The Springs and Villanova villa rent prices in Dubai
A three bedroom villa in The Springs is advertised at a median of AED 17,500 a month, the same size in Villanova at AED 13,333. Those are asking prices from live listings, not signed leases, and the difference matters: in the tenancy register of the Dubai Land Department the median for a three bedroom house in Arabian Ranches III and Dubailand is AED 12,500 a month across 385 registered new contracts. Everything on this page is dated 2 September 2026.
What landlords ask for a three bedroom villa
The table is asking rent only. The count column says how many live listings each row rests on, and two of them are thin: The Springs stands on 3 listings and Villanova on 4. Read those rows as a direction of travel, not as a market rule. The annual column is the monthly median multiplied by twelve, because Dubai leases are agreed as an annual figure and paid in one to four cheques.
| Community | Listings | Cheapest | Median asking | Most expensive | Median per year |
|---|---|---|---|---|---|
| The Springs | 3 | AED 16,666 | AED 17,500 | AED 18,750 | AED 210,000 |
| Villanova | 4 | AED 11,666 | AED 13,333 | AED 14,583 | AED 159,996 |
| Mudon | 8 | AED 14,166 | AED 16,874 | AED 17,500 | AED 202,488 |
| Arabian Ranches 3 | 8 | AED 10,833 | AED 12,708 | AED 13,750 | AED 152,496 |
| Damac Lagoons | 4 | AED 11,666 | AED 12,208 | AED 13,333 | AED 146,496 |
| Jumeirah Village Circle | 75 | AED 12,083 | AED 15,000 | AED 32,500 | AED 180,000 |
Across all six communities the table covers 102 listings. The Springs is the most expensive of them on this size and Damac Lagoons the cheapest at AED 12,208, a spread of AED 5,292 a month between two villa communities with the same bedroom count. Jumeirah Village Circle is the only row with a large sample, 75 listings, and it shows how wide a real villa market runs: AED 12,083 at the bottom and AED 32,500 at the top.
What tenants actually signed
Neither The Springs nor Villanova has its own group in the tenancy register we can read, so the honest comparison is with the villa districts that do. The rows below are registered new contracts from the Ejari register of the Dubai Land Department, three bedroom houses, monthly rent. They are named the way the register names them, which is why some of them look unfamiliar. Renewals are excluded, because the rent cap holds them below the market and mixing them in would pull every median down.
| Register area | Registered contracts | Lower quarter | Median | Upper quarter |
|---|---|---|---|---|
| Arabian Ranches III und Dubailand | 385 | AED 11,666 | AED 12,500 | AED 13,333 |
| Arabian Ranches II, Rukan und Serena (Dubailand) | 176 | AED 12,750 | AED 13,750 | AED 15,833 |
| Al Yelayiss 2 | 210 | AED 11,666 | AED 12,083 | AED 12,916 |
| Al Hebiah Fifth | 18 | AED 10,833 | AED 11,166 | AED 11,666 |
| Madinat Al Mataar | 147 | AED 8,000 | AED 8,750 | AED 10,000 |
| Nadd Hessa | 14 | AED 17,083 | AED 17,500 | AED 18,750 |
| Dubai Sports City | 102 | AED 14,583 | AED 15,375 | AED 17,083 |
| Al Furjan und Discovery Gardens | 54 | AED 15,416 | AED 16,666 | AED 17,916 |
Those eight rows together are 1,106 registered new contracts, against 102 listings in the asking table. That is the whole point of keeping the two apart: the asking side is a few dozen advertisements that can sit online for months, the contract side is what more than a thousand households in Dubai committed to on paper. Nadd Hessa is the one register area whose median, AED 17,500, lands exactly on The Springs asking median, and it does so on only 14 contracts.
Asking against signed, in dirhams
The Springs asks AED 17,500 where the largest villa contract group in the same size, Arabian Ranches III and Dubailand with 385 contracts, settled at AED 12,500. That is AED 5,000 a month or AED 60,000 a year, about 40 percent above the registered median. Villanova is the opposite case: at AED 13,333 the asking median sits AED 417 below the registered median of Arabian Ranches II, Rukan and Serena at AED 13,750, and only AED 1,250 above Al Yelayiss 2 at AED 12,083, which is AED 15,000 over a year. In plain terms: in Villanova the advertised price is roughly the market price, in The Springs it is a starting position.
Between the two communities on this page the gap is AED 4,167 a month, AED 50,004 over a twelve month lease. That is the single number worth carrying into a viewing, and it is why most villa hunters in this price band look at both before signing anything.
What the first cheque costs
Agency commission is 5 percent of the annual rent and the deposit for an unfurnished home is another 5 percent. On a Springs three bedroom at AED 17,500 a month the annual rent is AED 210,000, so each of those items is AED 10,500 and the two together AED 21,000. In Villanova the annual rent is AED 159,996, each item is about AED 8,000 and the pair AED 16,000. On top of that a villa needs a DEWA deposit of AED 4,000 rather than the AED 2,000 charged for an apartment, and the Ejari registration of the contract costs AED 220. Community and cooling charges are billed separately in most of these developments, so ask what the quoted rent covers before you compare two offers.
FAQ
How much is a three bedroom villa in The Springs per month?
The asking median is AED 17,500 a month as of 2 September 2026, from 3 live listings that run AED 16,666 to AED 18,750. That is an asking figure, not a signed one.
Is Villanova cheaper than The Springs?
Yes, by AED 4,167 a month on a three bedroom, AED 13,333 against AED 17,500, which is AED 50,004 over a full year.
What do registered contracts say, rather than listings?
For three bedroom houses the registered medians run from AED 8,750 in Madinat Al Mataar with 147 contracts to AED 17,500 in Nadd Hessa with 14. The largest single group, Arabian Ranches III and Dubailand with 385 contracts, sits at AED 12,500.
Why is there no contract figure for The Springs itself?
The register groups tenancies by its own district names, and neither The Springs nor Villanova appears as a separate group in the data we hold. Rather than guess a mapping, this page compares against the villa districts that are in the register by name.
How much cash do I need beyond the first month?
On a Springs three bedroom, commission and deposit are AED 10,500 each, AED 21,000 together, plus AED 4,000 DEWA deposit for a villa and AED 220 for Ejari.
Source and date. Registered contracts: Dubai Land Department, Ejari tenancy register, September 2026, new contracts only, bulk leases excluded. Asking prices: propertyfinder.ae listings, read on 2 September 2026, offered rent and not agreed rent. Villa listings below these levels go out on our Telegram channel t.me/dxbradar.