Lusail Property Prices and Rents Across Every District

Lusail property prices run from studio apartments under QAR 700,000 to island villas worth more than QAR 10 million. Located 38 square kilometers north of Doha, Lusail is Qatar’s largest market for new apartments.

One bedroom apartments rent for QAR 6,000 – QAR 8,000 a month and sell for QAR 925,000 – QAR 1.84 million, depending on the district. Actual rents, taken from signed rental contracts, typically come in around 13 – 17 percent below advertised prices.

This guide looks at sale prices, rents and the cost of living in each of Lusail’s districts, based on more than 11,000 active property listings and 3,204 rental contracts signed in 2026. It also provides an overview of healthcare, schools, daily essentials and what is coming to Lusail over the next months.

Apartment rents in Lusail

Prices for a furnished one bedroom apartment in Lusail vary between QAR 5,500 in Al Erkyah City and QAR 8,500 in Entertainment City.

Across listings tracked over the last three months, Marina District has the largest rental apartment supply in Lusail with over 2,700 listings. The most expensive apartments to rent are in Waterfront District and Entertainment City, while the most budget friendly can be found in Fox Hills.

Before signing a rental contract, tenants should be sure of what services and utilities are included in the price of the rent. For example, three quarters of rental apartments in Lusail are advertised as being furnished, and many listings in the towers in Marina District have bills included in the price.

Unit sizes will also influence rental prices, as the average studio in Lusail is around 50 square meters, the average one bedroom apartment 93 square meters and the average two bedroom unit 134 square meters.

Studios are available for rent in most Lusail districts, and the district with the largest number of studio offers is Fox Hills, where the median price is QAR 4,500, versus around QAR 6,500 in Marina District. Prices for two bedroom apartments show the biggest price gap between districts, ranging from QAR 7,000 in Al Erkyah City to QAR 10,500 in Entertainment City and Al Kharayej.

Unfurnished apartments in districts such as Fox Hills tend to cost around QAR 1,000 – QAR 1,500 less per month than their furnished counterparts.

What tenants actually signed in 2026

In terms of rental contracts, during the period between January 1 and October 22, 2026, a total of 3,204 rental contracts were attested in Lusail, 77 percent of which were for apartments. The chart below indicates the number of rental contracts attested in Lusail during that period.

Monthly registrations witnessed an increase from 267 in January to 478 in August, while remaining at 417 in September. Leasing demand in Lusail also appears to have been on an upward trend during the year, as the number of rental contracts attested during the third quarter of 2026 was around 45 percent higher than that registered during the first quarter. The fact that the highest supply coincides with the highest number of rental contracts attested points to the end of summer as the leasing season that favors tenants.

The median rent levels of registered rental contracts are usually lower than the asking rent levels indicated on property portals. This is mainly attributed to the fact that registered rental contracts are mainly annual contracts for unfurnished properties, while those advertised on portals are mainly furnished properties.

However, even when comparing median rent levels of similar properties, rents in attested contracts are lower than those advertised on portals by 13 - 17 percent on average. Median rents of attested one bedroom contracts came in around 17 percent below typical asking levels, and two bedroom contracts around 13 percent below. This indicates that there is wide scope for rent negotiation when landlords advertise their properties.

Apartment prices in Lusail

As with rental prices, apartment sale prices vary significantly from one Lusail location to another. Qetaifan Islands is the most expensive location for apartments of all sizes, followed by Marina District and Waterfront District, which are in the mid to upper price range. Entry level prices can be found in Yasmeen City and Al Erkyah City, with studios from approximately QAR 660,000 and one bedrooms from approximately QAR 925,000 - QAR 1.1 million.

Fox Hills dominates the sale listings in Lusail, making it the busiest district for buyers. However, apartments on Qetaifan Islands and in Waterfront District tend to attract higher prices. For example, the median price for a two bedroom apartment for sale in Al Erkyah City is QAR 1.25 million, in contrast to the median price of QAR 2.2 million for the same type of accommodation in Waterfront District. Similarly, three bedroom apartments, suitable for families, cost on average QAR 1.85 million in Al Erkyah City, and can go up to QAR 3.92 million on Qetaifan Islands.

Off plan apartments comprise around 46 percent of all current sale listings in Lusail for the last three months. The majority of these have been sold direct by the developers and are being offered with long term payment plans spreading over several years. Newly completed primary stock comprises around 15 percent of current listings, thus offering significant negotiating potential on brand new apartments, particularly where resale properties of a similar nature are listed within the same development.

Lusail property prices per square meter

Looking at the price per square meter, which eliminates the element of the size of an apartment, Qetaifan Islands has the highest asking price at a median of QAR 18,050 followed by Waterfront District at QAR 16,850.

The areas of Fox Hills and Al Erkyah City offer the most affordable apartments in terms of a median price per square meter of QAR 11,550 - QAR 11,750.

Depending on the district, a buyer may get much more for the money, as prices per square meter can differ by as much as 56 percent between the most expensive and cheapest districts.

Villas and townhouses in Lusail

The villa market in Lusail comprises of townhouses in the master planned districts of Lusail and villas on larger plots of land in Waterfront District, Qetaifan Islands and Al Kharayej.

The asking price for townhouses in the master planned districts of Lusail is approximately QAR 4.9 million as a median, and these are generally located on Qetaifan Islands or in the central districts. For villas in Waterfront District, Qetaifan Islands and Al Kharayej, the median asking price is in the region of QAR 10 - 11 million.

On the rental side, four bedroom townhouses in gated villa clusters are advertised at around QAR 25,000 a month, while larger villas on Lusail's waterfront can be rented for as much as QAR 60,000 a month.

Buyers comparing family homes can browse the latest villas for sale in Lusail on Arady.

Land prices in Lusail

The median asking price of residential plots for sale in Lusail over the last three months was QAR 445 per square foot, across 229 live plots. Qetaifan Islands is currently the most expensive area in Lusail for residential land with a median asking price of QAR 775 per square foot. The typical plot for sale in Lusail measures about 6,000 square feet and lists around QAR 2.4 million in total.

Published land prices in the Huzoom Lusail area and the rest of the Lusail zone are approximately QAR 400 - QAR 465 per square foot. This translates into QAR 1.8 - 2 million for a 400 square meter plot of land. The official Ministry of Justice transaction data for the wider area that includes Lusail was recorded at QAR 370 - QAR 560 per square foot in September 2026. Thus, the published rates for land in Huzoom Lusail fall within the officially transacted range for the area.

The main supply of plots for family villas in Lusail is in Huzoom Lusail. Over the 90 days to October 24, 2026, the page for land in Huzoom Lusail was the most viewed Lusail page on Arady. Buyers can browse the latest lands for sale in Lusail and compare asking prices, while the residential land price report tracks median prices per square foot in 74 areas in Qatar.

What buyers search for on Arady

Over the last 90 days to October 24, 2026, buyers were particularly interested in buying land plots and apartments. On the Arady platform, the most viewed Lusail page was for buying land in Huzoom Lusail. In addition to that, a lot of interest was also displayed towards pages for buying Lusail apartments, Lusail lands and Lusail villas.

Analysis of top search terms that send traffic to Arady from Google shows that interest in land plots and apartments is equally strong. Searches for huzoom lusail in both English and Arabic, fox hills lusail, yasmeen city lusail, erkyah lusail and Arabic searches for apartments for sale in Lusail all feature among the most common search terms relating to Lusail on Google. Arady's data also shows that the Arabic version of the website attracts much more traffic than the English one.

Lusail has the greatest number of apartment listings on Arady compared to any other single location in Qatar, with 341 apartments and 250 land plots for sale in late October 2026, plus villas and buildings. The Pearl Island ranks second.

Schools in Lusail

Capacity in schools within Lusail is still catching up with the growing population, and currently there are three schools verified as operating within the city. Fees cover a wide range of budgets within the private school market.

School	Curriculum	Ages	Annual fees	Location
Newton International Academy Lusail	British, early years through A Levels	3 - 18	QAR 29,500 - QAR 64,000	Al Kharayej
Arab International Academy Lusail	International Baccalaureate, bilingual Arabic and English	3 - 18	QAR 37,000 - QAR 57,500	Al Tarfa Lusail
Al Nebras International School	American curriculum with a Montessori approach	3 - 12	QAR 31,500 - QAR 45,000	Fox Hills

Published 2025 - 2026 fee ranges from each school. Sources listed under Sources.

Newton International Academy is a British school offering a pathway of education from the early years through to A Levels. Published fees are QAR 29,500 in the early years and QAR 64,000 in Years 12 - 13. Arab International Academy offers a bilingual school in Arabic and English following the International Baccalaureate program, and Al Nebras International School is an American school with a Montessori approach for ages 3 - 12 in Fox Hills. There are also a number of quality international schools within a short drive south of Lusail, and universities within Education City are approximately 25 minutes by car. Places are extremely popular with families from across Qatar, therefore early application is advised to reserve a place.

Healthcare in and around Lusail

The View Hospital, situated at the outskirts of Lusail in the Al Qetaifiya area, is a private general hospital of around 240 beds for general medical care, operated by Elegancia Healthcare in association with Cedars Sinai. The six floor, 11,000 square meter ambulatory care facility of Alfardan Medical with Northwestern Medicine is situated within the city limits at the Burj Alfardan complex. It is delivering urgent care as well as a broad range of medical specialties on a daily basis, including cardiology, orthopedics and sports medicine, fertility, pediatrics, dermatology, ophthalmology and dental care.

DOC Medical Center is based in Lusail's Marina District on the first floor of Marina 50 Tower. DOC Medical Center in Lusail treats patients with orthopedics and spine problems as well as those suffering from neurology related complaints. Patients can also receive physiotherapy and even chiropractic treatment at the center, which is also home to a dental department, and a diagnostic and imaging center was added to the Lusail clinic in 2022. Other licensed medical clinics in Lusail such as Marble Plus Medical Center and Platinum Medical Center also treat patients at their centers. There are also several pharmacies scattered throughout the various medical centers and shopping podiums in Lusail.

Primary healthcare services outside of the city are based in the PHCC run Al Daayen Health Centre, Leabaib Health Centre and Umm Slal Health Centre, with Leabaib and Umm Slal open around the clock for urgent care. Hamad Medical Corporation and Sidra Medicine are approximately a 20 - 25 minute drive from Lusail, with the city covered by the Doha emergency response network.

Daily essentials in Lusail

Al Meera's Fox Hills branch opened at the end of 2022, and it is one of several supermarkets, cafes and services that now dot Lusail Boulevard and the podiums of towers in Marina District. There is one stop luxury shopping at Place Vendome with the Printemps department store plus cinemas and family restaurants.

Petrol stations and car maintenance services can be found along the main roads, while many gyms, hair dressers, banks and other services are now starting to take up space in the podiums of completed towers. In the meantime, the range of delivery apps available to residents has improved to such an extent that they now provide excellent comprehensive coverage for all items not available in Lusail. The gap is slowly reducing as Lusail becomes an increasingly viable alternative to established Doha districts for convenience, with progress being made on a quarter by quarter basis.

Daily errands can now be done by using the Lusail Tram to travel between the different areas of Lusail. Al Meera Fox Hills is the one stop shop for the big weekly shop, other supermarkets on the Boulevard can be used for top up shopping as needed, and apps can be used for delivery of additional items as required.

Things to do in Lusail

The main attractions include Lusail Boulevard with its wide pedestrian spine, restaurants, seasonal street events and light shows in the evenings; Lusail Winter Wonderland rides on Al Maha Island, adjacent to Entertainment City and the island's beach clubs; dozens of rides and slides plus an icon tower measuring 82 meters at Qetaifan Islands' Meryal Waterpark; and open sea views, playgrounds and running tracks at Crescent Park and the Marina Promenade. Lusail Stadium, which hosted the 2022 World Cup final, also hosts concerts and major football matches throughout the season.

Positioned as one of Qatar's main leisure destinations, lifestyle and short stay demand will likely remain healthy in Lusail. Just five minutes from Marina District, Place Vendome features fountains, late night shopping and a cinema.

Coming up in Lusail over the next months

Lusail International Circuit will host the MotoGP Qatar Airways Grand Prix on November 6 - 8, 2026, with practice taking place on the Friday and the sprint race on the Saturday, followed by the main race under the floodlights on Sunday night. With the MotoGP originally scheduled for April being moved to November, Lusail will now host two major international sporting events within the same month.

For fans of Formula 1, the Qatar Airways Qatar Grand Prix takes over on November 27 - 29, 2026, with qualifying taking place on the Saturday evening and the race on the Sunday evening. Meanwhile, Lusail Winter Wonderland on Al Maha Island, featuring an array of attractions and performances, kicked off its new season on October 22, 2026, with the park set to continue throughout the winter season.

After hosting previous editions near the 974 Stadium, the 16th edition of the Qatar International Food Festival will be held on January 13 - 23, 2027 at the Lusail Stadium precinct for the very first time. Open 4pm - 11pm on weekdays and 3pm - 1am on weekends, the previous edition welcomed over 490,000 visitors in just 10 days, bringing a huge influx of customers to shops around the stadium and on the Boulevard. Entry to the festival is free.

Event weekends tend to push up short stay rates and bring extra footfall to areas around Marina District and the stadium, which benefits both tenants and owners of furnished apartments. For owners of furnished units particularly, this is likely to be the strongest time of the year for rental demand, especially for apartments located near the circuit and the Boulevard.

Driving times from Lusail

Lusail is well connected to Doha by road via the Doha Expressway and Al Khor Coastal Road, as well as by public transport via the Lusail Tram and, from Legtaifiya, Doha's wider Metro network. Traffic congestion can increase traveling times on Lusail's southern approaches during peak hours, yet most day to day destinations from Lusail are within half an hour. Typical off peak driving times are listed below.

• Katara Cultural Village in about 10 minutes
• The Pearl Island in about 15 minutes
• West Bay in about 15 - 20 minutes
• Doha Corniche and Msheireb in about 20 - 25 minutes
• Education City in about 25 minutes
• Hamad International Airport in about 25 - 30 minutes
• Al Khor in about 30 minutes

Pros and cons of living in Lusail

New builds, waterfront living and top notch infrastructure are what Lusail offers those willing to make a few concessions, concessions which keep decreasing in importance while the advantages keep increasing. The upsides come first.

• Lusail is being developed as a smart city with new apartments, smart facilities and district cooling
• There are many things to see and do in Lusail, including the Boulevard, the marina, parks and the tram to the stadium
• Freehold ownership and eligibility for residency for foreign buyers
• Apartments in Lusail are offered from QAR 660,000 for a studio, while a villa can cost more than QAR 10 million

• There are still parts of Lusail that are under construction, and this can cause some noise and alternative routes for traffic to be opened at times
• Some of the newer districts are still being developed, so some towers do not yet have ground floor retail, meaning residents may need to use their cars or rely on deliveries
• Service charges and the cost of district cooling can significantly affect the cost of ownership of a property
• Advertised rents for furnished flats run higher than contracted rents, so tenants should negotiate

Service charges and running costs in Lusail

The service charge for a Lusail apartment will vary from area to area, and from development to development. Service charges are generally quoted in riyals per square meter, and property agencies report that service charges for new projects in Lusail range from around QAR 10 - 12 per square meter per month. For completed properties in Marina District and Seef Lusail, monthly charges are around QAR 450 - 600 for a studio apartment, and QAR 1,400 - 2,000 for a one or two bedroom apartment. It is important for buyers to ensure that the purchase contract specifies the service charge that will be payable, to avoid any nasty surprises after the deal has been concluded.

District cooling in Lusail is provided by Marafeq Qatar. There is no rate card published, so the costs, a connection deposit and a monthly charge, need to be checked with building management or directly with Marafeq. Electricity and water are provided by Kahramaa, which has published its rates. Electricity is QAR 0.08 per kilowatt hour up to a certain usage level, beyond which it is QAR 0.10 per kilowatt hour, and water is QAR 4.40 per cubic meter, rising to QAR 7.40 per cubic meter on the highest tier. Kahramaa charges a one off deposit for new residential connections, which is QAR 1,200 for electricity and QAR 800 for water for non Qatari customers. Most one bedroom households will find that they pay a few hundred riyals per month on utilities.

Sometimes in furnished apartments in Marina District the landlord may cover the cost of cooling or internet, but this should be clarified with the landlord prior to signing of the contract. For full details of security deposits, rent increases and contract attestation, see the tenant rights guide.

As well as regular running costs, there are also one off costs that need to be factored in when moving into a Lusail apartment. These include a security deposit, usually the equivalent of one month of rent, plus post dated cheques to cover the duration of the lease. It is also worth factoring in the broker commission, which is commonly half a month to a month of rent. Registering the purchase of an apartment also has one off costs over and above the purchase price itself, and these are outlined in the fees guide below.

Buying in Lusail as a foreigner

Buying property in Lusail (Zone 69) is relatively simple. Lusail (Zone 69), including Al Kharayej and Fox Hills (Jabal Thuaileb), is a freehold area, so buyers of any nationality can purchase property here. Titles are registered with the Ministry of Justice using a digital title deed, which has full legal validity.

The transfer of property in Lusail from purchase to handing over of the title deed can take as little as a few weeks. After agreeing a purchase and signing a sale contract, the buyer pays for the property by the agreed payment method. The buyer then pays the registration fees for completion of the transfer of the property into the buyer's name and is handed the title deed. Off plan sales are completed in line with the developer's payment plan and the title deed is handed over on completion of the property, so buyers should check that the project is properly registered before paying any deposit.

As a reference for transaction costs, the property fees guide details all the typical costs, and the freehold zones guide clearly outlines all areas where foreign property ownership is permitted. For reference on renting and prices at The Pearl Island, see the Pearl Island rents and prices guide.

Residency by owning property in Lusail

Buying a property in Lusail worth QAR 730,000 or more grants the owner eligibility for a renewable Qatar residence permit for as long as ownership of the property continues. Most two bedroom apartments in Lusail are worth more than QAR 730,000, so they clear this threshold on their own.

Qatar also offers a residence permit that grants the holder the privileges of permanent residency. The owner needs to acquire a property or a number of properties worth QAR 3.65 million or more. For more details on how to obtain residency through acquiring property, the residency by property guide covers the steps, documents and costs, and current prices in all districts appear on the Arady property prices map.