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Dubai South real estate faces airport noise concerns

1 July 2025

Commentary
Yasir Iqbal
Construction writer

The AED128bn ($35bn) expansion of Al-Maktoum International airport (DWC) in Dubai South has reignited investor interest in the surrounding real estate market since its announcement last year. The scale of the project – set to transform DWC into the world’s largest airport by capacity by 2050 – has created a wave of optimism among developers and buyers alike.

That optimism is already reflected in the numbers. According to a recent report by real estate firm Betterhomes, total property sales in Dubai South reached AED16bn in just the first five months of this year – surpassing the AED15bn recorded in all of 2024.

Property prices in the area have risen by an average of 25% since the airport expansion was announced. Developers have moved swiftly to capitalise on the momentum, and price forecasts are optimistic, pointing to a potential rise in the short term.

However, amid the development buzz lies a critical and often overlooked concern: noise pollution.

With DWC projected to handle 130 million passengers annually by 2032 in its first phase alone, the scale – and the noise – will surpass that of DXB

Airports are indisputable engines of economic growth. They generate employment, boost connectivity and drive commercial development. Yet, for residential areas in close proximity, the long-term impact of aircraft noise can be significant – and detrimental.

Lessons from around Dubai International airport (DXB) offer a cautionary tale. Neighbourhoods such as Mirdiff and Deira, which lie directly under flight paths, frequently experience noise levels exceeding 80 decibels, according to data from Noise Map. These levels are associated with sleep disruption, irritability and even long-term health risks.

With DWC projected to handle 130 million passengers annually by 2032 in its first phase alone, the scale – and the noise – will surpass that of DXB. 

Globally, major urban centres have responded to this challenge through strategic urban planning. In London, Heathrow’s surrounding neighbourhoods are tightly regulated with noise contours shaping planning policy. In Paris, Charles de Gaulle Airport is buffered by industrial zones and business parks, while Schiphol in Amsterdam maintains a significant distance between runways and residential districts. These cities offer valuable lessons in balancing airport growth with community wellbeing.

In Dubai South, the conversation is just beginning. Some residents in Emaar South and Dubai South communities have taken to online forums, noting that while current noise levels are tolerable with soundproof windows, this may change significantly once full airport operations commence. One user described the noise as “faint but noticeable”, while another warned: “Once the airport is fully functional, expect a lot of noise and possibly vibrations too.”

To ensure long-term liveability, developers and urban planners must take a proactive approach. Encouragingly, current residential projects in Dubai South have been sited more than 4 kilometres from the DWC runways and, more importantly, outside the direct flight path – mitigating some of the future noise impact.

Whether Dubai South evolves into a thriving, sustainable urban community or a transit-centric logistics zone will depend on how well these environmental factors are addressed. Investment appetite may be high today, but enduring value will require more than just proximity to an airport – it will depend on the quality of life that surrounds it.

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Yasir Iqbal

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