In the heart of Jumeirah Beach Residence (JBR), a prime waterfront community once known for its serene luxury and family-oriented environment, a growing crisis is disrupting the lives of long-term residents. Dr Waddah Shibib , a German national and orthopaedic specialist who has lived in JBR for over 20 years, described a dramatic change in the area since the end of the COVID-19 pandemic.
“This is a severe disruption,” Dr Shibib told Gulf News, voicing growing concerns about mass overcrowding. According to him, what used to be peaceful family homes are now being turned into hostel-like units. Many of the 3- and 4-bedroom apartments are reportedly being rented out by short-term operators for as low as Dh50 ($13.60 USD) to Dh100($27.20 USD) per night.
These once-spacious apartments, designed for families, are now housing up to 60 people per unit, with makeshift partitions and curtain walls cramming in additional beds.
“I have seen up to 10 people sleeping in one room, and others in the living areas,” Dr Shibib said. “The common areas, like the lifts, are constantly overcrowded, and you can be waiting up to 30 minutes just to get to your floor.”
He further reported that hygiene has deteriorated significantly. Elevators are frequently out of order, with some filled with trash and foul smells. Smoking in shared spaces has also become common, another sign, residents say, that the community’s quality of life is slipping fast.
Safety Risks and Property Decline
Beyond the inconvenience and discomfort, safety is becoming a pressing concern.
“The lifts are constantly out of order. The sewage system is under strain. We're constantly facing a high influx of strangers, many of whom aren't residents. There’s no security. This is not just an inconvenience, it's a safety hazard,” Dr Shibib warned.
One of his most urgent fears is the risk of fire in such densely occupied spaces. In buildings not designed to accommodate such high occupancy, emergency situations could quickly spiral out of control.
Meanwhile, these changes are hurting real estate value. Dr Shibib said many property owners are struggling to sell their apartments, as prospective buyers are put off by the overcrowded and poorly maintained buildings.
“Who would want to buy a property in this condition?” he asked, referencing the high turnover of short-term tenants and the degradation of common areas.
Discovery Gardens and Other Areas Under Strain
JBR isn’t the only area feeling the pressure. Discovery Gardens, a residential zone popular for its proximity to the Metro, has also become a hotspot for budget living. Workers and low-income residents, drawn by lower rents and good connectivity, are turning small flats into shared housing hubs.
One resident of Discovery Gardens, who asked not to be named, described their situation:
“A one-bedroom apartment, originally designed for a small family, now hosts 18 people. I pay Dh1,700($462.84 USD) for a bedspace, including Dewa and Wi-Fi. It’s too much for a small space, but it’s the only option I have.”
The resident added that privacy is nearly nonexistent, and that a single toilet is shared among many. “It’s tough, but my salary doesn’t allow for anything better.”
These makeshift arrangements are taking a toll not only on tenants’ quality of life but also on public infrastructure. Sewage systems, emergency services, and public transport are under increasing stress from the overcrowding.
A Call for Regulation and Balance
As living conditions continue to deteriorate in some of Dubai’s prime and popular residential areas, residents are calling for urgent action.
Dr Shibib and others argue that addressing this issue requires a coordinated approach:
“I understand the need for affordable housing, but this is not the solution,” Dr Shibib stressed. “We need legal protections for long-term residents and a commitment from the authorities to preserve the integrity of Dubai’s residential communities.”
Residents also want greater involvement from homeowners' associations and developers to actively monitor and maintain community standards. Without a timely intervention, they warn, more of Dubai’s neighborhoods could follow JBR’s path, moving from luxury living to unsustainable overcrowding.
As the city continues its rapid growth, the challenge lies in balancing affordability with liveability ensuring that iconic communities like JBR remain places residents are proud to call home.
“This is a severe disruption,” Dr Shibib told Gulf News, voicing growing concerns about mass overcrowding. According to him, what used to be peaceful family homes are now being turned into hostel-like units. Many of the 3- and 4-bedroom apartments are reportedly being rented out by short-term operators for as low as Dh50 ($13.60 USD) to Dh100($27.20 USD) per night.
These once-spacious apartments, designed for families, are now housing up to 60 people per unit, with makeshift partitions and curtain walls cramming in additional beds.
“I have seen up to 10 people sleeping in one room, and others in the living areas,” Dr Shibib said. “The common areas, like the lifts, are constantly overcrowded, and you can be waiting up to 30 minutes just to get to your floor.”
He further reported that hygiene has deteriorated significantly. Elevators are frequently out of order, with some filled with trash and foul smells. Smoking in shared spaces has also become common, another sign, residents say, that the community’s quality of life is slipping fast.
Safety Risks and Property Decline
Beyond the inconvenience and discomfort, safety is becoming a pressing concern.
“The lifts are constantly out of order. The sewage system is under strain. We're constantly facing a high influx of strangers, many of whom aren't residents. There’s no security. This is not just an inconvenience, it's a safety hazard,” Dr Shibib warned.
One of his most urgent fears is the risk of fire in such densely occupied spaces. In buildings not designed to accommodate such high occupancy, emergency situations could quickly spiral out of control.
Meanwhile, these changes are hurting real estate value. Dr Shibib said many property owners are struggling to sell their apartments, as prospective buyers are put off by the overcrowded and poorly maintained buildings.
“Who would want to buy a property in this condition?” he asked, referencing the high turnover of short-term tenants and the degradation of common areas.
Discovery Gardens and Other Areas Under Strain
JBR isn’t the only area feeling the pressure. Discovery Gardens, a residential zone popular for its proximity to the Metro, has also become a hotspot for budget living. Workers and low-income residents, drawn by lower rents and good connectivity, are turning small flats into shared housing hubs.
One resident of Discovery Gardens, who asked not to be named, described their situation:
“A one-bedroom apartment, originally designed for a small family, now hosts 18 people. I pay Dh1,700($462.84 USD) for a bedspace, including Dewa and Wi-Fi. It’s too much for a small space, but it’s the only option I have.”
The resident added that privacy is nearly nonexistent, and that a single toilet is shared among many. “It’s tough, but my salary doesn’t allow for anything better.”
These makeshift arrangements are taking a toll not only on tenants’ quality of life but also on public infrastructure. Sewage systems, emergency services, and public transport are under increasing stress from the overcrowding.
A Call for Regulation and Balance
As living conditions continue to deteriorate in some of Dubai’s prime and popular residential areas, residents are calling for urgent action.
Dr Shibib and others argue that addressing this issue requires a coordinated approach:
- Stricter regulations on converting residential apartments into hostels
- Enforcement against illegal conversions
- Enhanced building security and monitoring of tenants
- Stronger control over short-term rental platforms
- Penalties for landlords and agents violating tenancy rules
“I understand the need for affordable housing, but this is not the solution,” Dr Shibib stressed. “We need legal protections for long-term residents and a commitment from the authorities to preserve the integrity of Dubai’s residential communities.”
Residents also want greater involvement from homeowners' associations and developers to actively monitor and maintain community standards. Without a timely intervention, they warn, more of Dubai’s neighborhoods could follow JBR’s path, moving from luxury living to unsustainable overcrowding.
As the city continues its rapid growth, the challenge lies in balancing affordability with liveability ensuring that iconic communities like JBR remain places residents are proud to call home.
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