Regulatory Update
New Schools and Universities Shape Demand
February 2, 2026
Construction on the Expo 2020 site has reached its peak. Thousands of workers are building pavilions, public spaces and infrastructure, and the site's distinctive structures are rising quickly. For Dubai, the construction phase brings jobs and investment, and it shapes housing demand in the south of the city.
What is being built
- Thematic districts for opportunity, mobility and sustainability.
- Country pavilions for participating nations.
- Al Wasl Plaza: the site's central dome.
- Infrastructure: roads, utilities and the metro extension.
Effects on housing
Construction workers, engineers and project staff need homes, supporting rental demand in areas near the site, such as Dubai Investments Park, Discovery Gardens and Jebel Ali.
Effects on investors
Investors in the south of the city may see improved rental demand during construction and the event, but should focus on long-term demand after the Expo.
Legacy plans
After the event, much of the site is planned to become a mixed-use district. This legacy will determine the area's long-term appeal.
Risks
New supply near the Expo site is significant. Investors should choose projects carefully.
The legacy district
Plans for the Expo site after the event envisage a mixed-use district, with many permanent buildings converted into offices, homes, schools and community facilities. The aim is to create a new urban centre in the south of the city, connected by the metro extension and close to the airport. If the legacy plan succeeds, it could become an important employment and residential hub, supporting demand in surrounding communities for years. Investors should follow announcements about legacy tenants, residential components and transport links, as these will determine how the area develops after the visitors leave. Long-term value will depend more on this legacy than on the event itself.
Our view
Expo construction is a major boost for Dubai's economy. We help clients assess opportunities in the south of the city with a focus on the post-Expo legacy.