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UAE property prices near Etihad Rail stations have already risen by around 30 per cent, even though the national railway is still under construction. Rental rates in these areas have climbed by about 20 per cent, reflecting how infrastructure projects are shaping real estate trends long before trains begin carrying passengers.
The $13 billion Etihad Rail network, which will stretch 1,200 kilometres from Fujairah to the Saudi border, is scheduled to begin commercial operations in 2026. The project is designed to link 11 communities across the country, offering both passenger and freight services. Analysts are calling it a “map of opportunities,” pointing to its potential to reshape not only logistics but also housing, retail, and mixed-use development.
Change is already visible on the ground. Landowners are holding onto plots near proposed stations, anticipating higher values once the network becomes operational. Developers are scouting for sites to build logistics hubs, mid-market housing, and retail complexes around key stops. This anticipation has contributed to early price increases, especially in locations outside traditional investment corridors.
“Etihad Rail is a strategic platform that opens wide horizons for investment, particularly in real estate, logistics, and trade,” said Hamad Al Abbar of LMD. He added that overlooked areas such as Al Ain, Fujairah, and Al Dhafra could see accelerated growth as rail connectivity enhances their accessibility.
Developers are already positioning themselves to benefit. Samana Developers’ chief executive, Imran Farooq, called the railway a “game-changer for urban expansion,” noting the uptick in interest from international investors. He forecasts a 20 to 30 per cent rise in property values in the most strategically placed neighbourhoods within five years.
Historical examples strengthen the case for these predictions. France’s TGV network shifted demand in regional cities, while Japan’s Shinkansen led to land price increases of as much as 40 per cent along its routes. Analysts suggest that the UAE may experience a comparable transformation, in line with the government’s Vision 2040 strategy, which prioritises sustainable growth and improved connectivity.
“The true beneficiaries will be integrated communities near the stations,” said Masoud Al Zarouni of Vision Properties. He expects stronger demand for mid-market housing from professionals who want affordable homes with rapid access to both Dubai and Abu Dhabi. This trend could alter demand patterns, moving interest beyond core urban areas into suburban and secondary markets.
For investors, timing is crucial. “The real opportunities are before full operation begins,” said Firas Al Msaddi of fäm Properties. He argued that it is not just about higher values but also faster sales cycles, increased absorption, and a structural shift in how people choose where to live and invest.
The dynamics extend beyond residential demand. Commercial real estate around stations is also expected to benefit, with logistics operators identifying new hubs and retail developers planning mixed-use centres designed to capture commuter traffic. Industrial plots, once considered remote, are now attracting attention from global companies seeking cost advantages.
Observers believe that by 2026, once passenger services begin, the initial surge will give way to longer-term patterns of sustained growth. If global precedents hold, price appreciation could continue well into the next decade as secondary areas gain prominence.
The momentum underscores the broader resilience of the UAE real estate market in 2025, which has already posted strong sales volumes in both Dubai and Abu Dhabi. With infrastructure now emerging as a key driver, Etihad Rail is seen not just as transport, but as an anchor for the country’s next phase of urban development.
Property prices near future stations have risen by about 30 percent, with rents up 20 percent.
Commercial passenger and freight services are expected to start in 2026.
Al Ain, Fujairah, and Al Dhafra are among the regions forecast to see significant growth.
The national railway is valued at around $13 billion and spans 1,200 kilometers.
Developers and analysts argue that the biggest opportunities are before full operations, when prices are still catching up.
