Hessyan First

ABOUT HESSYAN FIRST

Hessyan First is a large developing community in the southwestern part of Dubai, within Sector 5 and the wider Jebel Ali area. The community covers approximately 23.8 sq. km and is officially identified as community code 511 in Dubai's statistical records. The area is positioned close to Dubai Waterfront, Palm Jebel Ali, Jebel Ali and Dubai South.
 

Hessyan First includes residential developments associated with the Dubai Waterfront expansion, including Badrah Phase 1 and Dubai Water Front Veneto. The wider coastal development has been planned around residential, commercial and waterfront uses, although different parts have progressed at different stages.

IN A NUTSHELL

• Large developing community in southwestern Dubai
• Covers approximately 23.8 sq. km
• Official Dubai community code: 511
• Located within Dubai's Jebel Ali sector
• Includes residential developments such as Badrah and Veneto
• Close to Dubai Waterfront and Palm Jebel Ali
• Connected to Sheikh Zayed Road (E11)
• Relatively low-density compared with central Dubai
• Al Maktoum International Airport is around 28 minutes from Veneto
• Jebel Ali Beach is around 13 minutes from Veneto
• Ibn Battuta Mall is around 21 minutes from Veneto
• Metro access requires a drive to stations in Jebel Ali and surrounding districts

COMMUNITY OVERVIEW

Hessyan First is one of the officially designated communities in Dubai's southwestern sector. Dubai Statistics records the district at 23.8 sq. km, with an estimated population of 4,032 in 2024, reflecting the area's developing nature and comparatively low population density. The community forms part of a much larger coastal growth corridor.

Dubai Waterfront was originally planned as a major mixed-use coastal development incorporating residential, commercial, hospitality and leisure districts. While the original master plan was substantially affected by the global financial downturn, completed and active communities such as Badrah and Veneto remain within the area. Badrah provides apartments, townhouses and community retail, while Veneto is a low-density waterfront villa and townhouse neighbourhood. These established residential pockets give Hessyan First a mixture of housing formats rather than a single property type.

PROPERTIES IN HESSYAN FIRST

Residential properties in Hessyan First are concentrated in developments such as Badrah Phase 1 and Dubai Water Front Veneto. Current DLD-linked data records the area as predominantly residential flats, although villas and townhouses are also present through developments such as Badrah and Veneto.

Badrah includes studios and one- to three-bedroom apartments together with two- and three-bedroom townhouses. Veneto provides larger three-, four- and five-bedroom villas, with private gardens, covered parking and waterfront-oriented surroundings. Current sales activity in Hessyan First is concentrated heavily in Badrah Phase 1. Registered transactions through 2026 include apartments in Manara buildings, while Veneto continues to record transactions for larger villas.

RENTAL TRENDS IN HESSYAN FIRST

Apartments:

• Studio: Average around AED 32,000/year
• 1-bedroom: Average around AED 41,000/year
• 2-bedroom: Average around AED 62,000/year
• 3-bedroom: Average around AED 90,000/year

Villas:

• 3-bedroom villa: AED 90,000/year in a recent registered Badrah transaction
• 3-bedroom Veneto villa: AED 185,000/year in a recent registered transaction
• Current rental levels vary considerably between Badrah's smaller homes and Veneto's larger waterfront villas.

SALES TRENDS IN HESSYAN FIRST

Apartments:

• Studio: Average around AED 420,000
• 1-bedroom: Average around AED 615,000
• 2-bedroom: Average around AED 785,000
• 3-bedroom: Average around AED 1.16 million

Villas:

• Recent 3-bedroom Badrah transaction: AED 1.5 million
• Recent 2-bedroom Badrah townhouse transaction: AED 1.55 million
• Recent 3-bedroom Veneto transaction: AED 6.375 million

POPULAR BUILDINGS & DEVELOPMENTS IN HESSYAN FIRST

• Badrah Residence
• Badrah Waterfront
• Manara 3
• Manara 4
• Manara 6
• Veneto
• Dubai Waterfront

TRANSPORTATION AND PARKING SPACES IN HESSYAN FIRST

Hessyan First is primarily a car-oriented community, with access to the wider southwestern Dubai road network. Sheikh Zayed Road (E11) provides the principal connection towards Jebel Ali, Dubai Marina and central Dubai. Residential developments provide allocated parking. Badrah assigns parking spaces to residents and also has additional parking along its internal streets, while Veneto villas have private covered garages and visitor parking along internal roads. For Veneto, Jebel Ali Beach is approximately 13 minutes away, Dubai Parks and Resorts around 19 minutes, Ibn Battuta Mall around 21 minutes and Al Maktoum International Airport around 28 minutes by car.

PUBLIC TRANSPORTATION NEAR HESSYAN FIRST

Public transport coverage is more limited than in established central Dubai communities. Badrah is served by nearby bus stops, with Jebel Ali Bus Station and other stops generally around 8 minutes by car. Life Pharmacy Metro Station is approximately 14 minutes by car from Badrah. Veneto has nearby bus stops, including the Dubai Waterfront, Veneto stop approximately 361 metres away and another stop around 965 metres away. UAE Exchange Metro Station is approximately 20 minutes by car from Veneto.

MOSQUES IN HESSYAN FIRST

Mosques are available within the residential developments and neighbouring Jebel Ali communities. Badrah provides community facilities including civic amenities, while residents can also access mosques in nearby Jebel Ali and JAFZA. The wider Jebel Ali area has several mosques serving residential and employment districts, generally accessible within a short drive from the established parts of Hessyan First.

OTHER PLACES OF WORSHIP NEAR HESSYAN FIRST

Residents can access churches and other places of worship in Jebel Ali and surrounding communities. St. Francis of Assisi Catholic Church is located in Jebel Ali Village. Additional churches and temples are available in the wider Jebel Ali, Dubai Investment Park and Jumeirah areas. Guru Nanak Darbar Gurudwara and the adjacent Hindu temple facilities are approximately 18 minutes from Badrah by car.

NURSERIES AND SCHOOLS NEAR HESSYAN FIRST

Nurseries near Hessyan First: There are limited nursery options immediately within Hessyan First, so families generally use facilities in Dubai Investment Park, Jebel Ali and surrounding communities. These nursery options are generally around 20 minutes or more from Badrah, depending on traffic and the specific branch.

• Kinderville Early Learning Centre
• British Orchard Nursery
• Chubby Cheeks Nursery
• Little Scholar Nursery

Schools near Hessyan First:

• The Arbor School – around 22 minutes
• Dove Green Private School
• Durham School Dubai
• Delhi Private School Dubai
• Bright Riders School
• The International School of Choueifat – DIP
• Greenfield Community School

The Arbor School in Al Furjan is approximately 22 minutes from Badrah and follows a British curriculum. Other options are concentrated in Dubai Investment Park, Jebel Ali and neighbouring districts.

CLINICS AND HOSPITALS NEAR HESSYAN FIRST

Healthcare facilities are concentrated in Jebel Ali, JAFZA and Dubai Investment Park rather than within the more developing parts of Hessyan First. Nearby options include:

• Access Clinic JAFZA – around 13 minutes
• Noor Al Shefa Clinic – JAFZA South, around 10 minutes
• DP World Clinic / NMC Polyclinic – around 11 minutes
• Aster Cedars Hospital – around 17 minutes
• Armada Surgical Centre – around 22 minutes
• American Hospital Dubai Media City – around 23 minutes

MALLS NEAR HESSYAN FIRST

• Landmark Retail – around 17 minutes
• Crystal Mall – around 18 minutes
• Ibn Battuta Mall – around 21 minutes
• Festival Plaza – approximately 20–25 minutes, depending on the starting point
• Dubai Marina Mall – approximately 25–30 minutes

Badrah also has its own Badrah Pavilion, a 72,000 sq. ft. community retail centre with supermarkets, shops, cafés and restaurants. Ibn Battuta Mall provides a much larger selection of international retail, dining and entertainment options and is one of the main shopping destinations serving the southwestern residential corridor.

LEISURE ACTIVITIES AND NOTABLE LANDMARKS

The waterfront setting is one of Hessyan First's principal lifestyle features. Veneto provides access to a waterfront environment with marina facilities and canal connections, while the wider Dubai Waterfront area offers proximity to coastal destinations. Jebel Ali Beach is around 13 minutes from Veneto, while Dubai Parks and Resorts is approximately 19 minutes away. Palm Jebel Ali is also part of the wider coastal development corridor. Other nearby destinations include Ibn Battuta Mall, Jebel Ali, Dubai South and the attractions around Dubai Parks and Resorts.

OUTDOOR ACTIVITIES

Outdoor opportunities are concentrated around the residential developments and coastal surroundings. Badrah includes landscaped open spaces, children's play areas, parks and community facilities, while Veneto offers landscaped areas, waterfront surroundings and access to marina-oriented spaces. Jebel Ali Beach provides an additional coastal destination approximately 13 minutes from Veneto. Residents can also visit Dubai Parks and Resorts for outdoor leisure and entertainment activities.

FITNESS & BEAUTY

Badrah includes a communal gymnasium, children's play areas, parks and recreational spaces. Retail facilities within Badrah Pavilion provide access to everyday services, while additional gyms, salons and wellness facilities are available in Jebel Ali, JAFZA and Dubai Investment Park. Veneto's low-density layout also provides opportunities for walking and outdoor recreation around its landscaped residential streets and waterfront environment.

FUTURE DEVELOPMENTS / REAL ESTATE OUTLOOK

• Hessyan First remains a developing southwestern Dubai community with substantial land and development potential.
• DLD-linked data records 3,662 freehold units across the officially tracked Hessyan First projects, with 10 registered projects.
• Badrah Phase 1 remains the most active residential project in current registered transaction data.
• Veneto continues to provide established waterfront villa and townhouse stock.
• The wider Dubai Waterfront corridor remains connected to major coastal developments, including Palm Jebel Ali.
• Infrastructure and residential expansion across the Jebel Ali and Dubai South corridor can increase the range of services available to the area over time.
• The large planned supply means individual projects should be assessed separately rather than treating the entire Hessyan First district as one residential market.

THINGS TO CONSIDER

Hessyan First is suited to residents and investors interested in a developing coastal district with access to established residential projects such as Badrah and Veneto. Its large land area, proximity to Jebel Ali, Dubai Waterfront, Palm Jebel Ali and Al Maktoum International Airport give it a strategic position in southwestern Dubai. However, residents should expect a more developing environment than established central communities, particularly in terms of schools, healthcare, retail and public transport.
 

A private vehicle is generally more convenient because Metro access requires a drive, while the availability and maturity of amenities varies significantly between individual projects. Property prices also differ considerably between Badrah's apartments and townhouses and Veneto's larger waterfront villas, so the specific development and property type should be considered when assessing the market.