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Everything you need to know before buying real estate is included in our United Arab Emirates Property Pack
Looking to understand what homes cost in Sharjah right now?
This guide breaks down the current housing prices in Sharjah, and we constantly update this blog post with the latest data.
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 Sharjah.
Insights
- The median home price in Sharjah in 2026 sits around AED 1,050,000 (about $286,000), making it roughly 40-50% cheaper than comparable properties across the border in Dubai.
- Waterfront properties on Maryam Island command prices of AED 1,000-1,250 per square foot, nearly triple what you would pay in budget-friendly Al Nahda.
- New construction in Sharjah costs about 12% more per square foot than older existing homes, driven by modern amenities and better energy efficiency.
- Sharjah property prices rose only about 2% year-over-year in nominal terms, but when adjusted for UAE inflation, the real increase is nearly flat.
- Apartments make up roughly 70% of the Sharjah residential market, with villas accounting for about 20% and townhouses filling the remaining 10%.
- Buyers in Sharjah typically negotiate about 5% off the listing price, though discounts shrink to 0-3% for hot new master-planned projects.
- Total closing costs in Sharjah run about 8% on top of the purchase price for cash buyers, rising to 10-12% if you add a mortgage and renovation.
- Entry-level studios in Al Nahda start around AED 330,000 (about $90,000), making Sharjah one of the most accessible property markets in the UAE.
What is the average housing price in Sharjah in 2026?
The median housing price is more useful than the average because a few expensive villas can push the average up, while the median shows what a typical buyer actually pays in Sharjah.
We are writing this as of January 2026, using the latest data collected from authoritative sources like Bayut's property market index, which we manually double-checked for accuracy.
The median home price in Sharjah in 2026 is AED 1,050,000 (about $286,000 or approximately 242,000 euros). The average home price in Sharjah in 2026 is higher at AED 1,350,000 (about $368,000 or approximately 312,000 euros) because luxury villas pull the number up.
About 80% of residential properties in Sharjah in 2026 fall within the range of AED 450,000 to AED 2,600,000 (roughly $123,000 to $708,000).
A realistic entry range in Sharjah in 2026 is AED 330,000 to AED 450,000 (about $90,000 to $123,000 or 76,000 to 104,000 euros), which gets you an older studio or compact one-bedroom apartment of 450-650 square feet in Al Nahda.
A typical luxury property in Sharjah in 2026 ranges from AED 5,500,000 to AED 12,000,000 (about $1.5 million to $3.3 million or 1.3 to 2.8 million euros), which would be a waterfront three or four-bedroom apartment or penthouse of 2,500-4,000 square feet on Maryam Island with premium amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Sharjah.
Are Sharjah property listing prices close to the actual sale price in 2026?
In Sharjah in 2026, actual closing prices tend to be about 5% lower than the asking price on average.
This gap exists because many sellers in Sharjah price their listings with room for negotiation, especially in older buildings with lots of competing inventory. The discount can be smaller (0-3%) in hot new master-planned communities like Aljada, but wider (5-8%) in older towers where buyers have more leverage due to maintenance concerns or bank valuation caps.
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What is the price per sq m or per sq ft for properties in Sharjah in 2026?
As of January 2026, the median price per square foot in Sharjah is AED 935 (about $255 or 216 euros), which equals AED 10,064 per square meter (about $2,740 or 2,325 euros). The average price per square foot in Sharjah is slightly higher at AED 980 (about $267 or 226 euros), or AED 10,548 per square meter (about $2,871 or 2,436 euros).
Waterfront and newer master-planned communities like Maryam Island and Aljada have the highest price per square foot in Sharjah in 2026 because of limited premium supply and strong demand for modern amenities, while older apartment corridors like Al Nahda have the lowest due to aging buildings and abundant competing inventory.
The highest prices per square meter in Sharjah in 2026 are found on Maryam Island and in Al Khan, where you can expect AED 10,764 to AED 13,459 per square meter. The lowest prices are in Al Nahda, where properties sell for around AED 4,036 to AED 6,458 per square meter.
How have property prices evolved in Sharjah?
Compared to one year ago, property prices in Sharjah have increased by about 2% in nominal terms, though after adjusting for UAE inflation the real change is nearly flat. This modest growth reflects steady demand spillover from Dubai as buyers seek more affordable options, combined with strong transaction activity that supported prices.
Looking back ten years to 2016, Sharjah property prices have risen roughly 25% in nominal terms, but only about 5% in real (inflation-adjusted) terms. The decade saw long flat periods rather than a steady boom, with recent gains driven mainly by newer master-planned communities raising the overall market quality.
By the way, we've written a blog article detailing the latest updates on property price variations in Sharjah.
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 Sharjah.
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 homes are available in Sharjah and how do their prices compare in 2026?
In Sharjah in 2026, apartments make up about 70% of the market, villas account for roughly 20%, and townhouses fill the remaining 10%, because the emirate's core districts are dominated by multi-story residential towers built to serve commuters and families.
Here are the average prices by property type in Sharjah as of January 2026: studios average AED 400,000 ($109,000 or 92,000 euros), one-bedroom apartments average AED 650,000 ($177,000 or 150,000 euros), two-bedroom apartments average AED 1,050,000 ($286,000 or 242,000 euros), three-bedroom apartments average AED 1,450,000 ($395,000 or 335,000 euros), townhouses average AED 2,200,000 ($599,000 or 508,000 euros), and villas average AED 3,900,000 ($1,062,000 or 901,000 euros).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Sharjah?
- How much should you pay for a house in Sharjah?
- How much should you pay for an apartment in Sharjah?
- How much should you pay for a villa in Sharjah?
- How much should you pay for a townhouse in Sharjah?
- How much should you pay for a studio in Sharjah?
How do property prices compare between existing and new homes in Sharjah in 2026?
In Sharjah in 2026, newer homes cost about 12% more per square foot than comparable existing homes in similar locations.
This premium exists because new construction offers modern layouts, better amenities like gyms and covered parking, and lower near-term maintenance costs with improved energy efficiency for air conditioning.
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How do property prices vary by neighborhood in Sharjah in 2026?
Muwaileh (including Al Mamsha and Al Zahia) is popular with expats looking for modern apartments with easy highway access. Prices here range from AED 850,000 to AED 1,600,000 ($231,000 to $436,000 or 196,000 to 369,000 euros) for one to three-bedroom apartments, reflecting the newer construction and family-friendly master-planned layouts.
Al Taawun sits right on the Dubai border, making it a favorite for commuters who want quick access to both emirates. You will find one to three-bedroom apartments here for AED 650,000 to AED 1,300,000 ($177,000 to $354,000 or 150,000 to 300,000 euros), with steady pricing due to consistent demand from working professionals.
Al Khan (including Maryam Island) offers waterfront living with premium views and lifestyle amenities. Prices range from AED 1,100,000 to AED 3,500,000 ($299,000 to $953,000 or 254,000 to 808,000 euros) for two to four-bedroom apartments, with Maryam Island commanding the highest premiums due to limited waterfront supply.
You will find a much more detailed analysis by areas in our property pack about Sharjah. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range (AED & $) | Per sqm (AED & $) | Per sqft (AED & $) |
|---|---|---|---|---|
| Al Nahda (Sharjah) | Commute / Entry | AED 450k-720k ($123k-196k) | AED 4,036-6,458 ($1,099-1,758) | AED 375-600 ($102-163) |
| Al Majaz | Central / Family | AED 504k-780k ($137k-212k) | AED 4,521-6,997 ($1,231-1,905) | AED 420-650 ($114-177) |
| Al Taawun | Commute / Popular | AED 624k-900k ($170k-245k) | AED 5,597-8,072 ($1,524-2,198) | AED 520-750 ($142-204) |
| Al Khan (towers) | Waterfront-adjacent | AED 540k-1.55M ($147k-422k) | AED 4,844-13,889 ($1,319-3,781) | AED 450-1,290 ($122-351) |
| Maryam Island | Premium / Lifestyle | AED 1.4M-1.75M ($381k-477k) | AED 10,764-13,459 ($2,931-3,664) | AED 1,000-1,250 ($272-340) |
| Muwaileh | Expat / Modern | AED 1.08M-1.44M ($294k-392k) | AED 9,689-12,917 ($2,638-3,517) | AED 900-1,200 ($245-327) |
| Al Mamsha | Expat / New-build | AED 1.14M-1.38M ($311k-376k) | AED 10,226-12,379 ($2,784-3,369) | AED 950-1,150 ($259-313) |
| Al Zahia | Family / Master Plan | AED 1.08M-1.26M ($294k-343k) | AED 9,689-11,303 ($2,638-3,077) | AED 900-1,050 ($245-286) |
| Tilal City | Villas / Newer | AED 852k-1.74M ($232k-474k) | AED 7,643-15,605 ($2,081-4,249) | AED 710-1,450 ($193-395) |
| Aljada / East Village | New-build / Lifestyle | AED 1.14M-1.5M ($311k-408k) | AED 10,226-13,459 ($2,784-3,664) | AED 950-1,250 ($259-340) |
| Al Rahmaniya | Villas / Family | AED 2.66M-3.42M ($723k-931k) | AED 7,536-9,689 ($2,052-2,638) | AED 700-900 ($191-245) |
| Al Suyoh / Al Tay | Villas / Premium | AED 2.85M-3.99M ($776k-1.09M) | AED 8,072-11,303 ($2,198-3,077) | AED 750-1,050 ($204-286) |
How much more do you pay for properties in Sharjah when you include renovation work, taxes, and fees?
When buying a property in Sharjah in 2026, you should budget about 8% extra on top of the purchase price for a cash transaction, or 10-12% if you are getting a mortgage and planning some renovation work.
If you buy a property for $200,000 (about AED 735,000) in Sharjah, expect to pay roughly $16,000 (AED 59,000) in additional costs covering registration fees, agent commission, and move-in expenses. Your total outlay would be around $216,000 (AED 794,000).
For a $500,000 property (about AED 1,840,000) in Sharjah, the additional costs would be approximately $40,000 (AED 147,000), bringing your total to around $540,000 (AED 1,987,000).
If you purchase a $1,000,000 property (about AED 3,670,000) in Sharjah, budget an extra $80,000 (AED 294,000) for fees and closing costs, meaning you would pay roughly $1,080,000 (AED 3,964,000) in total.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Sharjah
| Expense | Category | Estimated Cost (AED & $) |
|---|---|---|
| Registration/Transfer Fees | Government Fee | About 2-4% of the purchase price, paid to the Sharjah Real Estate Registration Department (SRERD). The exact percentage can vary and promotional rates sometimes apply, so use the official SRERD fee calculator to confirm your specific amount. |
| Agent Commission | Transaction Fee | Typically 2% of the purchase price, which is standard market practice in Sharjah. This is usually paid by the buyer to the real estate agent who facilitated the transaction. |
| Mortgage Registration | Financing Fee | About 0.5-1.5% of the property price if you are taking out a mortgage. This covers the bank's valuation fee, mortgage registration with SRERD, and administrative processing charges. |
| Service Charges/Move-in | Holding Cost | AED 3,000 to AED 15,000 ($800 to $4,100) depending on the building or community. This covers initial service charge deposits, move-in fees, and connection of utilities to your name. |
| Renovation/Fit-out | Renovation | AED 150 to AED 400 per square foot for light to medium refurbishment including kitchen updates, fresh paint, and new flooring. Full upgrades with structural changes or premium finishes would cost significantly more. |
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 Sharjah in 2026 with different budgets?
With $100,000 (about AED 367,000) in Sharjah as of January 2026, you can buy an older studio of around 480 square feet in Al Nahda, a small studio of 450 square feet in an older Al Majaz building, or a compact studio of 500 square feet in the lower-end Al Taawun inventory.
With $200,000 (about AED 735,000) in Sharjah, your options include a one-bedroom apartment of 800 square feet in Al Taawun (existing building), a one-bedroom of 850 square feet in Al Majaz (older stock), or a one-bedroom of 750 square feet in a better building in Al Nahda.
With $300,000 (about AED 1,100,000) in Sharjah, you can purchase a two-bedroom apartment of 1,150 square feet in Muwaileh (newer construction), a two-bedroom of 1,100 square feet in Al Mamsha (new build), or a two-bedroom of 1,200 square feet in Al Khan (existing non-waterfront tower).
With $500,000 (about AED 1,840,000) in Sharjah, you could afford a three-bedroom apartment of 1,700 square feet in Al Mamsha (newer), an entry-level townhouse of 2,500 square feet in Tilal City (newer), or a high-floor three-bedroom of 1,900 square feet in Al Khan with better views.
With $1,000,000 (about AED 3,670,000) in Sharjah, your choices include a four or five-bedroom villa of 3,800-4,200 square feet in Al Rahmaniya, a four-bedroom villa of 4,000 square feet in Al Suyoh/Al Tay (newer master-planned community), or a premium large apartment of 2,500 square feet on Maryam Island.
With $2,000,000 (about AED 7,350,000) in Sharjah, you can buy a luxury waterfront apartment of 3,500-4,000 square feet on Maryam Island (newer), a large high-spec villa of 6,000+ square feet in Al Suyoh/Al Tay, or alternatively spread your budget across two or three mid-market apartments in areas like Muwaileh and Al Taawun for investment purposes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Sharjah.
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 Sharjah, 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Bayut Property Market Index | One of the UAE's largest property portals with transparent, repeatable price-index methodology by area and unit type. | We used Bayut's latest price-per-square-foot data and bedroom-type breakdowns to anchor Sharjah price levels and neighborhood spreads. We then converted these values into square meters, USD, and EUR using standard conversion factors. |
| Bayut Al Nahda Index | Standardized, area-specific index page within Bayut's wider UAE property tracking system. | We used the bedroom-type price tables to represent an affordable Sharjah benchmark. We also used it to estimate realistic entry-level budgets and neighborhood low ranges. |
| Bayut Al Khan Index | High-signal waterfront area page with both unit-type and building-level pricing data in one place. | We used it to anchor higher-end apartment pricing and show how waterfront projects pull up price ranges. We also used Maryam Island pricing to define typical premium bands. |
| Bayut Muwaileh Index | Major high-transaction family and commuter zone with consistent index breakdown methodology. | We used it to represent newer master-planned Sharjah pricing including Al Mamsha and Al Zahia. We also used its sub-area listings as anchors for expat-popular neighborhoods. |
| Bayut Al Taawun Index | Time-series index page with five-year view, explicit latest price, and year-over-year change data. | We used the latest price per square foot and 12-month change to cross-check recent market direction. We also used bedroom-type splits to keep examples realistic. |
| Bayut Al Majaz Index | One of Sharjah's most searched central districts reported in the same standardized index format. | We used the sub-area data for Al Majaz 1, 2, and 3 to estimate central Sharjah mid-market ranges. We also used it to ground examples for older but well-located apartments. |
| Bayut Tilal City Index | Area page that clearly includes both apartment and villa pricing bands with a time series. | We used Tilal City as a villa and townhouse anchor to show different price structures versus central apartments. We also used its year-over-year change to triangulate recent trends. |
| Bayut Aljada/Riff 2 Index | Granular project-level index page with price chart and latest price within Bayut's methodology. | We used it as a proxy for Aljada's newer-stock pricing where broader Aljada data was limited. We used its latest price to set realistic new-build levels for examples. |
| Bayut Al Rahmaniya Index | Established villa community with consistent price tracking in Bayut's standardized format. | We used it to anchor villa pricing in family-oriented neighborhoods. We also used it to provide realistic examples for higher budget brackets. |
| SRERD Fee Calculator | Official government body for Sharjah real estate registration and fees. | We used it to structure and justify the taxes and fees section. We then translated those fee categories into practical percentage ranges and worked examples. |
| Sharjah24 Government Media | Government-run outlet reporting official SRERD market activity numbers. | We used it to describe market momentum and transaction liquidity as background context. We did not use it to set price levels directly. |
| World Bank UAE Inflation Data | Flagship international dataset widely used for CPI and inflation comparisons. | We used it to anchor inflation-adjustment logic for turning nominal price changes into real changes. We applied conservative rounded assumptions for ten-year comparisons. |
| Wise EUR/AED History | Shows dated market foreign exchange observations that are easy to verify day-by-day. | We used it to pick a realistic late-December 2025 EUR/AED level as a stand-in for January 2026 conversions. We kept EUR figures rounded to avoid false precision. |
| Dubizzle Sharjah Agent Costs | Major UAE classifieds platform with market practice guidance on real estate transactions. | We used it to confirm standard agent commission rates in Sharjah. We incorporated the typical 2% figure into our closing costs estimates. |
| Property Finder Al Mamsha | Leading UAE property portal with active listings and market data for specific neighborhoods. | We used it to cross-reference pricing in Al Mamsha and verify our Bayut-based estimates. We also used it to confirm typical unit sizes and features. |
| Property Finder Al Suyoh | Active listings portal providing real-time market data for villa communities. | We used it to verify villa pricing in premium family areas. We cross-referenced it with Bayut data to ensure our estimates were accurate. |
| Standard Unit Conversion | Mathematical constant for converting between imperial and metric measurements. | We used the factor of 1 square meter equals 10.7639 square feet for all conversions. We applied this consistently across all price-per-area calculations. |
| AED-USD Peg Rate | Official currency peg maintained by the UAE Central Bank since 1997. | We used the standard rate of 1 USD equals 3.6725 AED for all dollar conversions. We applied this consistently throughout the article. |
| EUR-AED Market Rate | Observable foreign exchange rate from international currency markets. | We used the late-December 2025 rate of approximately 1 EUR equals 4.33 AED. We rounded euro figures to avoid implying false precision. |
| Bayut Popular Buildings Data | Building-level transaction and pricing data aggregated by the portal. | We used popular building tables within neighborhood pages to understand price variation within areas. We also used them to identify realistic examples for specific budget levels. |
| Market Practice Research | Aggregated knowledge from multiple UAE real estate professionals and industry sources. | We used it to estimate the typical 5% negotiation gap between listing and closing prices. We also used it to understand how discounts vary by property type and condition. |
| Unit Size Standards | Typical square footage ranges observed across UAE apartment and villa markets. | We used standard size assumptions for each property type to multiply price-per-square-foot into total prices. We based these on typical listings across multiple neighborhoods. |
| Renovation Cost Benchmarks | Typical contractor rates observed in the UAE construction and fit-out market. | We used these benchmarks to provide realistic renovation cost ranges in the fees table. We based estimates on light to medium refurbishment scenarios. |
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