Firas Al Msaddi, CEO of fäm Properties, discusses the project’s impact on the UAE property market.
Emirates Projects recently conducted an exclusive Q&A with Firas Al Msaddi, CEO of fäm Properties, to explore the transformative impact of the Etihad Rail project on the UAE’s property market. In the discussion, Firas shared his expert insights on how the new passenger train network, set to commence operations in 2026, is expected to drive demand, enhance connectivity across the seven emirates, and reshape real estate dynamics by making communities more accessible and attractive to both investors and residents.
Emirates Projects: What do you see as some of the major changes that the Etihad Rail project will bring?
Firas Al Msaddi: It’s not just about shortening travel time; it’s about changing the mental map of the UAE. Today, people choose where to live or invest based on road traffic patterns and how many hours they lose behind the wheel. Etihad Rail is re-writing those boundaries.
An area once considered ‘too far’ from a daily commute perspective can now be as convenient as an inner-city neighborhood. That shift doesn’t just influence prices, it changes the profile of buyers and tenants. Families, professionals, and even companies will start considering locations they previously ignored, which adds depth to the market, not just short-term spikes.
Emirates Projects: To what extent will land and property sales and rental prices be affected in the areas along the train route?
Firas Al Msaddi: Globally, similar projects show a credible range of 10–15% premium within the immediate station catchment, once services are operational and last-mile connectivity is seamless.
But the more interesting upside is in velocity, not just price: faster sales absorption, shorter time on market, and stronger rental take-up. For investors, that means capital works harder and liquidity improves – even without dramatic headline price jumps.
Some reports mention 30–40% gains purely because of the rail line. I think 30% is optimistic, but there’s an important detail many miss: areas like Jebel Ali, Dubai Creek Harbor, and Al Jaddaf are already under-developed and under-priced.
They will grow regardless, thanks to ongoing infrastructure and urban planning. If such areas naturally see 10–15% annual growth in the coming years, and you add the upside from the railway, you could realistically see 20–25% gains in certain pockets.
It’s important to remember: markets move in cycles. Property values appreciate for two main reasons – first, macro trends when the overall market rises; and second, micro fundamentals when specific improvements trigger more value.
Rail-linked areas will benefit from both, potentially amplifying gains beyond what mature districts like Downtown, Business Bay, or Dubai Marina will experience.
Emirates Projects: What impact has been made by recent announcements about progress on Etihad Rail?
Firas Al Msaddi: We’re seeing two clear early signals:
- Landowners holding instead of selling – a strong indication they expect future value growth.
- Developers exploring TOD (Transit-Oriented Development) masterplans near likely station sites, integrating mixed-use living around rail access.
These behavior’s typically appear before official price data, but they are reliable early markers from those with the most at stake.
Emirates Projects: Will the project transform some previously low-value areas into attractive real estate locations?
Firas Al Msaddi: Yes, but transformation isn’t automatic. Stations must be integrated into neighborhood life, not just built in isolation. Where urban planning includes retail, schools, public spaces, and walkable streets, low-value areas can leapfrog into premium commuter hubs. Without this integration, the uplift will be muted.
The real opportunity is for developers and investors to help shape these communities before the ribbon-cutting, not after.
Emirates Projects: Have there been changes in real estate demand or inquiry activity in areas near the rail tracks?
Firas Al Msaddi: Yes, but the more interesting point is the type of demand. We’re seeing enquiries from buyer profiles who never considered these areas before, especially cross-emirate professionals who will suddenly have a 30–40-minute door-to-door commute. This is a structural, long-term shift, not just a speculative reaction.
Emirates Projects: What kind of investor interest is there in purchasing land or units around the future train stations?
Firas Al Msaddi: The smartest investors are not only targeting residential units. They’re also looking at serviced apartments, co-living concepts, small office spaces, and last-mile logistics hubs. The real winners will be those who understand that a major transport hub creates an ecosystem – retail, office, hospitality, and services – not just homes.