Jafza: Jebel Ali Free Zone — UAE's Largest Free Zone and Premier Industrial Investment Destination

TL;DR Snapshot

| Factor | Detail | |--------|--------| | Developer Identity | Jebel Ali Free Zone Authority (Jafza) — UAE's largest free zone; developer of industrial, commercial, and logistics real estate | | Zone Character | World's 3rd largest seaport hub (Jebel Ali Port); 7,500+ companies; industrial and logistics heart of UAE | | Asset Class | Industrial warehouses, logistics facilities, offices, light manufacturing | | Target Investor | Industrial real estate investors, logistics sector allocators, corporate real estate buyers | | Yield Range | 8–12% gross (industrial/logistics) | | Entry Price | From AED 2,000,000 (warehouse/commercial) | | Key Differentiator | World-class port adjacency; global free zone status; 7,500+ tenant companies; strategic UAE economic anchor |

Jafza: The Engine Room of Dubai's Economy

Jebel Ali Free Zone (Jafza) is not merely a business park or a commercial development — it is one of the world's most significant economic zones: the industrial and logistics backbone of the UAE economy, anchored by Jebel Ali Port (Jebel Ali being the world's largest man-made harbour and the 9th busiest container port globally), and home to over 7,500 companies from 100+ countries.

For real estate investors, Jafza represents a fundamentally different category of investment from residential or office property. Industrial and logistics real estate in a zone of Jafza's strategic significance — port adjacency, free zone status, global supply chain connectivity — provides structural yield advantages and demand stability that residential and commercial alternatives cannot match.

Why Jafza Is Different From Every Other Dubai Zone

Port Adjacency: Jebel Ali Port processes over 14 million TEUs of container cargo annually. Companies that need to move goods through or into the UAE need to be near this port. Jafza provides them the infrastructure to do so — creating structural industrial demand that is not dependent on economic cycles but on the fundamental economics of global trade.

Free Zone Status: 100% foreign ownership, zero customs duty on goods imported for re-export, zero personal income tax, zero corporate tax on qualifying income — the standard free zone benefits that have attracted 7,500+ companies including global multinationals who use Jafza as their Middle East/Africa headquarters and distribution hub.

Al Maktoum International Airport: DWC/Al Maktoum Airport, the world's largest planned airport under development adjacent to Jafza, creates a multi-modal logistics hub of unparalleled scale — connecting port, airport, and free zone in one location.

Strategic Global Position: Dubai's geographic position at the crossroads of Asia, Africa, and Europe, combined with Jafza's world-class port and airport infrastructure, makes it the natural choice for companies managing global supply chains.

Industrial Real Estate Product Range

Jafza offers investors access to multiple types of industrial real estate:

Standard Factory Units (SFUs): Pre-built industrial units from 500sqm to 10,000sqm+ with production-grade power, loading dock access, and office mezzanine. Turnkey solutions for medium-sized manufacturers.

Warehouse and Logistics Facilities: Purpose-built high-bay warehousing with full logistics infrastructure: automated conveying options, mezzanine floors, fire suppression systems, and cold storage capability where required.

Industrial Land: Plot leases for companies developing bespoke facilities — particularly relevant for heavy industry, large-scale manufacturing, and companies with specific technical requirements.

Commercial Offices: Office buildings within the free zone for corporate headquarters and support functions.

Retail/Service Facilities: Supporting commercial uses serving the zone's large workforce and business community.

Specification Table: Jafza Industrial Real Estate

| Element | Standard | |---------|---------| | Clear Height | 8m–14m+ (high-bay warehouses) | | Floor Loading | 5–10+ tonnes per sqm | | Power Supply | 200kVA–1MVA+ per unit | | Loading | Drive-in doors, dock levellers, truck court | | Office | Mezzanine office, meeting rooms, climate controlled | | Fire System | Sprinkler/fire suppression to international standard | | Security | 24/7 zone-wide security with perimeter control | | IT/Comms | Fibre broadband, 24/7 support |

Investment Case: Industrial Yield — The Uncorrelated Return

Industrial and logistics real estate generates yields that residential and office real estate consistently fail to match, with the additional advantage of longer lease terms (typically 3–10+ years), corporate-covenant tenants (multinational companies), and NNN (triple-net) lease structures where tenants cover operating costs.

Yield Analysis — Jafza Industrial Real Estate

| Asset Type | Approx Price | Est. Annual Rent | Gross Yield | |------------|-------------|-----------------|-------------| | Small Warehouse (500sqm) | AED 2,000,000 | AED 180,000–240,000 | 9.0–12.0% | | Medium Warehouse (2,000sqm) | AED 7,000,000 | AED 588,000–840,000 | 8.4–12.0% | | Logistics Hub (10,000sqm) | AED 35,000,000 | AED 2,800,000–4,200,000 | 8.0–12.0% | | Commercial Office | AED 3,000,000 | AED 240,000–330,000 | 8.0–11.0% |

5-Year Return Illustration — Medium Warehouse (AED 7,000,000)

| Year | Capital Value | Annual Rental Income | Cumulative Return | |------|--------------|---------------------|------------------| | 2025 | AED 7,000,000 | AED 700,000 | AED 700,000 | | 2026 | AED 7,420,000 | AED 742,000 | AED 1,862,000 | | 2027 | AED 7,865,000 | AED 787,000 | AED 3,314,000 | | 2028 | AED 8,337,000 | AED 834,000 | AED 4,835,000 | | 2029 | AED 8,837,000 | AED 884,000 | AED 6,466,000 |

5-year total return: ~92% (capital gain AED 1,837K + rental AED 3,947K = AED 5,784K on AED 7M). Assumes 6% annual appreciation, ~10% yield on industrial NNN lease.

Target Investor Profile

| Profile | Description | |---------|-------------| | Industrial real estate funds | Institutional allocation to income-producing logistics real estate | | Family offices | Long-term industrial asset allocation; NNN lease income | | Supply chain companies | Occupier-investors who use and own their Jafza facility | | UAE pension funds | Industrial yield as liability-matching income stream | | International logistics investors | GLP, Prologis-style investors seeking Gulf logistics exposure |

Zone Connectivity

| Infrastructure | Status | |---------------|--------| | Jebel Ali Port | Adjacent — world's 9th busiest container port | | Al Maktoum International Airport | Adjacent — world's largest planned airport | | Sheikh Zayed Road (E11) | Direct access — Dubai arterial highway | | Dubai Metro | Red Line (JAFZA station, Ibn Battuta mall junction) | | E311 / Emirates Road | Regional connectivity |

Regulatory Framework

Jafza operates under the Jebel Ali Free Zone Authority (Jafza) regulatory framework — a UAE federal free zone authority with its own company registration, licensing, and property management systems. Real estate within Jafza is governed by Jafza lease/ownership regulations rather than Dubai Municipality/RERA residential frameworks. Commercial and industrial leases are documented through Jafza property registration rather than DLD.

Sustainability

Jafza has committed to the UAE's Net Zero 2050 goals, with the port and free zone implementing:

• Solar energy generation on warehouse rooftops across the zone
• Electric handling equipment transitioning across the port
• Green logistics standards for tenants
• Green building certification for new commercial buildings
• Water recycling and waste management across the zone

Industrial real estate investors in Jafza can align their assets with these sustainability commitments — increasingly required by multinational tenants with corporate ESG policies.

Frequently Asked Questions

Is Jafza ownership available to individual investors? Jafza offers various ownership and lease structures for industrial real estate — including direct purchase options for qualifying investors and long-term leasehold for smaller units.

What lease terms are typical? Industrial leases in Jafza are typically 3–10+ year NNN (triple-net) or gross leases, providing long-term income stability superior to residential annual tenancies.

What free zone benefits apply to tenants? 100% foreign ownership, zero import duty (re-export goods), 0% personal income tax, 0% corporate tax on qualifying income — standard UAE free zone benefits.

What is the minimum investment? Smaller warehouse units from approximately AED 2,000,000; larger logistics hubs from AED 35M+.

Is financing available for industrial purchases? Yes — UAE commercial banks and international project finance institutions provide financing for Jafza industrial real estate acquisitions.

What visa does an investment qualify for? Commercial real estate investment above AED 750,000 may qualify for UAE investor visa under applicable investment visa regulations (confirm with GDRFA).