Dubai real estate market status
Everything about where the Dubai market stands right now — transaction value and volume, prices, population, mortgage rates, live signals and recent events — sourced directly from DLD registered sales and live active listings.
Transaction value & volume
Off-plan vs ready, split by year by default — switch to monthly for the recent trend.
Sales only — mortgage registrations and gift transfers are excluded and shown separately below.
All DLD mortgage registrations citywide (residential, commercial and industrial combined) — not split by property type in our data. Cross-checked against independently published UAE mortgage-market figures (2025: our total is within 0.1% of the externally reported AED 179.26bn).
Gift transfers are not currently tracked as a separate figure in our data — DLD registers them under a different transaction group than sales, and we don't yet ingest that group. They are excluded from every figure on this page, not counted as zero.
2026 so far, month by month
Transaction value and volume for the current year only, broken out by month — hover any bar for exact figures.
Average rent
Citywide average annual rent from registered Ejari lease contracts, all property types blended.
Blended across all bedroom counts and areas — ask the AI for a specific area or bedroom breakdown.
Where Dubai sits in the price cycle
Rule-based classification from the citywide blended AED/sqft series since 2020 — transparent, not a forecast. It looks at two things: momentum (this year's YoY change) and position (how far current prices sit from the highest point in the window). Same method as the full area-by-area cycle breakdown, which covers each community individually rather than the citywide blend shown here.
Prices are at or close to the highest point in this window, but momentum has cooled rather than reversed. This is the stage that's hardest to read in real time — it can resolve into a plateau, a mild correction, or a fresh leg up depending on supply delivery and demand shocks. Not a signal to buy or sell on its own.
So today's phase has context: every major shock to the Dubai market since 2008, what caused it, how deep it went, and how long recovery actually took. Full detail and sourcing on the outlook page.
Impact: The deepest crash on record — residential prices fell roughly 50–60% peak-to-trough into 2010–2011, volumes collapsed.
Recovery: Bottomed ~2011; a multi-year recovery followed, accelerated by the November 2013 Expo 2020 win. Roughly 5 years to fully retrace.
Impact: A long, grinding correction of about −25% to −30% from the 2014 peak, drifting lower through 2016–2019.
Recovery: Slow — the market base-built into 2019–2020 rather than rebounding sharply; oversupply kept a lid on prices.
Impact: A shallow −10% to −12% dip in 2020 reversed into the strongest run in Dubai's history — villas up roughly +80–100% and apartments +40–50% across 2020–2022.
Recovery: V-shaped — recovered within months and then far exceeded prior peaks; villas led decisively.
Impact: Localised, not systemic — some affected communities saw temporary softness and flood-cover repricing; the wider market kept rising through 2024.
Recovery: Quick at the city level; a lasting effect was a price/insurance premium on well-drained vs flood-exposed communities.
Affordability & leverage
Price-to-rent ratio (years of rent to buy at today's prices) and an approximate gross yield (rent ÷ price) — citywide, blended across segments. Not the same as the segmented net yield above, which nets out service charges.
Price distribution
Average vs. median price shows how much the luxury end skews the headline average — a widening gap means the top of the market is pulling away from typical deals. The luxury tracker isolates AED 10M+ sales on their own.
Market breadth & construction pipeline
How broad-based demand is (how many distinct areas are actually transacting) alongside what's being built — permits issued and the official Residential Construction Cost Index.
By project count — parsed from developer-published handover windows, so treat as directional, not exact.
Live market signals
Live market signals
Official series · year-on-yearThe forces under Dubai property — official price, rent, cost, output and demand indices, updated at source.
Live seller behaviour
Live signals from active sales listings — how sellers are actually behaving right now.
Across 96,613 active sale listings (40,092 cuts vs 14,228 rises) — a broadly balanced market.
Most active areas
By number of transactions (sales volume), not value.
- 1. Business Bay95K
- 2. Jumeirah Village Circle90K
- 3. Dubai Marina71K
- 4. Jumeirah Lake Towers (JLT)59K
- 5. Downtown Dubai53K
- 6. International City Phase 150K
Fastest growing areas
By price appreciation (median AED/sqft change over time) — not sales volume or value.
- 1. Bluewaters Island+152.3%
- 2. Silicon Oasis+141.7%
- 3. Palm Jumeirah+138.1%
- 4. JBR+134.4%
- 5. The Hills+111.8%
- 6. The Views+106.2%
Best net yield (apartments)
- 1. Al Thanyah Fifth (Jumeirah Lake Towers (JLT), Jumeirah Park, Jumeirah Islands)9.62%
- 2. Badra8.26%
- 3. Al Hebiah Fourth (Dubai Sports City, Tilal Al Ghaf)8.16%
- 4. International City Phase 17.84%
- 5. DAMAC Hills 27.83%AED 3.87/sqft fee
- 6. Al Hebiah Third (DAMAC Hills, Mudon)7.52%
Current mortgage rates
UAE bank rate ladder, post the Sep 17 2026 CBUAE base-rate hike.
Indicative bank rates as of the latest CBUAE update — ask the AI for the full lender breakdown and current affordability math.
Recent market events
- Off-plan mortgages just got a lot more flexible — here's every new bank product in 202617 Sept 2026 · Guide
- Dubai approves the Fourth Corridor — an 80km road built to fix the Sharjah commute16 Sept 2026 · Infrastructure
- No, Dubai villa prices did not fall 41% — here is what the registry actually shows1 Aug 2026 · Market
- The Iran conflict shook Dubai property — then the market did what it usually does16 Jul 2026 · Market
- Jumeirah Golf Estates is about to become one of Dubai's best-connected communities2 Jul 2026 · Infrastructure
Supply pipeline, buyer nationalities, megaprojects, regulation and analyst forecasts.
Cycle position and scenario-based outlook for the next 12–24 months.
Source: Dubai Land Department registered sales, Dubai Statistics Center, CBUAE, live active listings.
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