Springs 12 is the second most expensive corner of The Springs. A two-bedroom villa in Springs 12 sold for a median AED 3.45M and a three-bedroom for AED 5.75M, and on both counts only one of the community's fourteen clusters sold higher.
That ranking is the useful part, because The Springs is one of the few Dubai communities where every home is a finished resale and the clusters can be compared like for like. This guide covers what Springs 12 villas actually sold for, how they rank against the other thirteen clusters, how prices moved over a year, what they earn in rent, and what to check before buying. The most recent sales in it are from mid-February 2026.
Key takeaways
- Springs 12 recorded 42 sales between mid-October 2024 and mid-February 2026, every one a resale between owners: 23 two-bedroom and 19 three-bedroom villas.
- A two-bedroom sold for a median AED 3.45M, half of them between AED 3.18M and AED 3.69M. A three-bedroom sold for AED 5.75M.
- Springs 12 ranks second of 14 Springs clusters for both layouts, behind Springs 1.
- Across The Springs, prices rose 13.1% for two-bedrooms and 16.3% for three-bedrooms on the same months a year earlier.
- District rents put the gross yield at about 4.3% for a Springs 12 two-bedroom, against 3.9% for two-bedroom homes across Dubai.
Where Springs 12 sits, and what sells there
Springs 12 is one of the clusters of The Springs, the villa community in Emirates Living that sits alongside The Meadows and The Lakes. The clusters are numbered, and sales are recorded in fourteen of them, from Springs 1 to Springs 15 with no 13 among them.
What sells there is narrow. Every recorded sale in The Springs was a two or three-bedroom villa, almost exactly half and half: 311 two-bedroom and 295 three-bedroom homes over sixteen months. All 606 were resales between owners. Nothing in the community sells off-plan, so every price in this guide was agreed between a buyer and a private seller.
The market is steady. The Springs averaged about 38 sales a month, and Springs 12 accounted for 42 of the 606, roughly 2.6 a month. Springs 11 was the busiest cluster with 70. Springs 12 sits in the middle of the pack on turnover and near the top on price, which is the combination this guide is about.
What a Springs 12 villa sells for
A two-bedroom villa in Springs 12 sold for a median AED 3.45M between mid-October 2024 and mid-February 2026, and a three-bedroom for AED 5.75M. Half of the two-bedroom sales landed between AED 3.18M and AED 3.69M, a band narrow enough to test an asking price against.
| Layout | Sales | Median price | Middle half of sales | District median rent | Gross yield |
|---|---|---|---|---|---|
| 2 bedrooms | 23 | AED 3.45M | AED 3.18M to AED 3.69M | AED 150,000 a year | 4.3% |
| 3 bedrooms | 19 | AED 5.75M | AED 4.99M to AED 6.48M | AED 220,000 a year | 3.8% |
Three-bedroom prices spread much wider: from AED 4.00M to AED 8.10M, with the middle half between AED 4.99M and AED 6.48M. That spread is a warning about this layout rather than a feature of the cluster. The recorded floor areas of three-bedroom villas in Springs 12 run from about 2,745 sq ft to over 7,600 sq ft, because some sales record the plot and others the house, so a single median hides very different homes. Compare a three-bedroom on its plot and its upgrades, not on the median.
The floor-area issue is also why this guide quotes prices per home rather than per square foot. Inside The Springs, two-bedroom villas are recorded anywhere from 1,631 to 5,240 sq ft. A per-square-foot league table built on those figures would rank recording habits, not homes.
How Springs 12 ranks among the Springs clusters
Springs 12 is the second most expensive Springs cluster for both two and three-bedroom villas. Only Springs 1 sold higher, at a median AED 3.55M for two bedrooms and AED 5.90M for three.
The gaps are small at the bottom of the community and larger at the top. The cheapest two-bedroom cluster, Springs 4, sold at a median AED 3.00M, AED 550,000 below Springs 1. The other eleven all sat between AED 3.15M and AED 3.43M. For three bedrooms the range ran from AED 4.90M in Springs 9 to AED 5.90M in Springs 1, a AED 1.0M spread, and five clusters sat within AED 6,000 of AED 5.00M.
Against The Springs as a whole, a Springs 12 two-bedroom cost 4.5% more than the community median of AED 3.30M, and a three-bedroom 12.7% more than the AED 5.10M median. The premium is modest on the two-bedroom and real on the three. The sales record cannot say why, and the usual suspects (plot size, position, upgrades) all sit outside it, so treat the ranking as a description of what buyers paid rather than a guarantee of what the next one will.
How Springs prices have moved
Springs villa prices rose 13.1% for two-bedrooms and 16.3% for three-bedrooms in a year. The median two-bedroom sold for AED 3.45M between October 2025 and mid-February 2026, against AED 3.05M in the same months a year earlier, and the median three-bedroom for AED 5.70M against AED 4.90M. Comparing the same months takes the seasons out of it.
Against Dubai, The Springs split the difference. Its three-bedrooms outpaced Dubai's finished three-bedroom villas and townhouses, which rose 10.3%, while its two-bedrooms trailed Dubai's finished two-bedroom villas and townhouses, which rose 17.6%.
Springs 12 on its own is too thin to measure this way. It sold five two-bedroom villas in the earlier window and ten in the recent one, and seven and six three-bedrooms, which is not enough for a year-on-year figure worth quoting. The community figure is the honest one, and with every home a finished resale there are no new launches to flatter the median.
The third bedroom, and Springs against Dubai
In The Springs, the third bedroom costs AED 1.8M: the median three-bedroom villa sold for 54.5% more than the median two-bedroom. In Springs 12 the step is AED 2.3M, or 66.7%. For context, AED 1.8M is roughly what an entire finished two-bedroom apartment sold for across Dubai over the same period, at a median AED 1.85M. The third bedroom comes with its own apartment's worth of price.
That step is what separates The Springs from the rest of Dubai's villa market. A Springs two-bedroom cost 10.0% more than the median finished two-bedroom villa or townhouse in Dubai (AED 3.00M). A Springs three-bedroom cost 64.5% more than Dubai's median finished three-bedroom villa or townhouse (AED 3.10M). That Dubai figure rests on a far bigger and cheaper market: 3,165 finished three-bedroom villa and townhouse sales over the period, against 627 two-bedroom ones. If the budget stops near AED 3.1M, the choice is a Springs two-bedroom or a three-bedroom elsewhere, and our guide to two-bedroom townhouses in Dubai shows where those sell.
Springs 12 rental yield: about 4% gross
A Springs 12 villa yields about 4.3% gross for two bedrooms and 3.8% for three. Rent figures here are for the district rather than the cluster: its median annual rent is AED 150,000 for two bedrooms and AED 220,000 for three.
Across The Springs the same rents work out at 4.5% for two bedrooms and 4.3% for three, a little higher than in Springs 12 because the community's median prices are lower. Dubai's two-bedroom homes of every type yield about 3.9% on the same basis, and three-bedroom homes about 3.8%. A Springs 12 two-bedroom earns slightly more than the Dubai average for its size, and the premium paid for the cluster comes straight off the yield.
Gross is the right word. Service charges, villa upkeep and any month between tenants all come off that figure. Our guide to Dubai rental yield walks through what typically comes out.
What to check before buying in Springs 12
Three checks specific to this cluster:
1. Anchor a two-bedroom on AED 3.18M to AED 3.69M. That was the middle half of Springs 12 sales, and it sits above most of The Springs. Ask why a listing is priced above AED 3.55M, the Springs 1 median and the community's highest.
2. Ask for the title deed area before comparing three-bedrooms. Recorded areas in Springs 12 run from about 2,745 sq ft to over 7,600 sq ft for the same layout. Compare plot against plot and built area against built area, or the comparison is meaningless.
3. Budget the 4% transfer fee on top. On a AED 3.45M villa, the Dubai Land Department fee alone is AED 138,000, before agency and registration charges. Our guide to the DLD fee breaks down who pays what. Test the commute on the Roads and Transport Authority site before you view.
FAQ
How much does a villa in Springs 12 cost?
A two-bedroom villa in Springs 12 sold for a median AED 3.45M and a three-bedroom for AED 5.75M between mid-October 2024 and mid-February 2026. Half of the two-bedroom sales landed between AED 3.18M and AED 3.69M.
Is Springs 12 more expensive than the rest of The Springs?
Yes, slightly. Springs 12 ranks second of fourteen Springs clusters for both two and three-bedroom villas, behind Springs 1. Its two-bedroom median is 4.5% above The Springs as a whole, and its three-bedroom median 12.7% above.
Which Springs cluster is the cheapest?
For two bedrooms, Springs 4, at a median AED 3.00M. For three bedrooms, Springs 9, at AED 4.90M. Springs 1 was the most expensive for both, at AED 3.55M and AED 5.90M.
Have Springs villa prices gone up?
Yes. Across The Springs, the median two-bedroom rose 13.1%, from AED 3.05M to AED 3.45M, and the median three-bedroom 16.3%, from AED 4.90M to AED 5.70M, comparing mid-October to mid-February with the same months a year earlier.
What is the rental yield in Springs 12?
About 4.3% gross for a two-bedroom and 3.8% for a three-bedroom, from district median rents of AED 150,000 and AED 220,000 a year against Springs 12 prices. Two-bedroom homes across Dubai yield about 3.9% on the same basis.
Are there off-plan homes in The Springs?
No. Every recorded sale in The Springs over the period was a resale of a finished villa between owners, all of them two or three-bedroom homes.
References
Figures in this article are computed from official UAE property transaction records (DLD, ADREC) via Prop971 market analytics, including transactions up to 11 February 2026.
