Developers are increasingly favouring plots with quick access to major highways and well-planned internal roads, as these sites are easier to lease and sell.
Two Minutes In, Two Minutes Out
Properties in strategic locations with easy entry and exit are commanding premiums of up to 20%, as demand grows amid rising traffic congestion.
To capitalise on this trend, developers are increasingly targeting sites that offer buyers and tenants smoother, congestion-free connectivity.
Location Key as Traffic Challenges Grow
Rapid population growth has made commuting increasingly difficult, prompting many residents to prioritise homes closer to work.
According to Rizwan Sajan, founder and chairman of Danube Properties, location has become a critical factor for developers, buyers, and tenants amid rising traffic congestion.
“We just launched a new project in the densely populated JVC area, one of the best places to live thanks to its F&B outlets, mosques, cafeterias, and healthcare facilities. But the biggest challenge is traffic. Our plot in JVC is next to Al Khail Road, giving residents and visitors quick access to Al Khail Road and Mohammed bin Zayed Road,” he said.
Rising Congestion Drives Premiums for Accessible Dubai Properties
Data from TomTom Traffic shows that motorists in Dubai spent more time on the road in 2025. The average travel time for a 10-kilometre journey rose to 19.1 minutes, up from 13.7 minutes in 2024, driven largely by population growth and an increase in vehicles, according to the latest traffic report.
During rush hours, the average speed in the city slowed to 26.3 km/h, a drop of 1 km/h compared with 2024.
20% Premium for Strategic Locations
Tauseef Khan, founder and chairman of Dugasta Properties, said the classic real estate mantra — location, location, location — has become even more important as congestion intensifies. Location now directly affects stress levels, productivity, and daily time lost in traffic.
“For residents and businesses alike, shorter and more predictable commutes are increasingly shaping decisions,” Khan explained. “Today, properties are chosen based on how efficiently people can move in and out, and that factor is influencing long-term value more than ever.”
“Areas with central access, smooth traffic flow, and multiple entry and exit points are seeing stronger demand, and in some cases, command a premium of 10–15%, and sometimes up to 20% more than the market rate,” he added.
Developers Favor Strategic Plots
Tauseef Khan noted that prime locations offering a balance of strong connectivity and lower congestion command higher sale prices and rental values, as they provide both accessibility and livability.
“Properties within 10 minutes of Dubai metro stations typically sell at a premium. These areas often feature high-end amenities, waterfront views, or gated communities, which enhance desirability and drive up demand and values, similar to global trends where quieter luxury enclaves outperform congested city centres,” Khan said.
He added that developers are increasingly prioritising plots with quick access to major highways and improved internal road layouts, as these sites are easier to lease and sell.
“Master-planned communities and new projects with multiple entry and exit points, proximity to arterial roads, and measures to ease congestion are considered strategic locations, and they are already showing stronger absorption and rental performance,” he said.
Rizwan Sajan added that rising traffic affects everyone, particularly commuters between Dubai and Sharjah.
“We are building affordable homes so people can relocate here. The Dubai government is also investing heavily in infrastructure to improve traffic, and fortunately, many people are moving to Dubai,” he said.
