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The RTA says a study on a rail link between Dubai International and Al Maktoum International will take at least a year, and that building a station beside an area can lift land values by 15 to 30%. That is a statement about land, not property prices, and the line itself has no confirmed design yet.

Dubai Infrastructure · Rail & Property

Dubai's Proposed Airport Express Line: What the RTA Says About Land Value Near Stations

MARKET DESK 6 MIN READ AIRPORT EXPRESS LINE · METRO EXPANSION

Key Figures

Study Timeline

At least a year

To produce an output, with six engineering bids received in August.

Proposed Line

~55 km, 5 stations

Between Dubai International (DXB) and Al Maktoum International (DWC).

RTA on Land Values Near Stations

+15% to 30%

A general statement about land value, not a forecast for this line or for property prices.

Metro Network

90 km to 162 km

An 80% increase once the Blue Line (2029) and Gold Line (2032) are complete.

Why This Matters

Transit announcements move property sentiment well before anything is built. The useful discipline is separating what the authority has actually said from what the market tends to infer. Here, the RTA has put a range on land value near stations but has not published any estimate for property prices, a route design or an opening date, so the line is best treated as a long-dated possibility, not a near-term catalyst.

The Proposed Corridor

A Rail Link Between Dubai's Two Airports

Indicative corridor, subject to the study

DXB Metro Station

Al Jaddaf

Al Khail Road

JVC

Al Maktoum Airport

Two proposed spurs: one towards Business Bay, one towards the Al Fardan Exchange station near Dubai Marina.

Stations could include remote check-in, baggage drop-off and security screening, but these remain subject to the study. This sketch shows the described route, not confirmed station sites.

Land Value, Illustrated

What a 15% to 30% Range Means in Practice

The RTA figure applies to land beside a new station. This simple example shows the arithmetic only.

Illustrative plot worth AED 10 million today

Before the station

AED 10.0m

With a 15% rise

AED 11.5m

With a 30% rise

AED 13.0m

This is not a forecast. It is not a price estimate for any apartment or villa, and the RTA has not published property-price figures for this line.

Where the Project Stands

Early Stage, With Several Moving Parts

Current phase

Study phase

Time to output

At least 1 year

Design bids received

6, in August

Coordination

Dubai Airports, existing and approved rail networks

Commercial studies

Still to be completed

Investment partners

Being studied

Bids came from six international engineering groupings: Aecom with Surbana Jurong, AtkinsRéalis, Jacobs, Parsons with Arup, Systra with Egis, and WSP. The RTA says results cannot be shared yet and that the line must be planned as part of the wider rail network, not in isolation.

The Wider Network

Metro Lines Already in Motion

NOW

Blue Line under construction. The RTA is implementing it, with completion in 2029.

BY END OF 2026

Gold Line tender scheduled to be issued.

2029

Blue Line completes.

MAY 31 TO JUNE 2, 2027

RailX Dubai opens at Dubai World Trade Centre, a conference on rail and mobility.

2032

Gold Line completes, and the first phase of Al Maktoum International is scheduled to open with capacity for 150 million passengers a year.

The two Metro projects together carry an estimated cost of about Dh55 billion. The airport is ultimately planned to handle 260 million passengers a year, which is why connecting it to the rest of the city is a long-term strategic question.

RailX Dubai 2027

A Conference With Property-Relevant Themes

Expected to draw more than 5,000 participants, 60 exhibitors and 70 speakers. One of its five themes is directly about financing and property around stations.

Reach

GCC and regional connectivity, intercity and high-speed rail, cross-border links

Advance

AI, automation, predictive maintenance, digital twins, cybersecurity

Invest

Public-private partnerships, green bonds and sukuk, project finance, transit-oriented development

Link

Urban transport strategy, multimodal integration, resilient infrastructure

X-perience

Service quality, station design, place-making around transit hubs

Analysis

Reading the Announcement Carefully

Land Is Not Property

The 15% to 30% Applies to Land Value

Past patterns around Dubai Metro stations suggest land value gains tend to feed into surrounding property prices, but the RTA has not quantified that, and building age, supply and unit type all affect how much reaches an individual home.

JVC Appears Twice

Gold Line and Airport Express Both Touch the Community

JVC sits on the Gold Line corridor and on the described Airport Express route. It is one of Dubai's largest communities without a Metro station, so rail access, if delivered, would be a significant change there.

Airport Scale

DWC's Growth Is the Reason for the Line

With first-phase capacity of 150 million passengers a year from 2032, rising to 260 million, connecting the two airports is a demand-driven question. It also points to continued activity in the Dubai South area.

Funding Signals

Transit-Oriented Development Is on the Agenda

The RTA is looking at investment partners, and RailX includes a theme on financing and transit-oriented development, a sign that property around stations is expected to be part of how projects are funded.

No Design Yet

Station Sites and Spurs Are Still Proposals

The route, the five stations and the two spurs are described as proposed, and facilities such as remote check-in are subject to the study. Do not buy on a station location that has not been confirmed.

Priced In Early

Anticipation Can Run Ahead of Delivery

Announcements often lift sentiment well before construction, so part of any effect may already be reflected in asking prices by the time a design is final. Compare today's prices with similar homes away from the corridor.

If You Own or Are Considering Property Near the Corridor

Treat the 15% to 30% figure as an RTA statement about land beside stations, not a forecast for your property.
Wait for a confirmed route and station sites before attaching a premium to any specific building.
Check which line you actually benefit from: the Blue and Gold Lines have earlier, firmer timelines than the Airport Express.
Compare prices and rents with comparable homes elsewhere in the same community to see how much is already assumed.
Follow the study output over the next year and the RailX Dubai programme in 2027 for firmer detail.

Closing

A Real Idea With a Long Runway

The Airport Express Line is a credible piece of Dubai's long-term transport planning, tied to the growth of Al Maktoum International and the expansion of the Metro. What exists today is a study, a proposed corridor and a general RTA view that stations raise land values, which is a reason to watch the project, and not yet a reason to price it in.

This article is provided for general informational purposes and does not constitute investment advice. Statements are based on public comments by the Roads and Transport Authority; the line, route, stations and timelines are proposals subject to study and approval. The land value range is a general statement and not a forecast for any property. Verify current details directly with the RTA.

About the author

Mohamad Ahmad

Associate Partner

A trusted name in Dubai’s prime property market, Ahmad is a multi award winning advisor recognized across the UAE’s leading developers, including Emaar and DAMAC. In 2025, he delivered a record-breaking year closing a landmark single sale with Emaar that set a new benchmark. Known for blending lifestyle insight with investment strategy, he also contributes to leading real estate publications and has been featured across business and property media. Follow for weekly highlights, market insights, and luxury property updates.

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