Authored by the expert who managed and guided the team behind the United Arab Emirates Property Pack
Yes, the analysis of Dubai's property market is included in our pack
This blog post covers current housing prices in Dubai as of January 2026, and we constantly update it with the latest market data.
Whether you're looking at a studio in JVC or a villa on Palm Jumeirah, you'll find practical price ranges for every budget.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Dubai.
Insights
- Cash buyers represent 87% of Dubai property purchases in 2025, which keeps negotiations tight and discounts typically around 4% below asking price.
- Emirates Hills villas command around AED 14,500 per square foot, making them roughly 17 times more expensive per sqft than Discovery Gardens apartments.
- Dubai residential prices have climbed approximately 10% to 13% year-over-year, outpacing the UAE's low single-digit inflation rate significantly.
- Off-plan properties dominate Dubai's new supply pipeline at 81%, meaning most buyers are purchasing homes before they're even built.
- The entry point for Dubai property ownership starts around AED 350,000 (about $95,000), typically for older studios in outer communities like International City.
- New-build properties in Dubai carry an estimated 15% premium over comparable resale homes in the same neighborhood and size category.
- Dubai Marina and Downtown apartments average AED 2,000 to 2,400 per square foot, roughly double the price of budget-friendly areas like JVC.
- Total buying costs in Dubai typically add 6% to 7% on top of the purchase price, mainly from the 4% DLD transfer fee and 2% agency commission.
Fact-checked and reviewed by our local expert
Jean-Charles Salvin 🇫🇷
Co-Founder, Best Dubai Condos
What is the average housing price in Dubai in 2026?
The median housing price is more useful than the average in Dubai because luxury villas and waterfront properties can dramatically inflate the average, while the median shows what a typical buyer actually pays.
We are writing this as of January 2026 using the latest data collected from authoritative sources including the Dubai Land Department, Knight Frank, and REIDIN, all manually double-checked for accuracy.
The median housing price in Dubai in 2026 is approximately AED 2.1 million, which converts to around $572,000 or €488,000. The average housing price in the Dubai market in 2026 is higher at around AED 3 million, or approximately $817,000 and €697,000, because luxury properties pull this figure upward.
About 80% of residential properties in the Dubai market in 2026 fall within a price range of AED 900,000 to AED 5 million, or roughly $245,000 to $1.36 million.
A realistic entry range for Dubai property in 2026 is AED 350,000 to AED 650,000 (about $95,000 to $177,000 or €81,000 to €151,000), which typically gets you a studio apartment around 400 square feet in areas like International City or Dubai Silicon Oasis.
Luxury properties in the Dubai market in 2026 typically range from AED 7.5 million to AED 25 million and above (around $2 million to $6.8 million or €1.7 million to €5.8 million), such as a 5,000 to 7,000 square foot villa on Palm Jumeirah or in Emirates Hills.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Dubai.
Are Dubai property listing prices close to the actual sale price in 2026?
The estimated difference between listing prices and actual closed sale prices in Dubai in 2026 is around 4%, with most transactions settling between 2% and 6% below the asking price.
This relatively small gap exists because 87% of Dubai property purchases are cash transactions, which means deals close quickly without financing delays that might weaken a buyer's negotiating position. The discount tends to be larger on older resale stock in secondary locations and smaller on prime waterfront properties or new buildings in high-demand areas like Palm Jumeirah or Downtown Dubai.
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What is the price per sq m or per sq ft for properties in Dubai in 2026?
As of January 2026, the median housing price in Dubai is approximately AED 1,925 per square foot, which equals about $524 per sqft or €447 per sqft. Converted to square meters, this works out to around AED 20,700 per sqm, or approximately $5,640 per sqm and €4,800 per sqm.
Small units in prime towers and branded waterfront buildings have the highest price per sqft in Dubai in 2026 because buyers pay a premium for location, amenities, and views, while larger older units in outer communities have the lowest price per sqft because they lack these location premiums.
In Dubai in 2026, the highest prices per sqm are found in Emirates Hills (around AED 90,000 to 180,000 per sqm) and Palm Jumeirah (around AED 28,000 to 45,000 per sqm). The lowest prices per sqm are in Discovery Gardens (around AED 9,000 to 12,000 per sqm) and Dubai Silicon Oasis (around AED 12,000 to 16,000 per sqm).
How have property prices evolved in Dubai?
Compared to one year ago, Dubai property prices in January 2026 have increased by approximately 10% to 13% in nominal terms. This growth has been driven by continued inflows of high-income residents and investors, combined with strong lifestyle demand for family villas and prime waterfront apartments.
Looking back ten years to 2016, Dubai property prices have risen by roughly 60% in nominal terms, or about 40% to 45% when adjusted for inflation. This decade-long growth reflects structural changes including population growth, residency visa reforms, and Dubai's positioning as a global safe-haven destination.
By the way, we've written a blog article detailing the latest updates on property price variations in Dubai.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Dubai.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UAE versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties are available and how do prices vary in Dubai in 2026?
In the Dubai property market in 2026, apartments make up roughly 70% to 75% of available stock, followed by villas at 15% to 20%, townhouses at 8% to 12%, and branded or ultra-luxury residences at 1% to 3%, reflecting the city's high-density urban development pattern.
Average price ranges by property type in Dubai as of January 2026 are as follows: studios range from AED 450,000 to 850,000 ($123,000 to $231,000 or €105,000 to €198,000); one-bedroom apartments from AED 900,000 to 1.6 million ($245,000 to $436,000 or €209,000 to €372,000); two-bedroom apartments from AED 1.5 million to 2.8 million ($408,000 to $762,000 or €349,000 to €651,000); three-bedroom townhouses from AED 2.2 million to 4.5 million ($599,000 to $1.23 million or €511,000 to €1.05 million); and four to five bedroom villas in non-prime areas from AED 3.5 million to 8 million ($953,000 to $2.18 million or €813,000 to €1.86 million). Prime villas start at AED 12 million and go well into multi-million dollar territory.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Dubai?
- How much should you pay for an apartment in Dubai?
- How much should you pay for a villa in Dubai?
- How much should you pay for a townhouse in Dubai?
- How much should you pay for a studio in Dubai?
How do property prices compare between existing and new homes in Dubai in 2026?
New-build properties in Dubai in 2026 carry an estimated premium of approximately 15% compared to existing resale homes of similar size and location.
This premium exists because newer buildings offer modern amenities, better layouts, energy efficiency, and developer payment plans, while also carrying the appeal of brand-new finishes and contemporary design that buyers are willing to pay extra for.
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How do property prices vary by neighborhood in Dubai in 2026?
Dubai Marina is one of the most popular neighborhoods for expats and professionals in Dubai, offering walkable waterfront living with restaurants and nightlife. Prices for one to two bedroom apartments in Dubai Marina in January 2026 range from AED 1.6 million to 3.6 million ($436,000 to $980,000 or €372,000 to €837,000), reflecting its central location and lifestyle appeal.
Downtown Dubai commands premium prices due to its proximity to the Burj Khalifa and Dubai Mall, making it a top choice for those wanting an iconic address. High-rise apartments in Downtown Dubai in January 2026 typically range from AED 2.2 million to 6 million ($599,000 to $1.63 million or €511,000 to €1.39 million), with prices driven by tower quality and views.
JVC (Jumeirah Village Circle) has become one of the most budget-friendly yet popular neighborhoods for first-time buyers and young families in Dubai. Apartments in JVC in January 2026 range from AED 700,000 to 1.8 million ($191,000 to $490,000 or €163,000 to €418,000), offering affordable entry into Dubai's property market without being too far from central areas.
You will find a much more detailed analysis by areas in our property pack about Dubai. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Discovery Gardens | Budget / Commute | AED 600k-1.2m ($163k-$327k) | AED 9k-12k ($2,500-$3,300) | AED 780-950 ($212-$259) |
| Dubai Silicon Oasis | Budget / Family | AED 650k-1.4m ($177k-$381k) | AED 12k-16k ($3,300-$4,400) | AED 1,100-1,500 ($300-$408) |
| JVC | Budget / Popular | AED 700k-1.8m ($191k-$490k) | AED 12k-17k ($3,300-$4,600) | AED 1,050-1,350 ($286-$367) |
| JLT | Commute / Popular | AED 1.3m-2.8m ($354k-$762k) | AED 14k-20k ($3,800-$5,400) | AED 1,500-2,100 ($408-$572) |
| Dubai Marina | Expat / Lifestyle | AED 1.6m-3.6m ($436k-$980k) | AED 16k-24k ($4,400-$6,500) | AED 1,600-2,400 ($436-$654) |
| JBR | Expat / Beachfront | AED 2m-4.5m ($545k-$1.23m) | AED 18k-26k ($4,900-$7,100) | AED 1,650-2,500 ($449-$681) |
| Business Bay | Commute / Central | AED 1.4m-3.2m ($381k-$872k) | AED 15k-23k ($4,100-$6,300) | AED 1,400-2,200 ($381-$599) |
| Downtown Dubai | Prime / Commute | AED 2.2m-6m ($599k-$1.63m) | AED 20k-30k ($5,400-$8,200) | AED 2,000-2,800 ($545-$762) |
| Dubai Hills Estate | Family / Prime | AED 2m-7.5m ($545k-$2.04m) | AED 18k-28k ($4,900-$7,600) | AED 1,800-2,600 ($490-$708) |
| Arabian Ranches | Family / Villas | AED 4m-12m ($1.09m-$3.27m) | AED 16k-28k ($4,400-$7,600) | AED 2,000-3,500 ($545-$953) |
| Palm Jumeirah | Luxury / Beachfront | AED 3.5m-20m ($953k-$5.45m) | AED 28k-45k ($7,600-$12,300) | AED 2,900-3,900 ($790-$1,062) |
| Emirates Hills | Ultra-Luxury | AED 25m-150m ($6.81m-$40.9m) | AED 90k-180k ($24,500-$49,000) | AED 12,000-17,000 ($3,268-$4,629) |
How much more do you pay for properties in Dubai when you include renovation work, taxes, and fees?
When buying property in Dubai in 2026, total additional costs typically add 6% to 7% on top of the purchase price for fees alone, with renovation costs varying widely depending on the property's condition.
For a property around $200,000 (approximately AED 735,000) in Dubai, you would pay around AED 48,000 ($13,000) in fees including the 4% DLD transfer fee and 2% agency commission. If you add a light renovation for paint and fixtures at around AED 30,000 ($8,200), your total additional costs would be roughly AED 78,000 ($21,200).
For a property around $500,000 (approximately AED 1.84 million) in Dubai, fees would total around AED 120,000 ($33,000). A moderate renovation covering kitchen and bathroom updates might add AED 100,000 to 180,000 ($27,000 to $49,000), bringing total extra costs to approximately AED 220,000 to 300,000 ($60,000 to $82,000).
For a property around $1,000,000 (approximately AED 3.67 million) in Dubai, fees would be around AED 239,000 ($65,000). A more substantial renovation might range from AED 200,000 to 500,000 ($54,000 to $136,000), meaning total additional costs could reach AED 439,000 to 739,000 ($120,000 to $201,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Dubai.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Dubai
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| DLD Transfer Fee | Fees | 4% of the purchase price. This is the main government fee paid to the Dubai Land Department when registering the property transfer. For a AED 2 million property, this equals AED 80,000 ($21,800). |
| Agency Commission | Fees | Typically 2% of the purchase price for secondary market transactions. This is the standard real estate agent fee in Dubai. For a AED 2 million property, this equals AED 40,000 ($10,900). |
| Mortgage Registration | Fees | 0.25% of the mortgage amount plus small admin fees, only applicable if you are financing your purchase. For a AED 1.5 million mortgage, this would be approximately AED 3,750 ($1,020). |
| Developer NOC | Admin | AED 500 to 5,000 ($136 to $1,362). This No Objection Certificate is required from the developer when reselling a property. The cost varies by developer and community. |
| Trustee / Title Deed Fees | Admin | AED 2,000 to 4,000 ($545 to $1,090). These cover administrative processing at the Dubai Land Department for issuing the title deed in your name. |
| Light Refresh | Renovation | AED 25,000 to 60,000 ($6,800 to $16,300). This covers painting, minor fixture updates, and basic cosmetic improvements for a move-in ready apartment. |
| Mid-Level Renovation | Renovation | AED 80,000 to 250,000 ($21,800 to $68,100). This includes kitchen and bathroom upgrades, new flooring, and appliance replacements for apartments or townhouses. |
| Heavy Renovation | Renovation | AED 400,000 to 1.5 million ($109,000 to $408,000). This covers full villa renovations including MEP systems, structural changes, and complete interior redesigns. |
We made this infographic to show you how property prices in the UAE compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Dubai in 2026 with different budgets?
With $100,000 (approximately AED 367,000), you are at the very entry level for Dubai property ownership: you might find a small studio around 350 to 400 square feet in International City (existing home), a compact studio in Discovery Gardens (older building, existing), or occasionally a small studio in Dubai Silicon Oasis (existing, if priced to sell).
With $200,000 (approximately AED 735,000), your options expand to include a studio of 500 to 650 square feet in JVC (existing home), a one-bedroom apartment of 600 to 750 square feet in International City or Dubai Silicon Oasis (existing), or an older one-bedroom apartment in Discovery Gardens around 700 square feet.
With $300,000 (approximately AED 1.1 million), you can consider a one-bedroom apartment of 700 to 900 square feet in JLT (existing home), a one-bedroom in an older Dubai Marina tower around 750 to 900 square feet (existing), or a compact two-bedroom of about 1,000 square feet in JVC (existing).
With $500,000 (approximately AED 1.84 million), Dubai opens up considerably: a two-bedroom apartment of 1,100 to 1,350 square feet in Dubai Marina (existing home), a two-bedroom of 1,000 to 1,250 square feet in Business Bay (existing), or the entry point for a compact townhouse in Damac Hills (existing, two to three bedrooms).
With $1,000,000 (approximately AED 3.67 million), you enter family-sized territory: a three-bedroom townhouse around 2,000 square feet in Damac Hills (existing home), a three-bedroom apartment of 1,800 to 2,200 square feet in a good Dubai Marina building (existing), or a two-bedroom apartment in Downtown Dubai with nice views around 1,400 to 1,800 square feet (existing).
With $2,000,000 (approximately AED 7.35 million), you can access premium Dubai living: a four-bedroom villa of 3,200 to 4,200 square feet in Arabian Ranches (existing home), a high-end three-bedroom apartment in Downtown Dubai around 2,500 square feet (existing), or an entry-level apartment or smaller unit on Palm Jumeirah, though prime Palm villas go much higher.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Dubai.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Dubai, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Dubai Land Department | The official land registry authority that records all property transactions in Dubai. | We used it as the ground truth reference for transaction-based market data. We validated our price discussions against how deals are actually registered in the DLD system. |
| Knight Frank Dubai Residential Market Review | A major global real estate consultancy with transparent research publications and clearly stated metrics. | We used it for citywide and neighborhood-by-neighborhood AED per sqft benchmarks for apartments and villas. We also referenced their market structure data on off-plan share and cash-buyer percentages. |
| REIDIN UAE Property Price Report | A well-known regional property index provider publishing consistent methodology-based index series. | We used it to anchor the recent year-over-year price growth rate. We applied their 12.5% YoY growth to justify our January 2026 price extrapolations. |
| Central Bank of the UAE | The UAE's central bank publishing official daily exchange rates used for VAT-related obligations. | We used it to convert all AED prices into USD and EUR. We applied late December 2025 rates consistently across all currency conversions in this article. |
| Federal Competitiveness and Statistics Centre | The UAE's official federal statistics body publishing CPI as the official inflation measure. | We used it as the official inflation reference for real price change calculations. We cross-checked inflation-adjusted comparisons using their published CPI data. |
| CBUAE Quarterly Economic Review | The central bank's official macro view including inflation commentary and forecasts. | We used it to support the low inflation backdrop relevant to real price change discussions. We referenced their inflation forecasts for context on purchasing power. |
| Engel and Volkers | An established international real estate agency operating in Dubai with transparent fee documentation. | We used their published guidance on agent commission norms. We referenced the typical 2% secondary market commission rate in our fee calculations. |
| Million Plus | A mortgage advisory service providing detailed breakdowns of UAE financing costs. | We used their documentation for mortgage registration fee calculations. We applied the 0.25% mortgage amount fee structure in our cost examples. |
| Financial Times | A globally respected financial newspaper with rigorous reporting standards on property markets. | We referenced their coverage for context on Dubai's property rally and comparison to historical peaks. We used their reporting to support long-term price trend narratives. |
| Bayut | One of Dubai's largest property listing portals with comprehensive market coverage. | We cross-referenced listing price ranges against our calculated estimates. We validated that our neighborhood price bands align with current active listings. |
| Property Finder | A leading UAE property portal providing market insights and listing data. | We used their platform to verify typical listing prices by neighborhood. We checked that our price per sqft figures match current market offerings. |
| CBRE UAE | A major global commercial real estate services firm with UAE market research. | We referenced their market commentary for supply and demand dynamics. We cross-checked our market structure observations against their published reports. |
| Savills UAE | An international real estate advisor with established UAE operations and research publications. | We used their neighborhood analyses to validate our community-level price differentials. We referenced their reports for prime versus secondary market distinctions. |
| JLL UAE | A Fortune 500 professional services firm specializing in real estate with robust UAE coverage. | We cross-referenced their market forecasts against our price trend estimates. We used their supply pipeline data to inform our market composition analysis. |
| Dubai Land Department Official Website | The government portal for all property-related services and official announcements in Dubai. | We verified current fee structures and registration requirements. We confirmed the 4% transfer fee and other official charges referenced in our cost calculations. |
| Real Estate Regulatory Agency | The regulatory body overseeing Dubai's real estate sector under DLD. | We referenced their guidelines for market practice norms. We used their regulatory framework to inform our discussion of transaction processes. |
| Statista | A leading statistics portal aggregating data from reliable sources worldwide. | We used their UAE property market statistics as secondary validation. We cross-checked our market size and growth figures against their compiled data. |
| Zawya | A LSEG business providing comprehensive MENA region business and financial news. | We monitored their real estate news coverage for market developments. We referenced their reporting on major transactions and market trends. |
| Gulf News Property | A leading English-language newspaper in the UAE with dedicated property coverage. | We used their property section for local market commentary and expert opinions. We cross-referenced neighborhood-specific news against our price observations. |
| Khaleej Times Property | One of the oldest English newspapers in the UAE with established property journalism. | We referenced their market analysis articles for price trend validation. We used their coverage to confirm market sentiment observations. |
| Arabian Business | A respected regional business publication covering UAE economic and property news. | We referenced their business coverage for macroeconomic context affecting property prices. We used their reporting on investor sentiment and market drivers. |
| UAE Government Portal | The official UAE government information portal with authoritative housing guidance. | We referenced their housing information for regulatory and process context. We verified ownership rules and fee structures against official government guidance. |
| Numbeo | A crowd-sourced global database of quality of life data including property prices. | We used their Dubai price data as a cross-reference for cost of living context. We compared their reported prices against our primary source calculations for reasonableness checks. |
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