Waterfront vs. Desert Villas - Where should you invest in the UAE ?

Property investment | 22.07.2025 | Benham and Reeves

If you’re in the market for a luxury property investment, then odds are that the UAE is already on your radar. How could it not? With no personal income tax, capital gains tax, or inheritance tax, living here means you get to keep 100% of your earnings to do as you wish. And perhaps, even more importantly, when you buy a luxury home in the UAE, you very often also become eligible for the Golden Visa, cementing your residency in this part of the world.

However even before you start your house hunt in these parts, there is a question you need to find an answer to. Waterfront Villa or Desert Villa? These are two popular kinds of residences here and while both are fabulous, they are quite different in the terms of the lifestyle and investment value they offer, and so it’s important for you to know what they are.

Understanding the basics: Waterfront vs. Desert Villas

• Waterfront Villas are residences that basically lie adjacent to a body of water such as the sea, a lake, river, or canal. You’ll be surrounded by scenic views and have private access to the water.
• Desert Villas on the other hand are situated in arid, inland regions often within master-planned communities in desert landscapes. The reason people pick these is for the space, privacy, and natural desert environment they provide. FYI, most if not all of these almost always come with man made water features of some kind.

Lifestyle & appeal

• To picture life in a Waterfront Villa, try imagining what it’d be like living throughout the year in a luxury resort that has infinity pools, private beaches, rooftop lounges, and concierge services. Cause that’s exactly how it is in these developments. A huge benefit with these residences is their limited-access shorelines that let you enjoy the water in privacy & safety.
• Desert Villas are perfect for people who crave larger plots that come with their own private gardens and pools. These are big enough to house entire families and are far enough from the bustle of the city to allow some peace and quiet. They’re often located in master-planned communities like Arabian Ranches, Al Barari and The Sustainable City.

Financial performance highlights - Waterfront Villas

• Capital Appreciation: These typically have very high capital appreciation. For example, there are certain neighbourhoods in Dubai that in recent years saw values climb up to 59%.
• Rental yield potential: Rental yields are pretty strong too. They tend to be on the higher end because of their location and lifestyle appeal although short-term luxury rentals are the rule thanks to the UAE’s huge tourist footfall.
• Stable long-term returns: The numbers show that prime coastal addresses have delivered ~14% annual returns since 2020. That points to great stability long-term.

Financial performance highlights - Desert Villas

• Affordable entry point: Desert Villas typically cost a much lower price per square foot compared to waterfront properties. This makes it an easier entry point for many people.
• Stable rental income: You can be quite sure of a stable rental income, should you ever want to rent the place out because these properties are constantly in demand for their space and privacy, especially by families.
• Potential for appreciation: Dubai has a very limited coastline although attempts to expand those are happening through mammoth undertakings like Palm Jumeirah and Palm Jebel Ali. This means more and more of these residences will be built inland. That then makes much scope for desert villas to appreciate in price.

Final Verdict: Where should you put your dirhams?

To be able to buy a property anywhere in the UAE is a gift in itself. It’s also a brilliant strategic investment for the future. On top of being the economic powerhouse it is, the government is also safeguarding it and its people’s future through economic diversification in sectors like tourism, real estate, finance, and technology. This means that at no point will a downturn in one sector like oil cripple the entire economy.

Now, in terms of what type of properties to invest in UAE real estate, it really depends on your goals and likes. If you’re an investor seeking luxury and prestige, along with an option for high short-term rental yields, then by all means go for Waterfront Villas. However, if you price affordability over prestige, and would like to have the option open for long-term rental stability, then perhaps Desert Villas are the more apt choice. Even better, diversify your portfolio to split between both to balance risk and returns.

As always with property, location is king and so whether coastal or inland, proximity to infrastructure, schools, and amenities is crucial. Go through our property buying guide to see what areas you should put your hard-earned money into.

Invest with insight. Benham and Reeves UAE brings local expertise and global standards to your villa search.