V Capital Briefing NoteDubai Science Park is the only mixed-use community in Dubai where 500+ companies and 6,500+ professionals operate inside the same masterplan as the residential stock. The structural outcome is a tenant base that does not leave — they work downstairs. Combined with TECOM Group's government-quality management and a rapidly densifying residential pipeline, DSP is a fundamentally different investment case to any neighbouring community.
AED 550KStudio entryonwards · secondary market
AED 850K1BR entryonwards · secondary
7–9.5%Gross yieldstudios · best buildings
AED 1,593Price per sqftmedian · DLD 2025–26
5,344DLD transactionsapartment sales · 12 months
500+Companies in DSP6,500+ professionals on-site
Looking at a specific building or unit in Dubai Science Park? Get current pricing and availability.
500+ companies and 6,500+ professionals: what Dubai Science Park is and why it matters for yield
TECOM Group, a Dubai Holding subsidiary — Al Barsha South 2
Dubai Science Park is a TECOM Group free zone spanning 300 hectares in Al Barsha South 2. It was established to concentrate pharmaceutical, biotech, life sciences, environmental science, and energy sector companies in a single managed campus. The result is an employment cluster of 500+ companies and over 6,500 professionals operating inside a community that also contains residential towers, retail, schools, and parks.
For an investor, what this creates is a tenant base with a structural reason to live within walking or biking distance of their workplace. This is not a soft preference. Professionals who work in DSP on long-term contracts consistently choose to rent in DSP when residential stock is available and at a rational price premium over neighbouring Arjan. The occupancy data supports this: studios and one-bedrooms in well-managed DSP buildings maintain 85%+ occupancy throughout the year.
The live-work premium: DSP is the only community in Dubai where an investor's tenant can genuinely eliminate their daily commute. The employers anchored here — including multinational pharmaceutical companies — recruit globally, pay above median salaries, and sign multi-year contracts. Employees on such contracts become multi-year tenants. This is a structurally different rental dynamic from communities where tenants choose location primarily on price.
The employer anchor: who pays your tenant's salary
Source: Dubai Science Park — TECOM Group · dsp.ae
The quality of DSP's tenant base traces directly to the quality of its employer base. TECOM Group manages the free zone under Dubai Holding's umbrella, applying government-grade admission standards to companies seeking DSP licences. The result is a campus of multinationals alongside established SMEs — not a generic business park.
| Employer | Sector | Relevance to residential demand |
|---|
| AstraZeneca | Pharmaceutical | Moved to new sustainable DSP offices February 2023; senior and mid-level professional profile, multi-year contracts, strong tenancy renewal rates |
| Pfizer | Pharmaceutical | MENA regional hub; European and American expatriate employees who pay above-median rents |
| Bayer | Life Sciences | Established regional presence; German and European expatriate profile seeking quality residential stock |
| Medtronic | Medical Devices | Healthcare sector professional profile; proximity to Mediclinic Parkview adds dual appeal |
| Himalaya Drug Co | Pharmaceutical | 12 million units/year ENT and dermatology production; operational and technical staff demand |
| Jotun | Environmental Sciences | Long-established regional presence; consistent professional-tier tenant demand |
| Gabri Labs | Biotechnology | Specialist manufacturing; technical professionals who value community proximity to DSP campus |
| 350+ additional companies | Mixed science / tech / energy | Collective professional employment base generating diffuse, year-round residential demand |
Free zone benefits available to all DSP-licensed companies: 100% foreign business ownership, zero corporate and personal income tax, full profit repatriation, no currency restrictions, fast-track UAE visa services. These benefits attract globally mobile companies and their equally mobile professional employees — who in turn become residential tenants.
AED 1,593/sqft median: DSP entry prices sit below Marina (AED 2,188) and Business Bay (AED 2,307)
Source: V Capital Market Research & Intelligence · DLD transaction registry · September 2026
DSP sits at a structural 20–25% price per sqft premium over neighbouring Arjan — a premium that has held through multiple market cycles because the live-work tenant demand floor prevents the kind of oversupply-driven correction that affects pure-residential communities. At AED 1,593/sqft median, DSP is still materially below Dubai Marina (AED 2,188/sqft) and Business Bay (AED 2,307/sqft) while offering employer-anchored demand those communities cannot match at this price point.
| Unit type | Entry (onwards) | Mid-market | Premium tier | Typical size |
|---|
| Studio | AED 550K | AED 700K | AED 850K+ | 380–550 sqft |
| 1 Bedroom | AED 850K | AED 1.1M | AED 1.4M+ | 700–950 sqft |
| 2 Bedroom | AED 1.3M | AED 1.6M | AED 2.2M+ | 1,100–1,500 sqft |
| Townhouse (Villa Lantana) | AED 2.5M | AED 3.2M | AED 4.5M+ | 2,200–3,200 sqft |
Secondary (ready) market. Average transaction price per DLD: AED 1,280,711. Median price per sqft: AED 1,593 (DLD 2025–26 per V Capital Market Research). 5,344 apartment transactions recorded in the 12 months to September 2026. Villa Lantana 1 and 2 are the community's townhouse clusters; they trade at approximately AED 1,717/sqft on limited secondary volume.
Studios yield 7–9.5%: Dubai Science Park rents by unit type
Source: V Capital Market Research & Intelligence · DLD Ejari · September 2026
Gross yield by product in Dubai Science ParkGross yield range by zone or product. Floating bars show the low-to-high range.0%2.5%5%7.5%10%
Source: figures from the table in this guide · V Capital Market Research & Intelligence.Read with the table: yield and ticket size usually move in opposite directions, so match the product to your objective.
DSP's rental market is driven by the on-site employment base. Studios and one-bedrooms achieve the strongest yields — professionals employed in DSP prefer studios and one-bedrooms for single-occupancy or couple tenancies. Al Barsha South 2 recorded rental growth of 8–11% annually across 2024 and 2025 per DLD Ejari data, reflecting the area's transition from emerging to established residential cluster.
| Unit type | Annual rent (range) | Monthly equiv. | Gross yield | Net yield est. |
|---|
| Studio | AED 40K–65K | AED 3,300–5,400 | 7–9.5% | 5.5–7.5% |
| 1 Bedroom | AED 65K–90K | AED 5,400–7,500 | 6.5–8% | 5–6.5% |
| 2 Bedroom | AED 95K–130K | AED 7,900–10,800 | 6–7.5% | 4.5–6% |
| Townhouse | AED 160K–220K | AED 13,300–18,300 | 4–5% | 3–4% |
Gross yield = annual rent ÷ purchase price. Net yield deducts service charges only. Montrose Residences (Deyaar) studios rent from AED 40,000/year — consistent occupancy from DSP employer catchment. Top-performing buildings achieve 7.8% documented gross yield on studios per DLD data. Service charges are DSP's most critical net yield variable — see note below.
SERVICE CHARGE NOTE — DSP
RERA-registered service charges in DSP range from AED 15/sqft/year to AED 28/sqft/year — materially higher than neighbouring Arjan (AED 10–18/sqft). The higher ceiling reflects the newer, more amenitised stock and the management quality that comes with TECOM proximity. On a 500 sqft studio, the charge differential between a AED 15 and AED 28/sqft building is AED 6,500 per year — roughly 12–16% of annual rent. Check the RERA Service Charge Index for the specific building before committing.
Who rents in Dubai Science Park
Source: V Capital Market Research & Intelligence · DLD Ejari demand data
| Tenant segment | Share | Primary driver |
|---|
| DSP on-site professionals (pharma / biotech / life sciences) | 42% | Live-work proximity — eliminates commute entirely for DSP-employed tenants |
| TECOM cluster workers (Studio City, Media City, Internet City) | 24% | TECOM ecosystem spillover — shorter commute than renting in Marina or Downtown |
| Professional couples — dual income | 18% | Modern community, quality management, school cluster for planned families |
| Healthcare professionals (Mediclinic corridor) | 10% | Mediclinic Parkview proximity — 5-minute commute for hospital staff |
| Families and others | 6% | School access, community quality, value vs Dubai Hills or Jumeirah |
Approximately 42% of DSP residential tenants work within the DSP free zone campus. This captive demand floor — absent in any neighbouring community — is what structurally supports occupancy rates through supply cycles.
13 buildings under construction and 6 planned projects: DSP supply
Source: DLD completion data · RERA registration · V Capital Market Research & Intelligence
Under construction
13 buildings
Planned pipeline
6 projects
Handover window
2026–2028
Dubai Science Park has 13 buildings under active construction and 6 further projects in the planning pipeline, with handovers spread across 2026 to 2028. Skyhills Residences delivered April 2026, six months ahead of schedule. Upcoming deliveries include Skyhills Astra, SAAS Hills, and 11 Hills Park in 2027. DSP is one of the top five communities across Dubai for 2026 delivery volume.
Unlike pure-residential communities where new supply competes directly for the same tenant pool, each new residential building in DSP expands housing for the existing professional employment base. DSP companies report housing their employees across the community's residential stock as a recruitment convenience — new supply is absorbed into an employment-anchored catchment rather than released into a speculative market.
Off-plan from AED 737K: 11 Hills Park, due Q1 2027 on a 40/60 plan
Prices reference current availability — original launch pricing has increased with unit absorption. All prices are "onwards" — remaining inventory is priced above launch floor.
11 Hills Park
AED 737K onwards · Studio / 1BR
TownX Real Estate Development · Q1 2027 · 40/60 payment plan · 26% construction progress
May 2026 DLD transactions confirmed studios transacting at AED 756,495–766,505 (AED 1,510–1,553/sqft) — one of the lowest absolute entry prices in the 2026–2027 DSP pipeline. The 40/60 plan (40% during construction, 60% on handover) preserves capital efficiency. A Q1 2027 handover positions this for immediate rental deployment as the supply cycle absorbs new stock.
SAAS Hills
AED 850K onwards · Studio to 5BR
SAAS Properties · Q2 2028 · 60/40 payment plan · 4% construction progress
The broadest unit range in the active DSP pipeline — studio through 5-bedroom and penthouse. Early-stage construction means the longest runway for capital growth before handover. The 2028 delivery window positions this after the 2026–2027 handover concentration, potentially entering a more balanced supply environment. Best suited to investors with a 4–5 year minimum hold.
Skyhills Astra
AED 696K onwards · Studio to 3BR
HRE Development · Q3 2027 · 60/40 payment plan · 33% construction progress
HRE's track record in DSP includes Skyhills Residences, which delivered April 2026 ahead of schedule. Developer delivery credibility in a market where delays are common is a meaningful differentiator. At 33% construction progress, Astra has enough physical progress to validate the timeline while still offering off-plan pricing.
Nova Tower
AED 1.375M onwards · 1BR
Al Ansari Real Estate · Q2 2027 · 60/40 payment plan
Positioned at the upper end of the 1BR segment in DSP — targeting the senior professional tenant profile employed at DSP's multinational anchor companies. Gross yield estimated at 7.8% on the 1BR configuration. The 60/40 plan requires meaningful upfront capital but secures stock at current pricing ahead of what is likely to be further absorption of available 1BR units in the community.
Vincitore Aqua Dimore
AED 695K onwards · Studio to 3BR
Vincitore Real Estate Development · Q4 2026 · 60/40 plan
May 2026 DLD recorded 1BR transactions at AED 1.54M — confirming active secondary market pricing above the original launch floor. Aqua-themed amenity specification with a guaranteed yield clause on certain units. Q4 2026 handover is the nearest in the active pipeline — investors seeking immediate post-handover rental deployment should prioritise this window.
Binghatti Hills
AED 864K onwards · Studio to 2BR
Binghatti Developers · Q2 2027 · 20/50/30 payment plan
Binghatti's established DSP presence (Hillside and Hillviews delivered and sold out) gives Hills a developer track record within the specific community. The 20/50/30 plan — 20% upfront, 50% during construction, 30% on handover — distributes capital across the construction period. Binghatti's DSP units have maintained strong occupancy post-handover given the brand's finishes-to-price positioning.
CURRENT AVAILABILITY
Get current pricing and remaining unit count for any project on this list.
Request brief
No Metro before 2030: three bus routes serve DSP
No direct Metro station — better bus connectivity than neighbouring Arjan
Dubai Science Park has no Metro station and none is confirmed before 2030. However, it has more bus routes than Arjan (F25, F30 and F36 versus Arjan's F36 only), reflecting the community's mixed commercial and residential nature and the RTA's recognition of the daily commuter base within the campus.
Metro
No station in DSP. Nearest: Mall of the Emirates (Red Line) — 10–15 min by bus. Also accessible: UAE Exchange Station (Red Line) — 15–20 min by bus.
RTA buses
F25
F30
F36
Three routes serving DSP — more than most Al Barsha South communities. F36 connects to Mall of the Emirates Metro Station.
Key roads
Umm Suqeim Road (D63) · Al Khail Road (E44) · Sheikh Mohammed Bin Zayed Road (E311). Three arterials provide access to Dubai Marina, Downtown, and the broader TECOM corridor without dependency on a single highway.
Drive times
Arjan: 5 min · Mediclinic Parkview: 5 min · Dubai Hills Mall: 10 min · Dubai Marina: 15 min · Downtown Dubai: 18 min · DXB Airport: 25 min · DWC Al Maktoum: 30 min
Internal
Dubai Science Park operates a free internal shuttle bus connecting residential clusters, the commercial campus, and key amenity points within the masterplan. For on-campus employees, a bicycle or walking commute is realistic within the 300-hectare site.
Schools: three Outstanding-rated schools within 10 minutes
DSP and the adjacent Al Barsha South cluster host one of Dubai's strongest school concentrations at this price tier
Within DSP and immediate adjacency
GEMS Founders School
Not rated
Within DSP campus
British curriculum
Brighton College Dubai
Very Good
Al Barsha South · 3 min
British curriculum
AED 64K – 111K / year
Repton School Al Barsha
Very Good
Al Barsha South · 3–5 min
British curriculum
AED 49.5K – 95K / year
Al Barsha South cluster — 5 to 12 minutes by car
Nord Anglia International School
Outstanding
Al Barsha · 8 min
British + IB
Kings' School Al Barsha
Outstanding
Al Barsha · 8 min
British curriculum
GEMS World Academy
Outstanding
Al Barsha · 10 min
IB curriculum
Dubai Heights Academy
Very Good
Al Barsha · 8 min
British curriculum
Bloom World Academy
Very Good
Al Barsha South · 5 min
British curriculum
Foremarke School
Not rated
Al Barsha South · 8 min
British curriculum
KHDA ratings from 2023/24 inspection cycle. DSP's adjacency to three Outstanding-rated schools within 10 minutes is a material tenant retention factor for the family household segment. Confirm current fees and waitlist status directly with each school.
Healthcare: Mediclinic Parkview Hospital is 5 minutes away
Hospitals
Mediclinic Parkview Hospital
5 min drive · Umm Suqeim Road
Dubai's flagship Mediclinic facility — emergency, specialist, maternity, ICU, diagnostics. Draws healthcare professionals from across the southwest corridor as residents. Its proximity to DSP creates dual demand: on-campus pharma/medical device professionals and the hospital's own clinical staff.
Clinics & Pharmacies — within and adjacent to DSP
Genesis Healthcare Centre
Within DSP campus
GP and occupational health within the free zone campus
Aster Clinic
Adjacent to DSP
Family medicine and specialist consultations
Al Zahra Hospital
15 min
Full private hospital — alternative to Mediclinic for specialist services
Daily life: Carrefour Market inside the campus, malls within 12 minutes
Retail & Grocery — in-community and within 12 minutes
Carrefour Market
Within DSP · walkable
Full grocery within the campus boundary — a convenience advantage DSP has over Arjan where residents drive to Carrefour
DSP Retail Outlets
Campus-wide
Restaurants, bistros, cafés, wellness centres, convenience retail
Lulu Hypermarket
10 min · Al Barsha
Full hypermarket for weekly shop and bulk
Union Coop
10 min · Al Barsha
UAE cooperative — wide range, strong fresh F&B
Spinneys
12 min
Premium grocery, imported and organic products
Malls
Dubai Hills Mall
10–12 min
Premium retail anchor, dining, VOX cinemas
Circle Mall (JVC)
10 min
Cinema, dining, everyday retail
Mall of the Emirates
15 min
Regional mall, Ski Dubai, Harvey Nichols
Leisure & Outdoor
Dubai Science Park Public Park
Within campus
Landscaped green space, jogging tracks, seating areas within the free zone
Dubai Miracle Garden
5 min · Open Nov – Apr
World's largest flower garden, adjacent to DSP via Arjan
Dubai Butterfly Garden
5 min · Year-round
15,000 butterflies across 50 species
Dubai Autodrome
8 min · Motor City
Motorsport venue, karting, corporate events
Dubai Hills Golf Club
12 min
18-hole championship course alongside Dubai Hills Estate
V Capital's assessment: an employer-anchored yield with 85%+ occupancy
DSP works for investors who want an employer-anchored yield with management quality assurance
This community suits you if
- You want a tenant base with a structural reason to live in-community — not just a price preference
- You are comfortable with AED 1,593+/sqft vs Arjan's AED 1,288 — the premium buys a different demand floor
- You value TECOM Group's government management quality as a residential building standard guarantee
- You are buying a 2027–2028 off-plan delivery and want the employment base already in place at handover
- Corporate and pharmaceutical professionals are your target tenant — they sign longer leases and renew more reliably
- You want studio or 1BR entry — these are the yield-maximising units in DSP
This community does not suit you if
- You need Metro access for your tenant profile — there is none confirmed before 2030
- Entry below AED 550K for a studio is a hard requirement — Arjan offers lower absolute entry
- You are a family buyer — Villa Lantana townhouses carry 4–5% yield, far below the apartment segment
- You are targeting short-term rental — DSP's tenant base is corporate and long-term, not tourist
- Service charges above AED 15/sqft are an issue — buildings with full amenities run to AED 28/sqft
- You want to buy a specific building but have not verified its RERA service charge rate first
Dubai Science Park FAQs: studios from AED 550K, 500+ companies on site
What is the cheapest entry price in Dubai Science Park?
Studios start from AED 550,000 onwards in the secondary market. Bella Rose is the community's historical entry point. In the active off-plan market, 11 Hills Park has studios from AED 737,000 onwards (launch floor — remaining units priced above this) and Skyhills Astra from AED 696,000 onwards. All off-plan entry prices should be verified against current availability as absorption has moved pricing above original launch floors.
How is Dubai Science Park different from Arjan for investors?
The fundamental difference is the employer anchor. DSP has 500+ companies and 6,500+ professionals operating inside the same masterplan as the residential stock. A meaningful portion of DSP tenants work in DSP — a live-work dynamic that creates a demand floor absent in Arjan. The trade-off is a 20–25% higher price per sqft (AED 1,593 vs AED 1,288) and higher service charges (AED 15–28 vs AED 10–18/sqft/year). Arjan offers higher volume liquidity; DSP offers stronger tenant retention.
Does Dubai Science Park have Metro access?
No. DSP has no Metro station and none is confirmed before 2030. It is better served by public buses than Arjan — Routes F25, F30 and F36 serve the campus, connecting to Mall of the Emirates Metro Station on the Red Line in 10–15 minutes. The community also operates a free internal shuttle bus. DSP residents who need Metro access should drive or use the RTA bus to Mall of the Emirates and connect from there.
Can foreigners buy freehold in Dubai Science Park?
Yes. Dubai Science Park is a designated freehold zone — any nationality can purchase and hold with full ownership rights. DSP's status as a TECOM free zone also means non-resident business owners can establish a DSP-licensed company and purchase residential property in the same community. DLD registration fee is 4% at transfer.
What is the supply pipeline risk in DSP?
DSP has 13 buildings under construction and 6 planned projects. The handover window of 2026–2028 is concentrated and real. However, the community's employment base absorbs new residential supply into an existing demand pool rather than releasing it into a speculative market. Each new building adds housing for an employment cluster that is already present. The risk in DSP is building selection — service charge variance and finish quality differ more between buildings than between communities.
What are the best-performing buildings in DSP for rental yield?
Montrose Residences (Deyaar) is the community's established yield benchmark — well-managed, consistent occupancy from DSP professionals. Binghatti Hillviews and Binghatti Hillside (now delivered) have shown strong post-handover occupancy. Skyhills Residences delivered April 2026 ahead of schedule. For off-plan, 11 Hills Park and Skyhills Astra are the clearest 2027 delivery candidates to monitor. Always verify RERA service charge rates for the specific building before committing.
What is the price per square foot in Dubai Science Park in 2026?
The median price per square foot in Dubai Science Park is AED 1,593 based on DLD transaction data compiled by V Capital Market Research. This is approximately 20–25% above neighbouring Arjan (AED 1,288/sqft) and still materially below Dubai Marina (AED 2,188/sqft) and Business Bay (AED 2,307/sqft).
What companies are based in Dubai Science Park?
Dubai Science Park hosts 500+ companies across pharmaceuticals, biotechnology, life sciences, environmental sciences, and energy. Key anchors include AstraZeneca (moved to new sustainable DSP offices in February 2023), Pfizer, Bayer, Medtronic, Himalaya Drug Company, Jotun and Gabri Labs. The free zone is managed by TECOM Group, a Dubai Holding subsidiary.
How does Dubai Science Park compare to Arjan for investment?
Dubai Science Park sits at a 20–25% premium per sqft over Arjan (AED 1,593 vs AED 1,288) but offers a structurally different demand floor: 42% of DSP residential tenants work within the same masterplan. This live-work dynamic supports occupancy rates through supply cycles in a way that purely residential communities like Arjan cannot replicate. DSP also has three RTA bus routes vs Arjan's one.
Is Dubai Science Park freehold for foreign investors?
Yes. Dubai Science Park is a designated freehold zone — any nationality can purchase and hold property. As a TECOM free zone, it also allows 100% foreign business ownership for companies seeking a DSP licence. DLD registration is 4% at transfer. Non-resident mortgage LTV is 75% on first properties under AED 5M.
