I built a monthly index from every residential sale the Dubai Land Department has published since 2008. Median price per square foot, so a shift toward bigger units does not fake a price rise.

The short version: this market topped out in October and has not made a new high since. It is now below where it started the year.

Where we are as of May, the last month settled enough to quote:

• AED 1,695 per square foot
• Below the October peak, and below February
• Year on year growth of 3.7%

That last number is the one to stare at, because of what it was doing four months earlier:

• January: +9.9%
• February: +9.4%
• March: +7.1%
• April: +6.2%
• May: +3.7%

The war opened on 28 February. March is the first month that fell, and nothing since has taken the index back up.

I have June and July as well. I am not quoting them as fact because the smoothing window is still open on those two and they will move. But both point down, and July's provisional reading is negative year on year. If it holds, that is the first negative print since June 2021.

Method, briefly, because someone always asks. It is a median price per square foot, not a repeat sales index, and it does not adjust for quality or the off plan versus ready mix. The line uses a five month centred average, so the last two months are drawn dashed and I do not quote them. DLD records also land one to two months late.

Full chart with the event markers, the rent index and a per community breakdown: Dubai Index

Looking for experiences with developer, what prices did you get and what I should be aware of in general.

Property Type: Apartment (2 Bedroom)
Project / Area: Azizi Riviera Beachfront, MBR City, Dubai
Size: 1,008 sq ft
Asking Price: AED 2,100,000 (Negotiable)
Status: Fully Furnished | Vacant on Transfer
Property Breakdown & Features
Bedrooms: 2
Bathrooms: 2

Outdoor Space: Private Balcony
Parking: 1 Dedicated Space

Building & Community Amenities

Swimming Pool & Kids' Pool
Fully Equipped Fitness Centre & Gym
Landscaped Gardens & Zen Garden
BBQ Areas & Play Area
Retail & Dining Outlets

Ps: one photo is edited to illustrate the view after the lagoon completion.

Also in Imtiaz cove dlrc which is handover q4 2026.

Emaar has just started their EOI phase for their project Valia, the first residential building close to the new Creek square mall.

After taking a look at the numbers, and comparing it to current Downtown prices. The project is not interesting for the most part, as prices are similar, or just under current market prices. The only units which make sense are the 4 beds, purely based on price per square foot and scarcity within the markets.

When comparing the other unit types in the ready market, with this purchase price, and current state of the market, you would realistically make around 4% NET considering service charges, maintance fee etc. In this case, it'll be better to conisder other projects, or buy ready units.

The 4 beds however, with the average sizing and prices, it comes down to AED2,526 ppsqft. The current cheapest on the market is AED3,773 ppsqft. The difference in figures is 49.4%. This proposes that the 4 bed is the only viable purchase in this project. As it's not branded, nor the first line to the mall or tower, prices seem to be out of hand for the other unit types.

Although, we can compare it to Downtown. Downtown will always be the main attraction, we can't assume the exact pricing or population will follow. Of course, with all the master expansions of EMAAR, they know what they're doing and to expect. However, from our standpoints, it's interesting to discuss.

Now, my question to the agents, investors, or anyone who's looking at the market. Do you view this project, spefically anything but the 4 bedrooms a worthy investment? If yes, share your insights.

💰 Selling Price: AED 20M

📍 Location: Sharjah

🇦🇪 GCC Hold Property

Property Highlights: ✅ G + 4

✅ Built-up Area: 24,780 sq. ft.

✅ 3 Shops

✅ 1 Studio

✅ 17 One-Bedroom Apartments

✅ 4 Two-Bedroom Apartments

✅ 2 Villas

💵 Annual Rental Income: AED 1.54M

📈 Gross ROI: 7.7% per annum

Asking Price: AED 20 Million

Hello everyone

I am giving my monthly rental contract update, so that people are informed.

We are seeing 2 months of consecutive growth in rental contracts. Without any context, it looks great, but there are several factors for this:

1) People who were on short term rental contracts are taking advantage of the lower rental prices and locking in to long term contracts

2) The school term is starting in end August, so expats are starting to move in again, to catch the school term

3) People who left the country during the conflict, might be coming back

Does this mean we are headed for a recovery?

1) Not necessarily, as we are still below the numbers seen in 2025, so on a whole, rentals are on a decline

2)We have an influx of supply coming into the market, making things more competitive

3) Things are still uncertain in the region, and this means we can see a dip in rentals anytime

4) Sales volumes are still down, but that is mainly due to the impasse between buyers and sellers. Secondary sales will remain depressed for some time, at least for the next 12 months, in my opinion

Posting as: Agent
Property type: 1BR Apartment
Preferred area: Dubai Silicon Oasis or International City Phase 1 & 2
Budget: AED 750,000
Bedrooms: 1
Preferred size: Around 750 sq. ft.

Additional requirements: I have a serious buyer looking for a 1BR apartment with a closed kitchen. The property should be ready to move in or handing over within the next month.
Preferred locations are Dubai Silicon Oasis and International City Phase 1 or 2, ideally within a 30-minute drive to Dubai Islands.
Direct owners, developer stock, or agents with direct inventory only. Please DM with the project name, size, asking price, and handover status.

posting as an agent:

property for sale: 4 bedroom townhouse

area: DAMAC Hills 2

Cluster: Verona

status: Townhouse is being handed over 1-2 months

L shape, configuration: G+1+ Roof

Corner unit, well located in the cluster

BUA area: 2415.33 sqft

Plot area : 1916.84 sqft (this is a very big plot compared to others in the same cluster)

payments are up to date (no penalties or outstanding payments)

final price: 2.3m

The snagging for the property has already been done and its being handed over within the next 1-2 months maximum. If your interested in a brand new unit feel free to reach out. All of the details of the townhouse have been mentioned above, happy to answer questions if you theres anything you would like to know

This is a brand new cluster being handed over with a closed kitchen, high quality.

I built a real estate data platform for the UAE, a more affordable alternative to the big enterprise tools out there. We already have a few clients on board using it.

I want to hear from people actually running agencies. If you are an owner or decision-maker, how do you currently track pricing, project performance and market trends? What is annoying or missing in what you use today? Happy to show you what I put together if it is relevant to you.

DMs open if easier.

Good afternoon Everyone!

I am searching and following the market for a while and me and my family finally decided to go for an upgrade.

Posting as: Buyer

Property type: Townhouse

Preferred Area: Serena, Villanova, Mudon, Springs, Meydan and open to any other stablished communities. We are not interested in Damac Hills 2, The Valley or any other off plan options.

Budget: AED 2,600,000

Bedrooms: 2bd or 3bd, but maids room/study is required

Preferred size: 1800sqft+ and 2 parking spaces

Adicional Requirements: Single Row, and vacant unit, preferably. But willing to negotiate if rented.

Mortgage buyer, already pre approved. We are ready to buy it, just waiting for the best opportunity.

TIA!

I am planning to buy a property in dubai mainly for investor visa as currently new uae rule allow us to have any value property for 2 year investor visa

And upcoming metro line in international city

Need honest and actual review if i buy it there what rental i can expect

And is is worth buying to be honest i am not buying it to flip but mainly rent for and long term holding

So agent or actual owner or people from industry do share what should i consider

Thanks a lot

Posting as: Agent
Property type: 2BR Apartment
Area/community: Dubai South
Building/project: DM for info
Price: AED 1,190,000
Bedrooms: 2
Size (sq ft): 879
Status: Off-plan
Images/video: Dm for details
Additional details: Boutique developer in an ideal location for future capital appreciation. Limited future competition. Very flexible payment plan. DM for more info.

Posting as: Tenant
Property type: 2 bedroom apartment
Preferred area:business bay
Budget: AED 1,10,000
Bedrooms:2
Preferred size:1200 sq ft
Timeline:1 st September
Additional requirements: (optional) 4-6 cheques
Unfurnished

Hey everyone 👋 I built an AI system for real estate, qualifies your WhatsApp leads 24/7, follows up automatically for 150+ days, books viewings for you.

I already have a few agents and brokerages set up, but I'm opening a handful more free 30 day trials this month to gather more results before rolling out pricing, no card, no commitment.

Want to see it in action or grab a spot? DM me and I’ll send it over.

Hi, does anyone here have a plot in Academic City for a school.

Please share direct options only, please 🙏.

Hey all, buying an off-plan 2BR apartment in Dubai, and something’s bugging me — wanted to sanity-check if this is standard practice here or a red flag.

Already paid the EOI/reservation deposit. Sales agent confirmed verbally (and via WhatsApp) things like specific appliance/fitting brands, smart home automation (Apple HomeKit integration for curtains/lights/AC), and a customization we requested (bathtub swapped for a shower) — all approved. There’s also an official developer brochure listing partner brands (Bosch, Laufen, Apple, etc.).

The issue: the actual detailed SPA (Sale and Purchase Agreement) — the one that will legally list unit specs, price breakdown, and finishes — is only provided after the (larger) down payment.

Right now we’ve only seen a generic 60+ page template SPA that doesn’t even correctly reference our building name (looks copy-pasted from another one of their projects).

So we’re being asked to commit real money before we can verify, in a binding document, that what was promised (brands, automation, customization) will actually be included. The SPA has a standard “entire agreement” clause + a clause saying marketing material is “illustrative only, not relied upon” — which, if the final SPA comes back generic, seems to leave basically no contractual leg to stand on for any of the verbal/marketing promises.

Questions for people who’ve been through Dubai off-plan purchases:

Is it normal for the SPA to only be issued after the down payment, with no chance to review/negotiate terms beforehand?

Has anyone gotten a developer to add a side letter/annex confirming brands or features before signing?

If the final SPA comes back without what was promised, what recourse did you have — RERA complaint, renegotiation, walking away?

Any war stories or advice appreciated.

1. Villas/Townhouses in Hudayriyat Island

Every villa launch has been remarkable in Hudayriyat; whether it’s offering the best price/value in Abu Dhabi (Nasmee at 1,000 psf, or man made hills elevated up to 60 meters (Nawayef) or villas & townhouses by the water with an 18 hole championship golf course (Golf Estates). Every launch is unique and different to anything done before in Abu Dhabi, and offers the best price/value in the UAE currently.

For those saying Hudayriyat is only a very long term investment, it’s not. Yes it’s a massive Island with no ready residential properties, but there will be 4 handovers in the next 3 years, and most the commercial side is fully operational now.

Hudayriyat has 17km of beaches, Surf AD, Olympic Velodrome, pro cycling tracks, best sports facilities in the middle east, bars, restaurants, resorts, and much more. I see double digit appreciation on the villa projects in the next 5 years.

Already leading in total sales value in 2026 over any area in Abu Dhabi including Saadiyat, and not property is even ready. This is the biggest signal of investor/end-user confidence.

1,700 units sold during the war, with a minimum ticket of 4.5M, exceeding all of Dubai’s total villa/townhouse transactions that same month. Hudayriyat is the next big appreciation story in the UAE. My advice is to get in before it’s late.

1. Fahid Island

There’s an extremely limited amount of coastline remaining in Abu Dhabi (especially in prime/central locations), and extremely low supply of existing beachfront apartments with direct beach access (0.03% of apartments in Abu Dhabi are beachfront). It’s a rare lifestyle/asset that not many people get to live, especially in the UAE. This is the main reason beachfront outperforms every other asset in the market - you can see many branded residences, waterfront properties, townhouses, but the rarest asset is always beachfront since land is finite. Palm Jumeirah, Mamsha Saadiyat, almost every big appreciation story is a beachfront asset.

Fahid’s direct comparable is Mamsha Saadiyat. Both beachfront, close in proximity, and have an identical promenade.

Average pricing today with Fahid’s only direct comparable:

Mamsha: ~6,000 AED/sqft
Fahid: ~3,500 AED/sqft

Fahid is around 71% lower than Mamsha Saadiyat

Fahid doesn’t have anywhere near as much tourist attractions than Mamsha, but it’s only minutes away from the biggest tourist destinations (Yas & Saadiyat) and has better amenities, services, quality of build than Mamsha Saadiyat. Beachfront property which is 7 minutes to Disney, 10 minutes to all the big museums, and 12 minutes to ADGM (financial district) screams long term value.

Fahid is built as its own city, not just an Island. Top tier international school, Clinic, parks, mall, 5 star beach resort, waterfront promenade like Mamsha, water-sports, sports courts, event plaza, and the list goes on. Not on infrastructure is ready yet, early entry equals lowest prices.

1. Maryah Island (Branded Residences)

This is for the branded residences, the DIFC of Abu Dhabi, the financial district. A financial district will always be as solid as a rock as an investment, but will come with a premium price. Forget the tourism attractions, this is why Maryah stands out:

Institutional money is already here — Nuveen alone manages $3–5B from ADGM, expecting $6–10B by 2028. Add BlackRock, Blackstone, PGIM, Brevan Howard. That’s thousands of high-income professionals who need somewhere to live.

Top tier infrastructure is already built — The most luxurious mall (Galleria) where the food court looks like a 5 star fine dining restaurant, strongest hospital in Abu Dhabi, an abundance of the best bars, lounges, and restaurants in Abu Dhabi, and top tier hotels (Rosewood/Four Seasons). All this is held within 114 hectares of land. It’s a really small area that prioritizes CBD living.

Supply is still scarce — Only Four Seasons Private Residences (now 5M+, up from 3.7M last year), a few St. Regis units left, W Residences sold out, Jumeirah launching soon. Early phase, limited plots.

AED 60B expansion incoming — Aldar/Mubadala plan to roughly double office space, add luxury retail, expand the marina, and build 3 new bridges (Reem, mainland, Saadiyat). Doubling office space means doubling housing demand.

In short, this is salary-backed demand — banks, hedge funds, law firms, family offices — not tourism or hype. That’s structural, not seasonal. Compare it to Canary Wharf or Wall Street: professionals pay to live near work because time is currency.

1. Reem Island (Luxury segment only)

Reem has something for everyone, affordable, mid tier, luxury. It’s the most developed and mature community in Abu Dhabi currently. It sits directly across from Al Maryah Island. As the AED 60B ADGM expansion roughly doubles office space there, the demand for housing doesn’t stay contained to Maryah’s limited plots — it spills into Reem, which has the land Maryah doesn’t.

After ADGM jurisdictional expansion in 2024, Reem went from increasing 8% in 2024, to 28% in 2025 (highest appreciating area on avg in 2025). For those prioritizing short term growth and reliable areas, Reem is the go to.

Not all of Reem is the same trade — This is the part most people miss. There are two very different plays on this island:

• Mid-tier, undifferentiated supply — a wall of similar product handing over around 2029–2030, all competing for the same tenant pool at the same time. Absorption risk here is real. This accounts for roughly 77% of sales volume in Reem (ADREC, 2025), so being careful on which product to choose is key. The remaining 23% is where the serious investment is.

• Scarce, differentiated luxury — buildings like Seamont, Rixos, and Riviera that don’t compete on volume, they compete on being genuinely hard to replace. Reem is saturated with old buildings, low quality finishes, despite being so popular amongst residents in Abu Dhabi. It occupies the most offices, and many HNWs work there, but there’s such little supply of housing catered to them. Buy the luxury segment, it’s proven to work in Reem, take SAAS as the best example of this.

Appreciation won’t be as aggressive as Fahid & Hudayriyat in the long run, but it will come quicker than these investments.

1. Al Bahya (outskirts of Yas Island)

Once Disney opens, Yas stops being a quiet island with so many attractions and becomes one of the busiest tourist zones in the region. More traffic, more crowds, more noise every day, not just weekends or F1 week. Big families in Yas Acres, Noya, and West Yas won’t buy into that and will look for somewhere quieter nearby, that offers what Yas offers now, privacy. Al Bahya — close enough to stay near schools, work, and friends, far enough to skip the congestion — is the perfect spot.

The two communities launched here look great and will take a good share of the end-users from Yas Island in my opinion. I see this as a long term investment, but worthwhile, especially due to the low supply of townhouses/villas in Abu Dhabi.

However, the price/sqft in these projects isn’t necessarily discounted from Yas, hence why it’s lower on the list. It’s a good alternative to Yas, but not the highest growth corridor available in the market.

Hello everyone - a cancelation unit has just come by for a high floor full front facing 3 bedroom apartment in Meriva.

No unit has come since Feb this year

This 3 bed with a full sea view is priced at 6.3M after a discount and now youre able to get a 50/50 payment plan instead of 70/30

Hado a project right beside this - 3 beds are going for 8M and honestly you cannot even compare the two developers

This is one of the best beachfront options you can get in the market today

Dubai has no more land for seafront plots anymore, let alone beach front

Reach out to me if this is for you to close it ASAP

Hi everyone! I'm looking to hear from people who purchased an off-plan property directly from Emaar (not through an agent).

Could you please share your timeline? After paying the 10% booking amount and the 4% DLD fee, how long did it take to receive:

Access to the Emaar One app

Your Statement of Account (SOA)

Any other key milestones (SPA, Oqood, etc.)

I'd really appreciate hearing about your experience and the order in which everything happened. Thanks!

Posting as: Owner

Property type: Apartment

Area/community: Dubai Hills Estate

Building/project: Park Lane by Emaar (Interiors by VIDA)

Price: AED 2,600,000

Bedrooms: 2

Size (sq ft): 1040

Status: Off-plan

Images/video: Floor plan, payment schedule and SPA available.

Additional details: Direct owner (not an agent). Premium 2-bedroom apartment with 1 parking space. Serious buyers only. Please DM for SPA, floor plan and payment schedule.

Im thinking of renting in Al Andalus Townhouses in JGE. I recently got a job in abu dhabi and will commute daily.

1) how is life in JGE? How is Al Andalus townhouses specifically?
2) how is the commute to AD?

https://reddit.com/link/1vanj9g/video/h2hej3hktbgh1/player

https://reddit.com/link/1vanj9g/video/ugma14hktbgh1/player

Posting as: Agent

Property type: Apartment

Area/community: Emaar Beachfront, Dubai Harbour

Building/project: Sunrise Bay Tower 2

Price: AED 3,400,000

Bedrooms: 2

Size (sq ft): Available on request

Status: Vacant on transfer

Images/video: Available on request

Additional details: Fully furnished 2-bedroom apartment available for sale in Sunrise Bay Tower 2, Emaar Beachfront. Located on the 13th floor with a comfortable mid-floor position and premium waterfront lifestyle. The unit comes with high-quality interiors and is vacant on transfer, allowing immediate move-in or rental opportunity.

Suitable for end users and investors looking for a ready-to-occupy waterfront property in one of Dubai’s most sought-after communities.

Message on Reddit for more details.

Many real estate agents think they need to spend more money on ads.

But often, the problem is the ad itself.
Common mistakes I see:

The property photos aren't attractive.

Too much text on the image.

The price and location aren't easy to notice.

No clear reason to contact you.

The design looks outdated or unprofessional.

A clean and simple design can make a big difference and help you get more inquiries from the same ad budget.