While large-format retail dominates the headlines, smaller, community-based retail is quietly outperforming across many parts of the UAE.
In places like Al Barsha, Motor City, Nad Al Sheba and Meydan, compact retail centres anchored by F&B, clinics, grocers, and fitness are reaching full occupancy within 12 months of handover. These aren’t high-gloss destination malls - they’re well-located, well-leased assets serving daily demand.
The appeal is straightforward. For tenants, it’s about proximity and affordability. These are prominent mid to high density residential areas where customers live, not just visit. Rent is market related, overheads are manageable, and trade is consistent. For landlords, the value is in stability: less tenant turnover, steady cash flow, and minimal vacancy periods.
Importantly, the success of these formats isn’t tied to luxury spending or tourism cycles. They're driven by residents - the same families who need coffee, haircuts, groceries, and pharmacy access within a few minutes of home. Waitrose, Motor City, and The Gate Community Mall in Al Barsha are good examples; attention to detail, well placed anchor tenants, specially curated retail mix and exceptional management make them very successful in their communities. Convenient parking is a key component of successful community malls, providing residents easy access for their day-to-day purchases that they wouldn’t go to a larger mall to find.
We’re seeing developers respond accordingly. New mixed-use launches are increasingly integrating 80,000–140,000 sqft of community retail into their masterplans, with early leasing often led by supermarkets, fitness centers, medical clinics, nurseries and a great combination of international and home-grown F&B concepts. Leasing terms are practical. And the demand, so far, has been strong. For example, the under-construction community mall in Nad Al Sheba by Shamal, was 90% leased with top retailers 6 months prior to obtaining its BCC (building completion certificate).
Neighbourhood retail doesn’t always make headlines, but it makes sense. As Dubai’s population spreads and densifies, the assets that perform may not be the largest or the flashiest. They’ll be the most useful.
