New & Off-Plan Projects in District 11
District 11 continues to attract developer attention within Mohammed Bin Rashid City, with several off-plan and new-build projects currently under construction. Meydan Group’s Opal Gardens brings four-bedroom townhouses alongside four-to-six-bedroom semi-detached villas around a crystal lagoon, while Ellington’s The Lakeshore Villas and The Sanctuary add boutique-style four-to-six-bedroom homes with private water features. G& Co’s Senses at The Fields offers three-to-four-bedroom townhouses, and VIE by Elie Saab introduces four-bedroom designer townhouses to the district. Most projects use construction-linked payment plans, with handovers scheduled through 2026, giving buyers a pre-completion entry point before values mature.
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District 11 Real Estate: Prices, Payment Plans & Property Types
Prices & Payment Plans in District 11
As of 2026, price per square foot in District 11 sits well below Downtown Dubai and Dubai Marina benchmarks, reflecting the district's positioning as a mid-to-premium villa community rather than a high-rise waterfront address. Most off-plan launches in District 11 use construction-linked payment plans, typically structured around a 10% down payment, staged instalments through construction and a post-handover balance of 25-40% payable over one to three years after completion. Buyers should also budget for the 4% Dubai Land Department transfer fee alongside the standard registration and agency costs applicable across Dubai freehold communities.
New Launches in District 11 2026
District 11's newest launches for 2026 include Meydan Group's Opal Gardens, Ellington's The Sanctuary and G&Co's Senses at The Fields, each offering low-density villa and townhouse clusters built around landscaped lagoons and private gardens. Elie Saab's VIE townhouse collection, developed with Engel & Völkers, adds a designer-branded residence option to the district's 2026 pipeline, appealing to buyers seeking first-to-market off-plan opportunities ahead of completion.
Apartments, Villas & Townhouses in District 11
District 11 offers a mix of one, two and three-bedroom apartments from around 800 to 2,200 square feet, three-to-five-bedroom villas ranging from approximately 2,500 to 4,200 square feet, and three-bedroom townhouses of around 2,000 to 2,500 square feet. Larger off-plan villas and semi-detached homes in newer launches extend to six bedrooms, with some layouts exceeding 8,000 square feet, while high-end apartments feature smart-home technology and European kitchen fittings as standard.
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About District 11
District 11 is a freehold sub-community within Mohammed Bin Rashid City (MBR City), developed by Meydan Group on a 320-hectare plot at the junction of Dubai-Al Ain Road and Sheikh Mohammed Bin Zayed Road. Planned around roughly six thousand villas, townhouses and apartments across several parcels, including Meydan Heights South, the district sits immediately south of Meydan and Downtown Dubai. Development remains active, with a mix of completed clusters and off-plan projects currently under construction across the wider masterplan.
Life in District 11 feels distinctly suburban for a location this close to the city centre. Wide internal roads, low-rise villas and landscaped plots replace the density of Dubai's high-rise districts, while community parks, a private clubhouse and neighbourhood retail create an easy, family-oriented rhythm. Proximity to Meydan Racecourse lends the area a distinctive character, with racing season bringing a seasonal buzz to an otherwise quiet, green neighbourhood that residents describe as private and unhurried.
Price per square foot in District 11 remains considerably lower than Downtown Dubai and Dubai Marina, giving buyers more space for their budget in a masterplan minutes from the city's business hubs. Direct links to Al Ain Road and Sheikh Mohammed Bin Zayed Road connect residents to Business Bay and DIFC within around 20 minutes, while a planned metro station under Dubai's 2040 Urban Master Plan is set to improve connectivity further by 2030. The district appeals to both end-user families and investors targeting steady mid-term capital appreciation.
District 11 Key Facts
Master Developer
Meydan Group
2014 (Parcel A handed over in 2016)
Launch Year
Total Units / Plot Size
Approximately 6,000 units across 320 hectares
Distance to Downtown Dubai
20 minutes' drive
District 11 Location
Easy Access to Dubai’s Key Destinations
District 11 sits at the meeting point of Dubai-Al Ain Road and Sheikh Mohammed Bin Zayed Road (E311), giving residents fast road access across the city without the congestion of Dubai's central districts. Business Bay Metro station and future rail links planned under the Dubai 2040 Urban Master Plan will further strengthen connectivity through 2030.
- 20 minutes to Downtown Dubai and Burj Khalifa
- 22 minutes to Business Bay
- 27 minutes to Dubai International Airport (DXB)
- 10 minutes to Business Bay Metro Station
- 15 minutes to Al Ain Road (E66) onward routes
- 10 minutes to Sheikh Mohammed Bin Zayed Road (E311) access point
- 5 minutes to Meydan Racecourse and Meydan Golf
Why Invest in District 11
Growth Forecast
As of 2026, District 11 villas and townhouses have recorded average returns of between 6.04-7.32%, with resale profit potential of up to 25% over the medium term as the wider MBR City masterplan matures.
Rental Yield
Short-to-medium-term rental returns in District 11 range from 5-7%, supported by steady demand from families seeking villa-style living within easy reach of Downtown Dubai and Business Bay.
Infrastructure Drivers
A metro station planned under the Dubai 2040 Urban Master Plan, alongside the future Meydan One Mall and its more than six hundred retail outlets, is set to strengthen District 11's connectivity and lifestyle offering by 2030.
Capital Appreciation & Rental Income
Lower entry price per square foot compared with Downtown Dubai and Dubai Marina, combined with year-round demand generated by Meydan Racecourse and the Dubai World Cup, supports both steady rental income and long-term capital appreciation for investors.
Infrastructure and Everyday Life in District 11
District 11 combines a low-density residential setting with growing everyday convenience, from schools and clinics within minutes of home to Downtown Dubai's retail and dining scene a short drive away.
Things to Do
District 11 sits beside Meydan Racecourse, home of the Dubai World Cup and one of the world’s richest horse races, alongside Meydan Golf’s championship course. The Dubai Polo & Equestrian Club and Ras Al Khor Wildlife Sanctuary lie a short drive away, offering flamingo-watching and open green space. Within the community, landscaped parks, a private clubhouse and the developing Crystal Lagoon give residents everyday recreation without leaving the neighbourhood.
Education
Families in District 11 have several schools within minutes of home, including Lycée Libanais Francophone Privé–Meydan around 0.4 kilometres away and Kent College Dubai roughly 0.9 kilometres away. Hartland International School, offering a UK and IB curriculum, and North London Collegiate School Dubai sit a short drive further within the wider MBR City masterplan, alongside several nurseries serving pre-school-age children across the community’s residential parcels.
Healthcare
Residents can reach Mediclinic City Hospital and American Hospital Dubai within around 15 minutes by car, alongside Aster Hospital and Mediclinic Welcare Hospital for routine care and specialist treatment. Dubai Healthcare City, home to a wide network of clinics and diagnostic centres, sits a similar distance away, giving District 11 households convenient access to both emergency and everyday medical services without a lengthy commute.
Where to Dine Out
Within Meydan, restaurants overlooking the racecourse offer relaxed dining with views across the track, popular for both everyday meals and race-day occasions. For a wider selection, Downtown Dubai’s Dubai Mall is around 20-25 minutes away, home to The Cheesecake Factory and P.F. Chang’s alongside hundreds of other casual and fine-dining options, giving District 11 residents easy access to the city’s broadest dining scene.
Best Places for Shopping
District 11 residents currently rely on neighbourhood retail within the community alongside Dubai Mall, roughly 20-25 minutes away, for wider shopping needs. The future Meydan One Mall, planned within the broader MBR City masterplan, is set to add more than six hundred retail outlets and over one hundred dining venues, along with a one-kilometre indoor ski slope, once complete.
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