Does Dubai Need a New City Centre?

Ask a visitor where the centre of Dubai is and you may get several answers. Historically it was the Creek, with Deira and Bur Dubai on either side. Today the Trade Centre and the new towers along Sheikh Zayed Road are a second centre, and the free zones further south are becoming a third. As the city grows, a question is being raised among planners and developers: should Dubai create a deliberate, planned downtown?

Why a new centre makes sense

Great cities usually have a heart: a district where offices, homes, shops, culture and public spaces come together and where people walk rather than drive. Dubai's growth along a single highway has created many destinations but few places that feel like a true city centre. A planned downtown on land near Sheikh Zayed Road could provide that, with a scale and mix of uses that the older districts cannot offer.

What a successful downtown needs

• A mix of uses: homes, offices, hotels and retail in close proximity.
• Walkability: shaded streets and public spaces that make walking pleasant despite the climate.
• A focal point: a landmark, park or cultural venue that gives the district its identity.
• Transport: easy access by road and, in time, by public transport.

What it would mean for property

A well-executed downtown could become the most prestigious urban address in Dubai, commanding premium prices for apartments and offices. It would also raise the value of surrounding areas by creating a destination that people want to be near. However, building a genuine city centre takes many years, and early phases would need to be designed to feel complete even as later ones are built.

Lessons from elsewhere

Planned centres in other cities show both what is possible and what can go wrong. Districts dominated by office towers often feel empty at night and at weekends. The most successful combine residential, cultural and leisure uses that bring life throughout the day. Any downtown in Dubai would need that balance to succeed.

Designing for the climate

Creating a walkable city centre in Dubai's climate requires thoughtful design. Shaded streets, arcades, covered walkways, trees and water features can make outdoor spaces comfortable for much of the year. Buildings can be oriented to reduce sun exposure and to channel breezes. Indoor spaces, such as malls and cultural venues, can be linked to outdoor promenades so people can move easily between them. A downtown that gets these details right would be used and enjoyed, rather than admired from a car window.

Our view

We see a strong case for a planned city centre in Dubai, and we expect one of the large developers to pursue the idea in the coming years. When that happens, we will look closely at the master plan, the landmark and the developer's ability to deliver over a long period.