What’s in this guide
1. What the district actually is
Dubai Science Park is one of TECOM Group’s business districts, focused on pharmaceuticals, health and wellness, and the life, environmental and energy sciences. It was formed from the merger of Dubai Biotechnology and Research Park and the Energy and Environment Park, announced in October 2015.
On the ground that means more than 90 laboratories, over 330,000 square feet of storage and logistics space, and 6,500-plus professionals working there. The named tenant list includes AstraZeneca, Pfizer, Boston Scientific, ThermoFisher and ExxonMobil.
This matters to a buyer for a practical reason. Of roughly sixteen completed buildings in the district, a substantial share are laboratories, warehouses, corporate headquarters and hotels rather than homes. You are not buying into a residential community that happens to have some offices. You are buying an apartment inside a working industrial and research district.
For some buyers that is genuinely fine — it is quiet at weekends, the roads are built for commercial traffic, and the tenant base is professional. For others it is the reason to look at Arjan or Dubai Hills instead. It is worth deciding which you are before you look at floor plans.
2. Where it sits
The district is in Al Barsha South 2, on Umm Suqeim Street, between Al Khail Road and Sheikh Mohammed bin Zayed Road. The RTA groups it officially with Al Barsha South, Dubai Hills and Arjan as the corridor that Umm Suqeim Street serves.
Immediately around it: Arjan and Dubai Miracle Garden to one side, Dubai Hills Estate to the other, Motor City and Dubailand further out.
The genuinely good news is medical. American Hospital Dubai opened a 100-bed multispecialty hospital with an emergency department inside Dubai Science Park in February 2026, and Mediclinic Parkview Hospital sits just along Umm Suqeim Street in Al Barsha South 3. Two hospitals within minutes is a real, recent, verifiable advantage that most Dubai communities at this price point do not have.
3. Transport: the confirmed negative
Area guides usually leave this vague. It does not need to be vague, because the RTA has published the answer.
There is no metro station in or near Dubai Science Park, and none is planned. The nearest is Mall of the Emirates on the Red Line, reached by the F36 feeder bus — a circular route whose full loop takes 78 minutes.
The Dubai Metro Blue Line, opening 9 September 2029, runs through Dubai Creek Harbour, Ras Al Khor, International City, Dubai Silicon Oasis, Academic City, Mirdif and Al Warqa. Al Barsha South, Dubai Science Park, Arjan and Dubai Hills appear nowhere on its fourteen stations. That is not an omission in this guide — it is a confirmed absence.
The roads, by contrast, have genuinely improved. In August 2025 the RTA opened an 800-metre tunnel with four lanes in each direction on Umm Suqeim Street. That 4.6-kilometre section now carries up to 16,000 vehicles per hour in both directions, and the RTA states the journey between Sheikh Mohammed bin Zayed Road and Al Khail Road fell from 9.7 minutes to 3.8 minutes, a 61% reduction. The RTA names Dubai Science Park among the communities served.
That is the only officially published journey time for this corridor, and it is the only one we will quote. The drive times to the airport, the Marina or Downtown that appear on property portals have no official backing — drive them yourself.
4. The number that should decide it
First, a limitation worth stating because almost nobody does: the Dubai Land Department does not publish price, rent or yield indices at community level. Every Dubai Science Park figure you will see, including ours, comes from property portals processing transaction records. Treat them accordingly.
On that basis, for the twelve months to August 2026:
| Sale price per square foot | About AED 1,734 — up about 3.2% |
| Rent per square foot | About AED 108 — down about 5.5% |
Prices up three per cent, rents down five and a half, in the same district over the same twelve months. For context, Dubai rents across the city rose in the same period.
Dividing the two gives a gross yield of roughly 6.2%, and by unit type on transaction records the figures sit in the high fives. But read those with care: a large share of recorded sales here are off-plan, in towers that do not exist yet, so the price side reflects future product while the rent side reflects the older completed stock. The yields are indicative, not measured.
The signal is the divergence, not the yield. Rents were already falling before the bulk of the new supply arrived.
5. What is coming, and from where
Dubai Science Park has roughly fifteen buildings under construction and two more at planning stage, against about sixteen completed. The district is close to doubling.
To put that in proportion: one project alone, Skyhills Astra, is 1,696 apartments with handover stated for the fourth quarter of 2027 — against a district that currently has on the order of ten residential buildings in total.
And the pressure does not stop at the boundary. Arjan, immediately adjacent, has more than 200 building developments on a masterplan designed for around 67,000 people. Arjan sits inside Dubailand, which consultancy research names among the handful of areas where Dubai’s deliveries are concentrated.
Dubai Science Park and Arjan compete for the same tenant — the studio and one-bedroom renter who wants a newer building at a mid-market price. That is also the segment most exposed to new supply, and it is what most of the incoming towers are building.
The counterweight, and it is a real one: Dubai has historically delivered far less than its announced pipeline. Research covering 2022 to 2024 found roughly 60% of promised housing completed on time, falling further in 2025. The headline pipeline is not a forecast.
6. The amenity gaps
What is open: convenience retail inside the district, My City Centre Al Barsha with a Carrefour hypermarket nearby, a gym at The S Hotel, three hotels, a mosque, several clinics, and TECOM’s coworking space. Dubai Miracle Garden is next door, though it opens seasonally.
What is not there: a park. Al Barsha South 2 has no park within its boundaries. The nearest is an 800-metre jogging track in the adjacent sub-community. For a district adding thousands of apartments, that is a genuine gap, and no announced project fills it.
On schools, a caveat that applies everywhere in Dubai right now. The KHDA suspended private school inspections for the 2025-26 academic year, for the second year running, replacing them with targeted visits. Every rating in circulation is therefore at least two academic years old. The schools serving this area — Kings’ School Al Barsha, Repton Al Barsha, GEMS Founders, Bloom World Academy — held good ratings when last inspected, but "last inspected" is doing real work in that sentence.
7. Who it suits
It suits you if you want a newer mid-market apartment with two hospitals within minutes and a genuinely upgraded road corridor, you drive rather than ride, and you are buying at a price that already reflects falling rents rather than one that assumes they recover.
It does not suit you if you need metro access — there is none and none is planned — or a park, or if your case rests on a yield calculated from off-plan prices and older rents, or on renting a studio into a market where the adjacent district is building tens of thousands of competing units.
The fair read: the district is improving in the ways that are hard to build — hospitals and roads — and weakening in the way that is easy to build, which is supply of exactly the unit type most people are buying here. Price accordingly, and be specific about which unit you are buying rather than which area.
8. Frequently asked questions
Is there a metro station at Dubai Science Park?
No, and none is planned. The nearest is Mall of the Emirates on the Red Line, reached by the F36 feeder bus whose full circular route takes 78 minutes. The Blue Line opening in September 2029 does not serve Al Barsha South, Dubai Science Park, Arjan or Dubai Hills — none of its fourteen stations is in this part of the city.
Is Dubai Science Park a good place to live?
It depends on what you want from a community. It is a working life-sciences business district with residential towers added, so roughly half the completed buildings are laboratories, warehouses, offices or hotels. It has two hospitals within minutes and a recently upgraded road corridor, but no metro and no park inside the district.
What is the rental yield in Dubai Science Park?
Dividing portal figures for August 2026 gives roughly 6.2% gross, and high fives by unit type on transaction records. Treat that as indicative rather than measured: many recorded sales are off-plan units that do not exist yet, so the price side reflects future product while the rent side reflects completed stock. The Land Department does not publish yields at community level.
Are rents rising or falling in Dubai Science Park?
Falling. Portal data to August 2026 shows rents down about 5.5% over twelve months while sale prices rose about 3.2%. Dubai rents across the city rose over the same period, so this is a district-level divergence — and it predates most of the incoming supply.
How much new supply is coming?
The district has roughly fifteen buildings under construction and two more planned against about sixteen completed. Skyhills Astra alone is 1,696 apartments due in the fourth quarter of 2027. Adjacent Arjan has more than 200 developments on a masterplan for around 67,000 people, competing for the same studio and one-bedroom tenant.
Which hospitals are near Dubai Science Park?
American Hospital Dubai opened a 100-bed multispecialty hospital with an emergency department inside Dubai Science Park in February 2026, and Mediclinic Parkview Hospital is nearby on Umm Suqeim Street in Al Barsha South 3. This is one of the district’s strongest genuine advantages.
How is the commute from Dubai Science Park?
The road corridor was materially improved: the RTA opened an 800-metre, four-lane-each-way tunnel on Umm Suqeim Street in August 2025, cutting the run between Sheikh Mohammed bin Zayed Road and Al Khail Road from 9.7 minutes to 3.8. That is the only officially published journey figure for this corridor. Drive times to the airport, Marina or Downtown that appear on portals have no official source — test them yourself.
Are there parks in Dubai Science Park?
No park exists within Al Barsha South 2. The nearest is an 800-metre jogging track in the adjacent sub-community, and Dubai Miracle Garden next door opens seasonally. For a district adding thousands of apartments this is a real gap, and no announced project addresses it.
Looking at a tower in Dubai Science Park?
Send Ali the project. He will pull its registration and construction status, show you what else is completing on the same street in the same window, and give you the honest read on what that does to your rent and your exit.
Sources & verification. District profile, tenant base and facilities per TECOM Group and Dubai Science Park, and the UAE Government Media Office. Road and transport figures per the Roads and Transport Authority, including the Umm Suqeim Street improvement project and the Dubai Metro Blue Line route and timeline. School inspection status per the Knowledge and Human Development Authority. Hospital details per the operators. Prices, rents and transaction volumes are published by property portals processing Dubai Land Department records — the Land Department does not publish price or yield indices at community level, so no official community-level figure exists. Yield percentages shown are arithmetic on the two portal figures given and are indicative only. Position as at 16 September 2026.