Dubai Municipality updated the planning regulations for Al Satwa on 1 November 2026. The Dubai Media Office and the Emirates News Agency (WAM) both carry the announcement. This is a municipal planning update for an existing central district. It is not a new law.

Al Satwa sits inside Dubai's older urban fabric. The previous planning framework for the area primarily permitted attached villas. The update keeps that low-rise starting point in view and opens apartment and mixed-use options that depend on where a plot sits and how large it is.

What the update allows by plot location

On plots along internal roads, the regulations now allow a ground floor and two floors of residential apartments. That replaces the earlier villa-led framework on those streets.

On plots along external roads, the options are wider. The update allows a commercial ground floor with two or three floors of residential apartments above, depending on the plot's location and the planning requirements that apply to it.

Larger plots and consolidation

The update adds a further incentive for plots of 1,000 square metres or more. The threshold can already be met by a single plot, or by consolidating two or more plots. Access lanes between those plots may be incorporated, subject to approved procedures and requirements.

Plots that meet that size test are eligible for a ground floor and eight floors for residential apartments, with a floor area ratio (FAR) of up to 3.5. FAR is the ratio of a building's total countable floor area to the size of the plot. The Media Office says the incentive is meant to encourage smaller neighbouring plots to combine into larger sites that suit integrated development.

Both releases say the updated regulations create opportunities for the redevelopment of existing plots. Dubai Municipality coordinated with the relevant service authorities to assess infrastructure and traffic requirements as part of the review.

How to apply

Applications related to the update go through the Build in Dubai platform at buildindubai.gov.ae. That channel is stated in the Dubai Media Office release.

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Sources

Sources read 4 November 2026.