Authored by the expert who managed and guided the team behind the United Arab Emirates Property Pack
Everything you need to know before buying real estate is included in our United Arab Emirates Property Pack
If you're curious about how much it costs to buy a home in the UAE in 2026, you're in the right place.
We've gathered the latest data on housing prices across the Emirates and broken it down in a way that's easy to understand.
This blog post is constantly updated to reflect the most recent market conditions.
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 the UAE.
Insights
- The typical UAE property sells for around AED 1,600 to 1,700 per square foot in January 2026, which means a standard 1,000 sq ft apartment costs roughly AED 1.6 to 1.7 million before fees.
- Dubai dominates the UAE housing market with approximately 75% of residential transactions being apartments, which heavily shapes the national average price figures.
- Buyers in the UAE can expect to pay 5% to 8% less than the listing price on average, though ultra-prime properties in places like Palm Jumeirah often sell at or near asking price.
- The price gap between Dubai's cheapest and most expensive neighborhoods is dramatic: International City averages AED 750 per sq ft while Palm Jumeirah can exceed AED 6,000 per sq ft.
- UAE property prices have risen roughly 85% over the past decade in nominal terms, but after adjusting for inflation, the real gain is closer to 65%.
- New homes in the UAE sell for about 10% more per square foot than comparable older properties, largely because developers bundle modern amenities and attractive payment plans.
- Total buying costs in the UAE typically add 6% to 9% on top of the purchase price, mainly due to the 4% transfer fee that is standard practice in Dubai.
- The entry point for UAE property ownership starts around AED 650,000 to 800,000 (roughly $180,000 to $220,000), which gets you a studio or compact one-bedroom in value districts.
What is the average housing price in the UAE in 2026?
The median housing price is more useful than the average in the UAE because luxury villas and high-end apartments in areas like Palm Jumeirah pull the average significantly higher, making the median a better reflection of what most buyers actually pay.
We are writing this as of January 2026, using the latest data collected from authoritative sources including Property Monitor, Cavendish Maxwell, and Knight Frank, all of which we manually verified.
The median housing price in the UAE in 2026 is approximately AED 1.45 million ($395,000 or €337,000), while the average housing price sits higher at around AED 2.05 million ($558,000 or €477,000). This gap exists because expensive villas and premium apartments push the average up beyond what a typical buyer would spend.
About 80% of residential properties in the UAE market in 2026 fall within a price range of AED 750,000 to AED 4.5 million ($204,000 to $1.23 million or €175,000 to €1.05 million).
A realistic entry-level budget in the UAE in 2026 is AED 650,000 to 800,000 ($177,000 to $218,000 or €151,000 to €186,000), which gets you an existing studio or compact one-bedroom apartment of 350 to 550 sq ft in value districts like International City in Dubai.
Typical luxury properties in the UAE in 2026 range from AED 20 million to 50 million ($5.45 million to $13.6 million or €4.65 million to €11.6 million), and at this level you can expect a villa of 5,000 to 7,000 sq ft on Palm Jumeirah with prime waterfront access or in a high-end gated community.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the UAE.
Are the UAE property listing prices close to the actual sale price in 2026?
In the UAE in 2026, closed property prices are typically 5% to 8% below the initial listing price on average.
This discount happens because sellers often anchor their asking price high after years of strong market growth and positive headlines, while buyers in mid-market areas have plenty of comparable listings and new developments to use as negotiating leverage. However, in truly scarce ultra-prime locations like beachfront Palm Jumeirah villas, the discount shrinks to just 0% to 3% because demand outstrips supply.
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What is the price per sq m or per sq ft for properties in the UAE in 2026?
As of January 2026, the median housing price in the UAE is around AED 1,600 per sq ft ($436 or €372) and AED 17,222 per sqm ($4,690 or €4,006), while the average sits slightly higher at AED 1,700 per sq ft ($463 or €396) and AED 18,299 per sqm ($4,983 or €4,257). People in the UAE typically quote prices per square foot rather than per square meter.
Properties with waterfront views and prime locations like Palm Jumeirah or Downtown Dubai command the highest price per sq ft in the UAE in 2026 (often AED 3,000 to 6,000+), while properties in outer districts with longer commutes and older buildings like International City have the lowest (around AED 750 to 1,050).
In the UAE in 2026, you would find the highest prices per sq ft in neighborhoods like Palm Jumeirah (AED 3,000 to 6,000+) and Downtown Dubai (AED 2,000 to 4,000), where landmark views and waterfront access create strong demand. The lowest prices per sq ft are found in value districts like International City (AED 750 to 1,050) and Dubai South (AED 800 to 1,100).
How have property prices evolved in the UAE?
Compared to one year ago (January 2025), UAE property prices have risen by approximately 12% in nominal terms, or about 10% when adjusted for inflation. This growth was driven by sustained population inflows, strong expat demand, and developers offering attractive payment plans that kept transaction volumes high.
Looking back ten years to 2016, UAE property prices have increased by roughly 85% in nominal terms, or about 65% in real (inflation-adjusted) terms. This long-term surge reflects a fundamental market shift fueled by visa reforms, lifestyle-driven demand, and global capital seeking safe-haven assets in the Emirates.
By the way, we've written a blog article detailing the latest updates on property price variations in the UAE.
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 the UAE.
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.
How do prices vary by housing type in the UAE in 2026?
In the UAE housing market in 2026, approximately 75% of properties are apartments, 15% are townhouses, and 10% are villas, because Dubai (which dominates UAE transactions) has focused heavily on apartment developments over the past decade.
Here are the average prices by property type in the UAE as of January 2026: studios average around AED 750,000 ($204,000 or €175,000), one-bedroom apartments around AED 1.15 million ($313,000 or €268,000), two-bedroom apartments around AED 1.85 million ($504,000 or €431,000), and three-bedroom apartments around AED 2.9 million ($790,000 or €675,000). For larger properties, three-bedroom townhouses average AED 3.2 million ($871,000 or €745,000) and four-bedroom villas average AED 6.5 million ($1.77 million or €1.51 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in the UAE?
- How much should you pay for a house in the UAE?
- How much should you pay for lands in the UAE?
How do property prices compare between existing and new homes in the UAE in 2026?
In the UAE in 2026, new or nearly-new homes sell for approximately 10% more per square foot than comparable older properties in the same location.
This premium exists because new homes come with modern layouts, better amenities (pools, gyms, smart-home features), and often include developer payment plans that make the higher sticker price more accessible to buyers.
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How do property prices vary by neighborhood in the UAE in 2026?
Dubai Marina is one of the most popular neighborhoods for expats in the UAE, offering mostly one to three-bedroom apartments with beach proximity and a walkable lifestyle. Prices in Dubai Marina in January 2026 range from AED 1.6 million to 5 million ($436,000 to $1.36 million or €373,000 to €1.16 million), reflecting the area's strong demand from international residents.
Downtown Dubai attracts buyers who want to live near iconic landmarks like the Burj Khalifa, with mostly apartment options in high-rise towers. Prices here in January 2026 range from AED 2.2 million to 9.5 million ($599,000 to $2.59 million or €512,000 to €2.21 million), commanding a premium for central location and landmark views.
Saadiyat Island in Abu Dhabi offers a mix of upscale apartments and villas near the cultural district and beaches, appealing to families and professionals seeking a quieter pace than Dubai. Prices on Saadiyat Island in January 2026 range from AED 2.5 million to 8 million ($681,000 to $2.18 million or €582,000 to €1.86 million).
You will find a much more detailed analysis by areas in our property pack about the UAE. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range (AED / $) | Avg per sqm (AED / $) | Avg per sqft (AED / $) |
|---|---|---|---|---|
| International City (Dubai) | Budget / Value | 550k-900k / $150k-$245k | 12k-16k / $3,300-$4,400 | 750-1,050 / $204-$286 |
| Dubai South | Budget / Emerging | 600k-1M / $163k-$272k | 13k-17k / $3,500-$4,600 | 800-1,100 / $218-$299 |
| JVC (Dubai) | Popular / Mid-market | 850k-1.8M / $231k-$490k | 16k-22k / $4,400-$6,000 | 1,050-1,450 / $286-$395 |
| Al Furjan (Dubai) | Family / Villas | 1.2M-4.5M / $327k-$1.23M | 18k-26k / $4,900-$7,100 | 1,200-1,700 / $327-$463 |
| JLT (Dubai) | Commute / Lakeside | 1.1M-2.4M / $299k-$654k | 19k-27k / $5,200-$7,400 | 1,250-1,800 / $340-$490 |
| Business Bay (Dubai) | Commute / Central | 1.3M-3.2M / $354k-$871k | 22k-32k / $6,000-$8,700 | 1,450-2,100 / $395-$572 |
| Dubai Marina | Expat / Lifestyle | 1.6M-5M / $436k-$1.36M | 24k-38k / $6,500-$10,300 | 1,600-2,600 / $436-$708 |
| Dubai Hills Estate | Family / Premium | 2.2M-9M / $599k-$2.45M | 24k-40k / $6,500-$10,900 | 1,600-2,800 / $436-$763 |
| Downtown Dubai | Prime / Landmark | 2.2M-9.5M / $599k-$2.59M | 28k-55k / $7,600-$15,000 | 2,000-4,000 / $545-$1,089 |
| Palm Jumeirah (Dubai) | Luxury / Waterfront | 3.5M-50M / $953k-$13.6M | 40k-85k+ / $10,900-$23,100+ | 3,000-6,000+ / $817-$1,634+ |
| Al Reem Island (Abu Dhabi) | Expat / Apartment Hub | 1.1M-3.5M / $299k-$953k | 16k-26k / $4,400-$7,100 | 1,050-1,700 / $286-$463 |
| Yas Island (Abu Dhabi) | Family / Lifestyle | 1.6M-6M / $436k-$1.63M | 18k-30k / $4,900-$8,200 | 1,200-2,000 / $327-$545 |
How much more do you pay for properties in the UAE when you include renovation work, taxes, and fees?
When buying property in the UAE in 2026, expect to pay an additional 6% to 9% on top of the purchase price for fees, taxes, and administrative costs (before any renovation work).
If you buy a property for around $200,000 (AED 735,000) in the UAE, you would typically pay an additional AED 50,000 to 65,000 ($13,600 to $17,700) in transfer fees, broker commissions, and admin costs. This brings your total outlay to approximately AED 785,000 to 800,000 ($214,000 to $218,000).
For a $500,000 property (AED 1.84 million) in the UAE, the additional costs would be around AED 130,000 to 165,000 ($35,000 to $45,000), bringing your total to approximately AED 1.97 million to 2 million ($536,000 to $545,000).
If you purchase a $1,000,000 property (AED 3.67 million) in the UAE, expect additional costs of AED 260,000 to 330,000 ($71,000 to $90,000), plus renovation costs if needed (AED 120,000 to 700,000 depending on scope), bringing your potential total to AED 3.93 million to 4.7 million ($1.07 million to $1.28 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in the UAE.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the UAE
| Expense | Category | Estimated Cost (AED / $) |
|---|---|---|
| Transfer/Registration Fee | Government | Approximately 4% of the purchase price. This is the main government fee collected by the Dubai Land Department (or equivalent in other emirates) when ownership transfers. |
| Broker Commission | Transaction | Approximately 2% of the purchase price. This fee goes to the real estate agent who facilitated the sale, and is standard market practice in the UAE. |
| Mortgage Registration | Financing | Around 0.25% of the loan amount plus small admin fees (AED 500-1,000 / $136-$272). This only applies if you are financing your purchase with a mortgage. |
| Trustee/Admin Fees | Administrative | AED 2,000-6,000 ($545-$1,634). These cover the administrative processing of your transaction through the registration office. |
| Developer NOC (Resale) | Administrative | AED 500-5,000 ($136-$1,362). Required for resale properties to confirm no outstanding service charges or disputes with the original developer. |
| Cosmetic Renovation | Renovation | AED 30,000-120,000 ($8,200-$33,000). Covers painting, minor fixture updates, and basic refreshes without structural changes. |
| Medium Renovation | Renovation | AED 120,000-350,000 ($33,000-$95,000). Includes kitchen and bathroom updates, flooring replacement, and moderate upgrades throughout the property. |
| Full Renovation | Renovation | AED 350,000-1.2 million ($95,000-$327,000). Comprehensive gut renovation including layout changes, premium finishes, and complete modernization of all systems. |
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 the UAE in 2026 with different budgets?
With $100,000 (AED 367,000), there is very limited availability in the UAE's mainstream freehold residential market as of January 2026. This budget is generally below the entry point for Dubai and Abu Dhabi, and you would only find rare distressed sales or micro-units under 300 sq ft in far-edge locations.
With $200,000 (AED 735,000), you can buy a studio apartment of 400-500 sq ft in International City (Dubai, existing), a studio of 380-450 sq ft in Dubai South (existing), or a compact one-bedroom of 550-650 sq ft in JVC's edge areas if you find a good deal.
With $300,000 (AED 1.1 million), you can purchase a one-bedroom apartment of 700-800 sq ft in JVC (Dubai, existing), a one-bedroom of 650-750 sq ft in JLT (Dubai, existing older tower), or a large studio to compact one-bedroom of 600-750 sq ft in Al Furjan (Dubai, existing).
With $500,000 (AED 1.84 million), you can buy a two-bedroom apartment of 1,050-1,200 sq ft in JVC (Dubai, existing), a two-bedroom of 1,000-1,150 sq ft in Business Bay (Dubai, existing, non-waterfront), or a two-bedroom of 1,050-1,250 sq ft on Al Reem Island (Abu Dhabi, existing).
With $1,000,000 (AED 3.67 million), you can purchase a three-bedroom apartment of 1,700-2,100 sq ft in Dubai Marina (existing), a three-bedroom townhouse of 2,000-2,300 sq ft in Al Furjan or nearby family areas (Dubai, existing), or a premium two-bedroom of 1,300-1,700 sq ft on Saadiyat Island (Abu Dhabi, existing).
With $2,000,000 (AED 7.35 million), you can buy a four-bedroom villa of 3,800-4,800 sq ft in Dubai Hills Estate (existing or upgraded), a high-floor three-bedroom apartment of 2,200-3,000 sq ft in Downtown Dubai (existing, with view premium), or a large villa of 4,500-6,000 sq ft on Saadiyat or Yas Island (Abu Dhabi, existing premium).
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in the UAE.
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 the UAE, 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 |
|---|---|---|
| Property Monitor | Long-running UAE property analytics firm with a clearly documented, transaction-based index methodology. | We used it for transaction-anchored price per sq ft data close to January 2026. We then translated this into total home prices using realistic unit-size assumptions. |
| Cavendish Maxwell | Major regional valuation and research consultancy that cites underlying market data sources. | We used it to anchor year-on-year price changes and multi-period trends in AED per sq ft. We also relied on their market mix data for apartments vs villas to shape UAE-wide estimates. |
| Knight Frank | Globally recognized real estate consultancy with consistent methods and frequent market publications. | We used it as a cross-check on citywide Dubai pricing and segment spreads between villas and apartments. We triangulated this with Property Monitor to avoid relying on a single methodology. |
| REIDIN | Producer of UAE residential price indices provided to the BIS via the Central Bank, making it highly verifiable. | We used it to cross-validate the direction and pace of price changes in Dubai and Abu Dhabi. We also used it to support our one-year and longer-run comparisons. |
| Bank for International Settlements (BIS) | Main international hub for comparable property price statistics across countries. | We used it to justify why we lean on index-based triangulation since UAE price levels vary by unit mix. We also used it to keep our real vs nominal framing consistent with international practice. |
| UAE Central Bank (CBUAE) | The central bank is the highest-authority source for macro conditions and the USD peg context. | We used it to explain why USD conversions are unusually stable due to the AED peg. We also used it to anchor inflation expectations for real price comparisons. |
| CBUAE Quarterly Economic Review | Official central bank publication with detailed economic outlook and inflation projections. | We used it to estimate inflation rates around 2026 for calculating real (inflation-adjusted) price changes. We also referenced it for mortgage rate context. |
| Federal Competitiveness and Statistics Centre | UAE's official federal statistics platform for CPI and inflation data. | We used it as the official reference for inflation adjustment logic. We paired it with the CBUAE outlook for a practical January 2026 viewpoint. |
| European Central Bank (ECB) | Official ECB dataset page for EUR/USD exchange rates. | We used it to convert AED into EUR using the latest available late-2025 reference rate as a proxy for January 2026. We kept the math transparent so readers can redo conversions if rates move. |
| Financial Times | Respected international business publication with in-depth UAE property market coverage. | We referenced it for context on seller pricing behavior and the market rally. We also used it to explain long-term market drivers like visa reforms. |
| Engel & Völkers | Established real estate brokerage with detailed guides on Dubai Land Department fees. | We used it to compile the fee structure table for buyer costs. We verified their figures against current market practice. |
| UAE Federal Tax Authority | Official government source for VAT treatment on real estate transactions. | We used it as the reference point for VAT logic on residential real estate. We ensured our fee estimates align with official tax guidance. |
| Knight Frank Q2 2025 Report | Quarterly market review from a globally recognized consultancy with detailed segment analysis. | We used it to supplement the Q1 data with mid-year trends. We cross-referenced pricing by neighborhood and property type. |
| REIDIN April 2025 Report | Monthly index report from the producer of official UAE residential price indices. | We used it to track mid-year price movements. We compared it with later reports to confirm trend direction. |
| Property Monitor Dynamic Price Index | Transaction-anchored index with documented methodology updated regularly. | We used it as our primary source for the typical price per sq ft. We monitored it for the most recent late-2025 releases. |
| Property Monitor Monthly Reports | Regular market reports with transaction volume and pricing data. | We reviewed multiple months of reports to identify pricing consistency. We used the October 2025 report as our closest-to-date reference. |
| ECB Exchange Rate Dataset | Official European Central Bank dataset with daily reference rates. | We pulled the latest available late-2025 EUR/USD rate for our conversions. We documented the rate used so readers can adjust if needed. |
| Dubai Land Department (via brokerages) | Government authority that records all property transactions in Dubai. | We referenced DLD fee structures through brokerage guides. We verified the standard 4% transfer fee is current practice. |
| Abu Dhabi Department of Municipalities (indirect) | Government authority overseeing property registration in Abu Dhabi. | We used Abu Dhabi pricing data from REIDIN reports which source from official registrations. We compared Abu Dhabi and Dubai markets. |
| Local contractor market rates | Current quotes from renovation contractors operating in Dubai. | We used these to estimate renovation cost ranges for our all-in pricing calculations. We provided low, medium, and high renovation scenarios. |
| Standard conversion ratios | Mathematical constants for unit conversions. | We used 1 sqm = 10.764 sqft for area conversions. We used 1 USD = 3.6725 AED (peg) and 1 EUR = 1.17 USD for currency. |
| Market practice verification | Cross-checking with active real estate professionals. | We verified that broker commissions, NOC fees, and admin costs reflect current market practice. We adjusted our estimates based on professional feedback. |
| Historical price analysis | Ten-year lookback using multiple index sources. | We calculated the 2016-2026 price change using index data from REIDIN and Property Monitor. We adjusted for inflation using FCSC and CBUAE data. |
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