Areas

The Meadows: Buying Guide, Prices & Listings

An established, low-density Emaar villa community in Emirates Living, built around the Montgomerie Golf Club.

Highlights

About The Meadows

The Meadows is one of Emaar’s founding villa communities, launched in June 2002 as part of the wider Emirates Living portfolio alongside Emirates Hills, The Springs, The Lakes and Jumeirah Islands. The first phase — more than 300 villas of three to six bedrooms — was substantially delivered within about a year of launch, and Emaar continued adding clusters through the mid-2000s. Today the community holds over 1,800 villas across nine numbered sub-communities (Meadows 1 through Meadows 9, with some further split into east/west sections), built in around 20 different architectural styles. It sits immediately alongside Emirates Hills and backs onto the Montgomerie Golf Club, with Jumeirah Lake Towers, The Springs and The Lakes as its other neighbours.

The Meadows in a nutshell

A freehold, low-density villa community with more than two decades of resale and rental history — genuinely established, not a newer masterplan still finding its feet. It has its own IB school inside the gates, backs onto a championship golf course, and offers a wider bedroom range (three to seven) than its immediate neighbour The Springs. It suits buyers who want a mature, landscaped villa address with real transaction data behind it and don’t need a Metro station on their doorstep; it’s less of a fit for anyone wanting the newest infrastructure or the golf-and-lake views that next-door The Lakes offers instead (see the comparison section below).

Neighbourhood

Property types and sub-communities

The Meadows is villas only — no apartments — spanning three to seven bedrooms across its nine numbered clusters. Bayut’s own listings reference clusters including Meadows 2, Meadows 5 East, Meadows 6 and Meadows 6 East by name, each with its own mix of the community’s roughly 20 architectural styles; larger clusters such as Meadows 9 carry the bigger five- and six-bedroom stock, with average asking prices for villas listed there running from roughly AED 9.25 million to AED 17.5 million. Layouts vary from mid-size family villas to larger detached homes on bigger plots, with some clusters backing directly onto the Montgomerie Golf Club’s fairways and lakes.

Freehold status — who can buy

The Meadows is registered with the Dubai Land Department as a freehold community, buyable by any nationality, under the framework set out in Regulation No. 3 of 2006 and the designations added since — Emirates Living was among the earlier master-communities brought into the designated-freehold map alongside central zones like Downtown and Dubai Marina. As with any Dubai freehold purchase, confirm a specific villa’s registration status via DLD or the Dubai REST app before signing.

Golden Visa eligibility

The property-investor Golden Visa requires a Dubai Land Department valuation of at least AED 2,000,000. The Meadows clears this comfortably at the community level — DLD-recorded transactions over the past 12 months averaged AED 10,739,426 across the whole villa stock — so the large majority of individual villas qualify on their own; only entry-level three-bedroom units toward the lower end of the range would need their DLD valuation checked individually.

Handover and completion status

The Meadows is fully built out. Emaar delivered the first phase from mid-2002 and continued adding clusters through the following years, and the community has read as mature, landscaped and complete for close to two decades — there is no active construction or ongoing handover risk to weigh here, in contrast to newer Emaar villa launches still finishing phases today.

Sales trends and price per square foot

Bayut’s own price index for The Meadows put villas at AED 2,889 per sq ft in July 2026, up 7.47% over 12 months (from AED 2,688/sq ft a year earlier). By bedroom count: three-bed villas AED 2,483/sq ft (+22.82% over 12 months), four-bed AED 2,834/sq ft (+9.07%), five-bed AED 2,989/sq ft (+1.94%) and six-bed AED 3,190/sq ft (+1.68%) — smaller villas have appreciated fastest over the past year. Separately, Bayut’s DLD-transaction data records an average sale price of AED 10,739,426 across 179 villas sold in The Meadows over the trailing 12 months, up 18% year-on-year; within that, five-bedroom villas transacted at an average of AED 12,813,969 across 32 sales, up 1%. The price index and the transaction averages are two different measures — the first is a valuation index, the second is confirmed DLD sale prices — and both point the same way: a genuinely appreciating market.

Rental trends and demand drivers

Bayut’s rent price index for The Meadows stood at AED 96 per sq ft in July 2026, down 4.15% over 12 months. By bedroom count: three-bed AED 71/sq ft (-4.70%), four-bed AED 95/sq ft (-1.26%), five-bed AED 99/sq ft (-10.20%) and six-bed AED 105/sq ft (-10.86%) — larger villas have seen the steepest rental declines over the past year even as their sale prices kept rising. Bayut’s area guide separately puts the average asking rent across all villa sizes at AED 530,733, based on live listings. Demand comes from families who want a mature, landscaped villa community with a school inside the gates and golf-course proximity, without needing to be within walking distance of a Metro station.

Gross rental yield

Bayut’s own listings-and-search-based ROI figures put the highest yield in The Meadows at 4.9% for four-bedroom villas, with Meadows 9 specifically averaging 4.83% across recent sales. These are Bayut’s search-activity estimates rather than DLD-confirmed transaction yields, and — set against the rental figures above — reflect the same story: sale prices have run ahead of rents over the past year, which compresses yield even as capital values rise.

Service charges — what you’ll actually pay

Fidu could not source a Meadows-specific service charge rate from a named, dated publisher. Dubai villa communities generally run in the AED 2–6 per sq ft per year band (Driven Properties Service Charge Index, 2026), well below apartment towers, but the exact figure for a specific Meadows cluster — and whether it bundles a separate master-community fee for shared golf-club frontage, parks and security — should be checked directly on Mollak, RERA’s official service-charge disclosure platform, before buying.

Transport and parking

The Meadows has no Dubai Metro station inside the community. Al Khail Metro Station on the Red Line is roughly a 5-minute drive away, and the Jumeirah Lake Towers Tram Station is about 6 minutes away, with RTA bus stops in neighbouring JLT reachable in 5 to 10 minutes by car. This is a car-dependent community — villas come with private driveways and multi-car parking, and daily life without a car is not realistic.

Schools and nurseries near The Meadows

Emirates International School – Meadows sits inside the community on a 25-acre campus, established 10 September 2005. It is an authorised IB World School running the Primary Years Programme (Early Years 1 to Year 6), the Middle Years Programme (Grades 7–11) and the IB Diploma Programme (Grades 12–13), and holds a KHDA overall rating of Very Good for the 2023/24 inspection cycle, per the school’s own published KHDA outcome. Dubai British School Emirates Hills, in the adjacent Emirates Hills community rather than inside The Meadows itself, teaches the British curriculum from Foundation Stage 1 to Year 13 and has held an Outstanding KHDA rating for five consecutive years including 2023/24 — a genuinely stronger rating for buyers who prioritise it, at the cost of a short drive rather than a walk.

Amenities, healthcare and everyday services

Mediclinic Meadows, inside the community, covers multispecialty outpatient care; there is no full hospital within The Meadows itself. Meadows Souk and Meadows Village provide a community centre, mini-mart and everyday retail, with larger supermarkets a 5–10 minute drive away in JLT. The Montgomerie Golf Club sits about 5 minutes from the community — 265 acres designed by Colin Montgomerie and Desmond Muirhead in association with the Els Club, with an 18-hole championship course plus a separate floodlit 9-hole par-3 course (green fees around AED 110–180).

Lifestyle

Dining and retail

Meadows Souk and Meadows Village cover day-to-day needs — a mini-mart, cafés and basic retail — rather than a full shopping mall; residents drive to Jumeirah Lake Towers or Dubai Marina, both within about 10 minutes, for a wider choice of restaurants and larger supermarkets.

Landmarks and things to do

The Montgomerie Golf Club is the community’s defining landmark, roughly a 5-minute drive away, with its championship 18-hole course and a separate floodlit 9-hole par-3 layout open for casual rounds. Dubai Marina and JBR’s beaches are about 10 minutes away, Dubai Media City around 7 minutes, Dubai Internet City about 11 minutes, and Knowledge Park roughly 9 to 12 minutes — The Meadows sits centrally enough to reach several of Dubai’s business and leisure districts within a short drive.

Outdoor space

Each of the nine clusters carries its own shared pools, landscaped parks, BBQ areas and children’s play spaces, plus jogging and cycling tracks and tennis and basketball courts spread through the community. Villas backing onto the Montgomerie’s fairways and lakes get golf-course views as a bonus rather than a paid extra.

Honest downsides — what to know before you commit

There is no Metro station inside The Meadows — the nearest, Al Khail on the Red Line, is a genuine 5-minute drive, not a walk, so a car is effectively required. The community is over two decades old, which cuts both ways: it means a real resale and rental track record, but also older villa stock that may need more maintenance or renovation than a newer masterplan. The retail core (Meadows Souk and Meadows Village) is modest by Dubai standards, and bigger shopping trips mean a drive into neighbouring JLT or Dubai Marina. And the rental index above shows a real yield-compression story on larger villas specifically — five- and six-bedroom rents fell 10% or more over the past 12 months even as their sale prices kept climbing, a genuine trade-off for anyone buying a bigger unit purely for rental return rather than lifestyle.

Location

How The Meadows compares to The Springs and The Lakes

The Springs is the more affordable Emirates Living comparison: over 4,800 semi-detached and terraced townhouses across 15 sub-communities, two to four bedrooms only, transacting at AED 2,200 per sq ft (up 7.84% over 12 months) — cheaper per square foot than The Meadows but without the larger five- to seven-bedroom villas or the school inside the gates. The Lakes is the closer comparison on property type: around 600 villas and townhouses across six clusters (Hattan, Deema, Maeen, Zulal, Forat and Ghadeer), three to seven bedrooms, priced at AED 2,595 per sq ft (down 7.61% over 12 months) and positioned around views of the Montgomerie and Emirates Golf Club — a smaller, more golf-and-lake-focused community than The Meadows’ larger, more numerous villa stock. Choose The Springs for the lowest entry price and a simpler townhouse product; choose The Lakes for a smaller, golf-and-waterfront-focused villa community; choose The Meadows for the widest bedroom range of the three, the largest villa count, and an IB school inside the community itself.

Getting to and from The Meadows

The Meadows sits off Al Khail Road, with Sheikh Zayed Road a short distance beyond. Dubai Media City is roughly 7 minutes away, Dubai Internet City about 11 minutes, Knowledge Park 9 to 12 minutes, and Dubai Marina and JBR’s beaches around 10 minutes — all car journeys, with Al Khail Metro Station and the JLT Tram Station 5 to 6 minutes away by car for anyone continuing on to the Metro or Tram network from there.

Is The Meadows a good investment?

The case here is capital appreciation with a genuine, two-decade transaction history behind it: DLD-recorded sales averaged AED 10,739,426 over the past 12 months, up 18% year-on-year, and Bayut’s price index shows every bedroom segment appreciating over the same period. The trade-off is on the rental side — yields in the 4.8–4.9% range at best, and rents on larger villas falling even as sale prices climbed, which points to an end-user or long-hold buyer rather than someone chasing rental income. Buyers should get a current DLD valuation for a specific cluster and villa size before treating any of the figures above as more than a starting point.

FAQs about The Meadows

Is The Meadows freehold?

Yes — registered as a freehold community under the Regulation No. 3 of 2006 framework and the designations added since, open to all nationalities.

Does it have a Metro station?

No — the nearest is Al Khail Metro Station on the Red Line, about a 5-minute drive away.

Are there schools in The Meadows?

Yes — Emirates International School – Meadows sits inside the community, an IB World School rated Very Good by KHDA for 2023/24. Dubai British School Emirates Hills (Outstanding, KHDA 2023/24) is nearby in neighbouring Emirates Hills.

What are service charges like?

Fidu could not source a Meadows-specific figure; Dubai villa communities generally run AED 2–6 per sq ft per year — check Mollak for the exact rate on a specific cluster.

Is it still under construction?

No — The Meadows was substantially delivered from 2002 onward and has read as fully built out and mature for close to two decades.

How does it compare to The Springs and The Lakes?

It’s pricier per sq ft than The Springs but offers a wider bedroom range (up to seven beds) and a school inside the community; against The Lakes, Meadows has a larger villa count while The Lakes leans more on golf-and-lake frontage.

What’s the average villa price in The Meadows?

DLD-recorded sales averaged AED 10,739,426 over the trailing 12 months (179 villas), up 18% year-on-year, as of mid-2026.

Sources and methodology

Price-per-square-foot and rent-per-square-foot index figures: Bayut’s own villa price and rent indices for The Meadows (TruView-powered valuation models), reference period July 2026, accessed 13 Aug 2026 — bayut.com/index/sale-prices-villas-the-meadows and bayut.com/index/rent-prices-villas-the-meadows. DLD-transaction sale averages (overall and five-bedroom): Bayut’s property market analysis for The Meadows, trailing-12-month DLD transaction data (TruView), accessed 13 Aug 2026 — bayut.com/property-market-analysis/transactions/sale/villas/dubai/the-meadows. Average asking rent, per-cluster asking-price ranges and ROI/yield figures: Bayut’s The Meadows area guide, based on live listings and search activity over the trailing 12 months, accessed 13 Aug 2026 — bayut.com/area-guides/the-meadows. Comparison figures for The Springs and The Lakes: Bayut’s price indices and area guides for those communities, same access date — bayut.com/index/sale-prices-villas-the-springs, bayut.com/index/sale-prices-villas-the-lakes, bayut.com/area-guides/the-springs and bayut.com/area-guides/the-lakes.

Freehold status: Regulation No. 3 of 2006, Dubai Land & Property Department — dlp.dubai.gov.ae.
Golden Visa threshold: AED 2,000,000 DLD property valuation threshold.
Launch history and first-phase delivery (June 2002, 300+ villas, three to six bedrooms): Khaleej Times, “Emaar finalises another 154 villas at The Meadows,” 9 Jul 2003.
Schools: Emirates International School – Meadows’ own published KHDA outcome (Very Good, 2023/24 cycle) and Dubai British School Emirates Hills’ published KHDA outcome (Outstanding, 2023/24, fifth consecutive year); KHDA is the Dubai government’s school-inspection authority, khda.gov.ae.
Montgomerie Golf Club: course specification (265 acres, 18-hole championship course plus floodlit 9-hole par-3), designed by Colin Montgomerie and Desmond Muirhead in association with The Els Club.
Service charges: general Dubai villa-community band per Driven Properties Service Charge Index, 2026 edition; exact per-cluster rates require checking Mollak, RERA’s official platform, directly.
Transport: Al Khail Metro Station (Red Line) and Jumeirah Lake Towers Tram Station, drive-time estimates per Bayut’s The Meadows area guide.

Where a figure could not be tied to one of these named, dated sources, it is described qualitatively rather than estimated.