Etihad Rail route

Property Prices Surge Near UAE’s Etihad Rail as Connectivity Drives Demand

Areas surrounding the UAE’s Etihad Rail network are witnessing sharp growth in property prices and rental rates, with double-digit increases recorded in 2025 — and further momentum expected. Industry executives estimate that rents could rise by up to 15%, while property values may climb as much as 25% in the near term.

Rental values near Etihad Rail stations have averaged a 9% increase over the past nine months, with Dubai Festival City leading at 23%, followed by Dubai South (10%) and Dubai Investments Park (17%). This growth trend mirrors rental spikes along the under-construction Dubai Metro Blue Line, where rents have already surged by 23%.

“Accessibility creates demand, and properties within easy reach of new rail stations will command a premium of 10–20%,” said Christopher Cina, Director of Sales at Betterhomes.

On the sales side, property values near Etihad Rail locations have risen by an average of 13%, with Dubai Festival City posting an 18% jump.

The passenger service for Etihad Rail is scheduled to launch in 2026, ultimately connecting 11 cities and regions across all seven emirates over a 900km network. By 2030, the line is expected to carry 36.5 million passengers annually, linking key hubs such as the expanding Al Maktoum International Airport.

Experts are drawing parallels with the Dubai Metro Red Line, where homes within walking distance appreciated by 15–25% post-launch. “It’s conservative to project a 10–15% appreciation in residential values around Etihad Rail in the short term,” said Rupert Simmonds, Director of Leasing at Betterhomes.

Investor appetite is already on the rise, as buyers seek early entry opportunities. “As stations become operational, the premium for well-connected homes will likely mirror the uplift we saw in Dubai Marina and Downtown after the metro launch,” added Mark Castley, CEO of Real Estate at Huspy.

He anticipates a 15–25% boost in property values within three to five years of operations, alongside rental increases of 10–15% in the next 12–24 months. The strongest growth is expected in areas that combine affordability with improved connectivity, including both ready homes and upcoming off-plan launches.

At Neos Properties, we are closely tracking this exciting new development and its impact on Abu Dhabi’s dynamic property market.