Dubai Market Report — July 2026
prices off their peak · off-plan at 70% of sales
Price trend
Median AED per sqft over the period.
Busiest communities — Jul 2026
The month in one look
Dubai's property market held steady in July 2026: 13,329 sales worth AED 33.2B were registered with the Dubai Land Department — -0.4% vs June and -32.7% vs July 2025. Off-plan continued to dominate the market at 70% of all sales. Our citywide price index stands at 1.75 (-1.6% on the month, -3.0% on the year), 10.4% below the March 2026 peak. Year to date, 2026 has recorded 96,966 sales (-16.6% vs the same period of 2025) worth AED 311.9B.
What happened in July
The biggest deals registered this month:
- AED 571.75M — land parcel in City Of Arabia (3 Jul)
- AED 466.38M — land parcel in City Of Arabia (7 Jul)
- AED 361.35M — land parcel in City Of Arabia (7 Jul)
120 new off-plan projects appeared on the market this month — among them The Residences DIFC Zabeel Tower 1 (DIFC Authority), The Residences DIFC Zabeel Tower 2 (DIFC Authority), 113 Residences by Iman (Iman Developers).
From the wider market:
- Remraam (Dubai Properties / DHCM): preventative remediation programme — hundreds of residents to temporarily vacate for 16–20 months from July 2026. Dubai Holding Community Management (DHCM), which manages the Remraam residential community (developed by Dubai Properties in Al Furjan / Dubailand), announced a "preventative remediation programme" requiring hundreds of residents to temporarily vacate their apartments in phases starting July 1, 2026, for an estimated 1 (Khaleej Times)
- HQ by Arista Properties: Al Furjan's first Grade A commercial office; 48 boutique offices; LEED Gold; groundbreaking July 2, 2026; Q4 2027 handover. Arista Properties broke ground on 2 July 2026 on HQ by Arista — the first dedicated Grade A commercial office address in Al Furjan, one of Dubai's fastest-growing mid-market residential communities along the Route 2020 Metro line (Al Furjan station). (Construction Business News Middle East)
- NAS Gardens Community Mall (Nad Al Sheba Gardens): Shamal Holding's Waitrose-anchored community retail hub; opens August 2026; 10 minutes from Downtown Dubai. Shamal Holding is opening NAS Gardens Community Mall — also referred to as Nad Al Sheba Gardens Mall — inside its Nad Al Sheba Gardens residential master community in August 2026, providing the first purpose-built retail and lifestyle amenity hub for the neighbourhood. (Arabian Business)
- Shamal Holding "Future of Seafront Being" (July 2026): Dubai waterfront premium rose from 90% over inland (2021) to 128% (Q1 2026); premium seafront pipeline declining from 4,261 units (2026) to 848 by 2031. Shamal Holding published "The Future of Seafront Being" white paper on 7 July 2026, combining a YouGov survey of 1,009 UAE residents with expert analysis and DLD-sourced market data on Dubai's waterfront residential segment. (Shamal Holding / Trade Arabia)
- Jumeirah Golf Estates (JGE) becomes one of Dubai's best-connected communities: Etihad Rail station opens 30 September 2026, Metro Gold Line by 2032. Jumeirah Golf Estates (JGE) — a premium villa golf community in Dubai — is set to become one of the city's most strategically connected residential areas. (The National)
Prices — where we stand
| Segment | Avg AED/sqft in Jul 2026 | vs July 2025 |
|---|---|---|
| Apartments — ready | 1,692 | +9.1% |
| Apartments — off-plan | 1,943 | -6.6% |
| Villas / townhouses | 1,611 | +3.1% |
Ready and off-plan are priced in different markets and are never blended in our statistics.
The long view. The citywide index at 1.75 compares with a 2014-cycle peak of 1.31 — today's prices are +34.1% above that previous cycle top after the 2015–19 correction and the 2021–2026 run. Put differently: AED 1M buys about 591 sqft of ready apartment today, versus about 858 sqft in 2016 — 31% less space for the same money. The index is currently 10.4% off its March 2026 high — the first sustained softness since 2022.
Where the action was
| Community | Sales in Jul 2026 | Share | Avg AED/sqft |
|---|---|---|---|
| Dubai World Central | 2,213 | 16.6% | 1,742 |
| Down Town Jabal Ali | 1,046 | 7.8% | 1,700 |
| Jumeirah Village Circle | 910 | 6.8% | 1,441 |
| City Of Arabia | 561 | 4.2% | 1,633 |
| Dubai Land Residence Complex | 449 | 3.4% | 1,356 |
| Business Bay | 420 | 3.2% | 2,429 |
| Jumeirah Islands | 282 | 2.1% | 2,333 |
| Arjan | 281 | 2.1% | 1,653 |
Rents & yields
Registered leases in 2026 average AED 85,389/year across 397,843 contracts (+2.2% vs 2025). Best net rental yields right now — after service charges, which most published yields ignore:
| Community | Net yield | Gross yield |
|---|---|---|
| Al Safouh Second | 11.0% | 11.0% |
| Al Wasl | 10.3% | 10.3% |
| Zaabeel First | 9.3% | 9.3% |
| Al Rashidiya | 8.9% | 8.9% |
| Wadi Al Safa 7 | 8.4% | 8.4% |
Supply pipeline
Handover pressure is high: 2026–2028 completions run well above the 2018–23 norm — apartment-heavy districts will feel it first in rents, then prices. Area-by-area handover schedules: dxbpropy.ai/supply.
Outlook — the next 12–24 months
Anchored to today's momentum (-3.0% YoY on the index) and the high supply pipeline, our scenario read:
- Base case — roughly flat (±1%). Moderation, not a crash: prices plateau while record supply is absorbed; villas and prime hold up best.
- Bull case — +5%/yr. Wealth migration and villa/prime scarcity reignite a demand-led leg, as in 2021–24.
- Bear case — -8% then stabilising. A supply glut meets an external shock; history (2014–16) says such corrections are shallow, area-specific and recover.
The full interactive outlook with the fan chart lives at dxbpropy.ai/predictions. Scenarios are a data-grounded read, not a guaranteed forecast.
Every figure above is computed from the dxbpropy.ai database — official Dubai Land Department records (through July 2026) plus 200 million+ live-market datapoints, growing daily — not estimates. Ready and off-plan segments are never blended. For a report on a specific area, building or budget, ask the AI at dxbpropy.ai.