K - 7K | 2.3 km | Acceptable |
| Gulf Indian High School | Indian | 5K - 9K | 2.6 km | Good |
| New Indian Model School | Indian | 4K - 8K | 2.7 km | Good |
| Pace Modern British School L.L.C | UK | 20K - 30K | 2.8 km | Acceptable |
| The National Charity School for Boys L.L.C | Ministry of Education | 5K - 9K | 2.9 km | Acceptable |
| The National Charity School for Girls (Br of The National Charity School for Boys L.L.C) | Ministry of Education | 5K - 9K | 2.9 km | Acceptable |
| Swiss International Scientific School FZ-LLC | International Baccalaureate | 69K - 138K | 3.0 km | Not inspected due to COVID 19 |
| GEMS Founders School Nad Al Hamar (Br of FZEGEMS Wellington Academy) - Dubai Branch | UK | 3.3 km | Not inspected yet | |
| Al Eman Educational EST | Ministry of Education | 6K - 9K | 3.4 km | Acceptable |
| Bright Learners Private School L.L.C | American | 25K - 39K | 3.7 km | Acceptable |
| The City School International Private | UK | 15K - 36K | 3.8 km | Good |
| Dar Al Marefa Private School | International Baccalaureate | 66K - 101K | 4.0 km | Not inspected due to COVID 19 |
| Dubai International Private School | American | 15K - 24K | 4.0 km | Not inspected due to COVID 19 |
| The Indian High School-Branch | Indian | 5K - 21K | 4.1 km | Good |
| GEMS Legacy School - Dubai Branch | Indian | 9K - 21K | 4.1 km | Good |
| Cedar School L.L.C | UK | 25K - 44K | 4.8 km | Acceptable |
| Hampton Heights International School | UK | 20K - 28K | 4.8 km | Not inspected yet |
| Lycee Francais International Georges Pompidou School Oud Metha | French | 31K | 4.8 km | Outstanding |
| Deira Private School | UK | 23K - 41K | 4.9 km | Acceptable |
| Glendale International School LLC | UK | 42K - 58K | 4.9 km | Acceptable |
| Dubai English Speaking School | UK | 43K - 53K | 4.9 km | Outstanding |
| Dubai Gem Private School | UK | 14K - 28K | 4.9 km | Good |
| Our Own High School - Dubai Branch | Indian | 8K - 16K | 5.0 km | Good |
Dubai Festival City sits along the eastern bank of Dubai Creek, with Al Garhoud to the north and Al Badia to the south. Al Badia Boulevard runs through the community, and Crescent Drive and Festival Boulevard handle most of the internal movement. There isn't a metro station inside the development, so most residents depend on buses, private cars, or ride-hailing apps for daily trips.
Creek leads on proximity, with a metro station roughly a five-minute drive away on the Dubai Metro Green Line. Emirates Station and Airport Terminal 3 Station on the Red Line are both reachable in under ten minutes by car, so you can access either metro line without much detour.
Four bus stops serve the community directly. Al Badia Residence, Hillside Village A (stops 1 and 2) are within walking distance, about an eleven-minute walk from the center of the development. Al Badia Residence 1&8, A2 (stops 1 and 2) are a little further south, roughly a nine-minute walk, with routes heading toward Deira and other parts of Dubai Creek.
Taxis and ride-hailing services like Careem and Uber are easy to get across Dubai Festival City. Because the hotel cluster includes InterContinental and Crowne Plaza, there's usually a taxi queue nearby, which helps keep pickups quick even during off-peak hours.
Al Badia Boulevard is the main internal road and links with Gateway Avenue and Grand Avenue inside the community. Festival Boulevard and Crescent Drive lead directly to Dubai Festival City Mall, while Marrakech Street and Al Rebat Street connect the area north toward Al Garhoud. Festival City Lake Walk Street follows the waterfront if you want the more scenic route through the development.
Parking is straightforward. Paid parking is available across the community; the mall has extensive multi-level car parks for visitors and shoppers, and most residential buildings include dedicated basement or podium parking.
The promenades along Dubai Creek are popular for walking and cycling, especially during cooler months, although dedicated cycling lanes inside the community are limited.
If you're driving out regularly, Deira City Centre is roughly a ten-minute drive north. Downtown Dubai and the Burj Khalifa area take about fifteen minutes via Al Khail Road, depending on traffic. Dubai International Airport's Terminal 3 is under ten minutes away. Jumeirah Beach is around twenty minutes by car, and Sharjah's city center is about twenty-five minutes to the northeast via Airport Road.
Al Badia Residences Building 11
Beautiful area with both schools on walking distance, British and American curriculum. The Al Areesh club on walking distance and the playground just beside the building. Area is connected to all the main roads of Dubai and creek harbor is just a few roundabouts away. The perfect home for families.
8 days ago
Marsa Plaza
Marsa Plaza is one of the very few buildings in Dubai which basically 'has it all'. From location to cleanness, from proximity and easy access to all strategic areas in Dubai to a place you can truly call home
7 years ago
Marsa Plaza
Hidden gem seriously. 7 years Marsa Plaza. Rental ending, searched Downtown, DIFC nothing compares. Decided to buy! 25M adult pool, Zero noise quality construction, 280 cm floor to ceiling triple strength glass in one piece, huge floorspace & max. closets, 10 mins (seriously!) to Dubai Mall, DIFC, DXB, board walk along Creek to revamped Festival City Mall, green, lush & the views over skyline & Burj! (TA)
9 years ago
Al Badia Residences
This place is away from hustle bustle. Green Surroundings and Peaceful area. A place with No Construction around. Kids love to run around. Nice Views of Downtown and Dubai Creek.
9 years ago
Marsa Plaza
Beautiful views of the Dubai Creek / Dubai Skyline. Near Dubai Airport, Shopping Mall and School Close by. Good quality finishing. Amazing community to live in Dubai.
10 years ago
Al Badia Residences
Good building but poor mainteneance
11 years ago
Dubai Festival City is made up mostly of low-rise and mid-rise residential complexes by Al-Futtaim Group, with a smaller number of taller towers along Dubai Creek. Apartments make up most of the housing stock, with a limited number of villas and serviced residences mixed in. Across the community, you'll see green courtyards, landscaped paths, and shared pools as standard, which gives the area a quieter, more suburban feel than Business Bay or Downtown Dubai.
Most of the apartment supply sits in Al Badia Residences, Marsa Plaza, and Al Badia Hillside Village. Sizes start with studios in Dubai Festival City of around 860 sq ft in Al Badia Hillside Village and go up to four-bedroom apartments exceeding 4,100 sq ft in Marsa Plaza. Open-plan living areas, large balconies, floor-to-ceiling glass, and built-in wardrobes are common across the stock.
The feel changes by development. Al Badia Residences is a low-rise collection set in landscaped gardens. Marsa Plaza is a mid-rise waterfront option with unobstructed Creek and skyline views. Al Badia Living is newer and focuses on one- and two-bedroom renters, with layouts starting near 840 sq ft.
Sale prices across the community vary, and compared to neighboring Dubai Creek Harbour, where median prices start higher, Dubai Festival City generally gives you more space per dirham, though Marsa Plaza carries a premium because of its waterfront position.
Explore:
Al Badia Villas is the only villa cluster in the community. These are four-bedroom homes with plots around 3,558 sq ft inside a gated residential enclave with plenty of greenery. You get private gardens, covered parking, and direct access to shared amenities including the Al Badia Golf Club.
There's also a smaller niche option in Al Badia Residences Building 21, which includes a handful of duplex-style villa units inside the low-rise complex.
Compared to Mirdif's villa market, which offers lower entry prices, Al Badia Villas costs more for its Creek-side setting and proximity to Dubai Festival City Mall.
Intercontinental Residence Suites is a 20-storey serviced tower in the Marsa Plaza precinct, completed in 2009. It includes studios through three-bedroom units on a leasehold basis and comes with housekeeping, a temperature-controlled pool, spa facilities, a fitness center, and 24-hour concierge. Layouts range from around 1,000 sq ft for a one-bedroom to over 4,300 sq ft for the largest units.
Prices sit at the top end of the community for premium configurations. This setup tends to suit corporate tenants and frequent travelers who want a managed lifestyle within walking distance of Dubai Festival City Mall and the Creek promenade.
Dubai Festival City makes sense for families who want larger floor plans, green surroundings, and a quieter setting with a major mall right outside. It's also a practical base for professionals commuting to Dubai International Airport or Deira. If you want high-rise density, nightlife, or a beachfront location, areas like JBR or Business Bay will probably fit better.
Dubai Festival City offers waterfront living along Dubai Creek and direct access to Festival Bay. It has Dubai Festival City Mall, IKEA, retail, dining, schools, nurseries, and healthcare facilities. It also has easy access to major roads and Dubai International Airport.
Dubai Festival City has no metro station within the community. Al Jaddaf and Creek Metro stations are about 10 minutes away by car. Buses also connect the area to the wider city, with stops near Dubai Festival City Mall and Al Rebat Street.
Dubai Festival City suits families and professionals who want a quiet community with shops, restaurants, and green spaces nearby. Schools such as Universal American School and Deira International School are also within a short drive.
Yes, Dubai Festival City is a freehold community. Both residents and overseas buyers can own property outright. Sub-communities such as Al Badia Residences Building 21 and Marsa Plaza include freehold properties.
Al Badia Residences has low-rise buildings surrounded by landscaped gardens, with some apartments offering private gardens. Al Badia Hillside Village offers studios to three-bedroom apartments, with prices starting at about AED 675K for a studio. Marsa Plaza has higher-rise towers on Dubai Creek, with creek and skyline views and a median sale price of about AED 4.1M.
Dubai International Airport Terminal 3 is about a five-minute drive from Dubai Festival City. The community also has direct access to Sheikh Rashid Road (E11).
Pet policies vary by building and management. Intercontinental Residence Suites generally does not allow pets. Check the rules with property management before renting or buying in Al Badia Residences or Al Badia Hillside Village.
Dubai Festival City is an established community with mature landscaping, a working mall, and a quieter setting. Dubai Creek Harbour is newer and still developing, with higher-density towers and planned retail areas. Dubai Festival City suits those who prefer an established community, while Dubai Creek Harbour may suit buyers seeking newer properties and future growth.
