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SUMMARY
Burj Khalifa apartment prices are falling fastest in ordinary one- and two-bedroom units because those apartments now face weaker rents, high ownership costs and far more competition from newer luxury buildings.
The tower-wide numbers are much calmer than the headlines suggest. Burj Khalifa's overall price per square foot is still slightly above a year ago, so this is a segmented correction rather than a building-wide crash.
The scary 11% decline sometimes quoted for Burj Khalifa mostly reflects a change in what happened to sell. Average transaction value can swing sharply when a small sample contains fewer giant residences and more normal one-bedroom apartments.
The pressure makes more sense in context. Burj Khalifa appreciated heavily through the post-pandemic boom, and standard apartments became expensive enough that buyers can now push back without needing a distressed market to appear.
Downtown Dubai has cooled too, but the bigger change is competition. Buyers who once had few true substitutes can now compare Burj Khalifa with Opera Grand, Il Primo, Address Residences Dubai Opera, Sky View and other newer prime products.
High service charges are becoming a real valuation problem. A one-bedroom can absorb close to AED 60,000 a year in service and cooling costs, which is much harder to ignore when capital appreciation slows and rents soften.
The rental market is reinforcing the sales correction. One-bedroom rents are down about 8% year on year and nearly 11% over six months, so investors are seeing weaker income at the same time as ownership costs remain high.
The tower is increasingly splitting into two markets. Standard investment apartments have many substitutes, while rare high-floor, fountain-view, renovated and branded residences still benefit from genuine scarcity.
Burj Khalifa's age matters mostly inside the apartments, not in the building's global brand. Untouched 2010-era interiors now compete directly with much newer luxury kitchens, bathrooms, layouts and finishes a few minutes away.
Burj Khalifa is not obviously cheap yet at roughly AED 3,500 per square foot building-wide, but individual deals below AED 2,500 to AED 2,600 per square foot are starting to make the building more interesting apartment by apartment.
The clearest conclusion is that Burj Khalifa has not lost its prestige. It has lost the old assumption that every apartment inside the tower deserves the same scarcity premium, and that is why ordinary units are taking most of the correction.
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Are Burj Khalifa apartment prices actually falling fast?
Burj Khalifa apartment prices are weakening today, but the drop is concentrated in ordinary one- and two-bedroom apartments rather than across the whole tower.
The latest Bayut transaction-linked index puts Burj Khalifa apartments at about AED 3,527 per square foot, still 1.1% above the level 12 months earlier. That figure alone clearly does not describe a crash.
The picture changes when we break the tower down by apartment size. One-bedroom prices are down about 4.5% over six months and 2.3% over 12 months. Two-bedroom units have fallen roughly 2.3% over six months and 1.2% over a year. Three-bedroom prices are almost flat, while four-bedroom apartments are still slightly higher.
Recent Dubai Land Department transactions show the same divide. A two-bedroom apartment sold for about AED 2,079 per square foot, another for AED 2,587 and a one-bedroom for AED 2,394. Yet other two-bedroom deals have cleared around AED 3,000 per square foot, and larger residences can trade much higher.
So when people say Burj Khalifa prices are “falling fast,” they are usually picking up a real decline in standard apartments and then applying it too broadly. The correction is real. The whole building is not moving at the same speed.
| Burj Khalifa segment | Current price | 6-month change | 12-month change | What is happening now |
|---|---|---|---|---|
| All apartments | ~AED 3,527/sq ft | Roughly flat | +1.1% | Building-wide prices remain stable |
| 1 bedroom | ~AED 3,135/sq ft | -4.5% | -2.3% | Clear correction |
| 2 bedroom | ~AED 3,391/sq ft | -2.3% | -1.2% | Mild correction |
| 3 bedroom | ~AED 3,862/sq ft | +0.9% | -1.0% | Mostly stable |
| 4 bedroom | ~AED 7,535/sq ft | +2.3% | +0.5% | Scarce large units remain resilient |
Why do Burj Khalifa price statistics sometimes show an 11% drop?
Burj Khalifa's reported price drops can look much worse than the underlying market because the mix of apartments sold changes dramatically from one period to another.
Bayut currently says the average apartment transaction price in Burj Khalifa has fallen roughly 11% over six months. At first glance, that sounds serious.
But the tower's price per square foot has barely moved over the same broad period. The two numbers can coexist because average selling price measures what happened to sell, rather than what the same apartment would sell for now.
Burj Khalifa makes this problem unusually large. A normal one-bedroom can sell around AED 3 million, while a huge four-bedroom residence can trade above AED 20 million. If a period contains fewer giant apartments and more smaller units, the average transaction value can plunge even without a comparable fall in property values.
Recent deals make the point. One four-bedroom apartment sold for more than AED 24 million, while one-bedroom transactions have been recorded near AED 2.5 million to AED 3.2 million. Removing one or two large deals from a small sample can shift the average substantially.
The useful numbers here are price per square foot by apartment type and, where possible, repeated transactions for similar layouts. Those measures currently show a low-single-digit correction in standard units, rather than an 11% collapse across Burj Khalifa.
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Did Burj Khalifa apartment prices simply get too expensive?
Yes. Burj Khalifa entered today's slowdown after years of strong price growth, which left ordinary apartments much more exposed once buyers became selective.
Knight Frank put average residential values in the tower close to AED 2,100 per square foot in 2021 after a 23% jump that year. By the end of 2024, it estimated Burj Khalifa at roughly AED 3,000 per square foot.
That works out to an increase of around 43% from the 2021 level.
The tower also gained another 12.9% during 2024 according to Knight Frank. Burj Khalifa was therefore still participating strongly in Dubai's post-pandemic property boom long after the first rebound had passed.
Today's Bayut index remains around AED 3,527 per square foot, versus roughly AED 3,386 two years earlier. Even after the recent weakness in smaller units, the tower has kept most of its earlier gains.
That history explains why sellers can cut prices now without creating a distressed market. Some of the valuation built up during the boom is simply being tested again.
| Period | Approximate Burj Khalifa value | Change | What it shows |
|---|---|---|---|
| 2021 | ~AED 2,100/sq ft | +23% that year | Strong rebound |
| End-2024 | ~AED 3,000/sq ft | +12.9% in 2024 | Boom continued |
| Two years ago | ~AED 3,386/sq ft | — | Prices already elevated |
| Currently | ~AED 3,527/sq ft | ~+4% vs two years ago | Recent correction has erased little of the earlier gain |
Is Burj Khalifa falling because Downtown Dubai has cooled?
Partly. Downtown Dubai itself has slowed sharply compared with the strongest parts of Dubai's prime market, so Burj Khalifa is facing weaker momentum around it too.
Bayut currently puts Downtown apartment prices at roughly AED 3,354 per square foot, only around 0.6% higher over 12 months. One-bedroom apartments have fallen about 3.2% year on year, while two-bedroom units are roughly flat to slightly lower.
Knight Frank also found a widening gap between prime areas. In an earlier 2026 snapshot, Downtown apartment values were rising far more slowly than Palm Jumeirah, Emirates Hills and DIFC.
Buyers have not stopped paying for expensive Dubai homes. They are just choosing between prime locations much more aggressively.
Burj Khalifa therefore has two problems at once. Downtown no longer has the same upward momentum it enjoyed earlier in the cycle, while the tower itself faces competition that barely existed when it opened.
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Are newer Downtown towers stealing Burj Khalifa buyers?
Yes. Burj Khalifa now competes with a generation of newer luxury towers that can offer better interiors, newer systems and the same Downtown lifestyle.
That competitive shift is much bigger than it looks.
When Burj Khalifa opened in 2010, wealthy buyers had very few genuine substitutes. Today they can choose Opera Grand, Grande, Il Primo, Address Residences Dubai Opera, Burj Vista, Forte and several newer branded projects within the same general area.
Some of those buildings now cost more per square foot.
Opera Grand's recent index has been around AED 4,000 per square foot, above Burj Khalifa's building-wide level. Large residences in newer Address projects can move beyond AED 5,000 or AED 6,000 per square foot.
A buyer can therefore spend millions on a newer apartment, get contemporary finishes and still wake up looking directly at Burj Khalifa.
That changes the economics of the famous address. Fifteen years ago, owning inside the tower gave buyers something almost impossible to replicate. These days, many of the lifestyle benefits can be bought elsewhere.
Has Burj Khalifa lost its luxury premium?
Burj Khalifa still commands a huge luxury premium, but buyers no longer give every apartment inside the tower the same prestige premium.
Knight Frank calculated an average Burj Khalifa value of roughly AED 3,000 per square foot at the end of 2024, compared with around AED 1,680 across Dubai. That put the tower roughly 79% above the city-wide average.
Burj Khalifa clearly remains expensive.
The tougher comparison now is against other luxury properties rather than against Dubai as a whole. A buyer spending AED 5 million, AED 10 million or AED 20 million can look at new Downtown towers, DIFC branded residences, Palm Jumeirah or other prime waterfront projects.
Against that group, an ordinary Burj Khalifa apartment no longer looks uniquely prestigious just because of the building name.
The units that still create real scarcity are easier to identify: very high floors, exceptional fountain views, rare layouts, heavily renovated homes and Armani-branded residences.
The market is becoming much less generous toward everything else.
| Property | Recent indicative level | Positioning | What buyers are comparing |
|---|---|---|---|
| Burj Khalifa | ~AED 3,527/sq ft | Iconic, completed 2010 | Global address, older interiors |
| Opera Grand | ~AED 4,000/sq ft | Newer Downtown luxury | Modern product near Dubai Opera |
| Address Residence Sky View, large units | ~AED 5,500+/sq ft | Branded luxury | Hotel services and newer finish |
| Address Residences Dubai Opera, large units | ~AED 6,000+/sq ft | New branded luxury | Direct Downtown competitor |
| Il Primo, large units | ~AED 5,000+/sq ft | Ultra-prime Opera District | Large newer trophy residences |
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Are Burj Khalifa service charges hurting apartment prices?
Yes. Burj Khalifa's high annual ownership costs are becoming harder to ignore now that buyers can no longer assume double-digit capital gains will cover them.
Dubai Land Department's Mollak system shows why investors focus so heavily on this cost.
A standard Burj Khalifa apartment can face core service charges around AED 52 per square foot, with cooling pushing the figure higher. Depending on exactly which charges are included, market calculations can reach well above AED 55 per square foot.
Take a roughly 1,090-square-foot one-bedroom apartment. Annual service and cooling costs can come close to AED 60,000.
That is a serious expense on a property worth around AED 3 million.
During the boom, an owner gaining hundreds of thousands of dirhams a year on paper could tolerate a heavy service-charge bill. In a flat or falling market, the same bill is impossible to miss.
This is especially painful because newer Downtown buildings compete for the same tenants and buyers. If two apartments produce similar rent but one costs tens of thousands more each year to own, the cheaper building can support a higher purchase price relative to rent.
Do Burj Khalifa rental yields still make sense?
Burj Khalifa rental yields look respectable before costs, but ordinary apartments become far less attractive once service charges are included.
Bayut currently puts the building's advertised investment return around the mid-5% range. A typical one-bedroom can produce a similar gross calculation.
Suppose an apartment costs about AED 3.1 million and rents for roughly AED 184,000 a year. That gives a gross yield close to 6%.
Subtract around AED 60,000 for service and cooling charges and the income falls toward AED 124,000 before management, vacancy, maintenance or furnishing.
The return on the purchase price is then closer to 4%.
That gap matters much more today than it did when Burj Khalifa prices were rising rapidly. Investors are paying closer attention to what remains after costs because appreciation is no longer guaranteed to rescue a weak rental return.
The famous address can justify some yield sacrifice. It becomes harder to justify when a newer luxury apartment nearby offers a similar tenant profile with a cleaner cost structure.
| One-bedroom Burj Khalifa example | Approximate amount |
|---|---|
| Purchase price | AED 3.1M |
| Annual rent | AED 184,000 |
| Gross yield | ~6.0% |
| Service charges and cooling | ~AED 60,000 |
| Income after those charges | ~AED 124,000 |
| Yield after those charges | ~4.0% |
| Costs still excluded | Vacancy, management, repairs, furnishing, financing |
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Are Burj Khalifa rents falling too?
Yes, especially for smaller apartments, and that is making the sales correction harder to dismiss.
Bayut's latest rental index puts Burj Khalifa overall around AED 193 per square foot annually, still roughly 4% higher than 12 months earlier.
Again, the building-wide number hides the useful part.
One-bedroom rents are down about 8% year on year and nearly 11% over six months. Two-bedroom rents have fallen roughly 7% over six months. Three-bedroom rents, by contrast, remain higher than a year earlier.
The same apartments weakening in the sales market are therefore also losing rental momentum.
For an investor buying a one-bedroom, that combination is awkward. The rent is falling, the service charge remains high and newer alternatives keep appearing nearby. The obvious response is to demand a lower purchase price.
As seen above, larger Burj Khalifa residences are holding up better on the sales side too. It increasingly looks like one market split rather than two unrelated trends.
| Burj Khalifa rental segment | Current rent/sq ft | 6-month change | 12-month change |
|---|---|---|---|
| All apartments | ~AED 193 | Down modestly | +4.1% |
| Studio | ~AED 195 | -1.0% | -11.2% |
| 1 bedroom | ~AED 167 | -10.7% | -8.0% |
| 2 bedroom | ~AED 181 | -7.3% | -1.9% |
| 3 bedroom | ~AED 223 | -2.1% | +3.7% |
| 4 bedroom | ~AED 254 | Flat | -1.7% |
Is Burj Khalifa simply getting old?
Burj Khalifa's age is starting to hurt standard apartments because luxury buyers can now compare a 2010 interior with homes delivered only a few years ago.
The building itself is obviously still extraordinary. The problem sits inside individual apartments.
Luxury design moves quickly. Kitchens, bathrooms, lighting, floor finishes and layouts that felt cutting-edge when Burj Khalifa opened can now look dated next to newer Downtown developments.
A renovated Burj Khalifa apartment can overcome much of that problem. An untouched one cannot.
The tower is also an unusually complicated building to maintain. It has more than 160 floors and hundreds of residences inside one of the most technically ambitious structures ever built. High operating costs are hardly surprising.
None of that makes Burj Khalifa obsolete. Famous buildings can remain desirable for decades.
But a landmark address does not freeze the interior of an apartment in time. Buyers now make a much bigger distinction between “Burj Khalifa” and “a good apartment inside Burj Khalifa.”
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Why are Burj Khalifa one-bedroom apartments falling more than the big units?
One-bedroom and two-bedroom Burj Khalifa apartments are falling more because buyers treat them much more like investments, while the rarest large residences attract buyers who care less about yield.
The numbers line up closely with that idea.
One-bedroom sale prices are down around 4.5% over six months. Two-bedroom prices are down roughly 2.3%. Three-bedroom apartments are close to flat. Four-bedroom values remain slightly higher.
The rental market follows a similar pattern.
A buyer considering a one-bedroom apartment will usually compare rent, service charges, purchase price and resale potential with dozens of alternatives in Downtown, Business Bay or DIFC.
Someone buying a spectacular four-bedroom residence 100 floors above Dubai may be making a very different decision. The view, floor, layout, privacy and rarity can carry more weight than an extra percentage point of rental yield.
Knight Frank has previously recorded five-bedroom branded residences selling around AED 44 million and exceptional units approaching AED 5,000 per square foot.
That end of the market has few true substitutes. Standard one-bedroom apartments have many.
Is Dubai building too many luxury apartments for Burj Khalifa to keep rising?
Dubai is adding enough new luxury supply to put pressure on Burj Khalifa, although a city-wide oversupply story is still too simple.
Emaar Development's market data counted more than 167,000 residential units launched across Dubai during 2025, up from just over 145,000 the previous year. Apartments represented the overwhelming majority.
Knight Frank has also mapped roughly 350,000 potential residential completions through 2030, although Dubai developers historically deliver fewer homes on schedule than the pipeline suggests.
The relevant competition for Burj Khalifa is much smaller than that headline number.
Someone shopping for a AED 5 million Burj Khalifa apartment is not comparing it with every new studio in Dubailand. The real competition comes from high-end Downtown projects, DIFC, Palm Jumeirah and newer branded residences.
That premium pool has expanded enormously.
The latest market reviews are also starting to show softer transaction activity and more supply entering the wider Dubai residential market. Buyers should become more demanding when they have more choices.
Burj Khalifa can still win that comparison. It just cannot win automatically anymore.
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Are buyers actually walking away from Burj Khalifa?
No. Burj Khalifa still finds buyers, but they are negotiating much harder on ordinary apartments.
Knight Frank recorded AED 467 million of residential sales in the tower during 2024 despite fewer homes being available for sale than the year before.
Bayut currently counts about 125 apartment transactions over the latest 12 months. That is meaningful liquidity for a single luxury tower.
The latest DLD-linked records also show deals continuing regularly. Recent two-bedroom apartments have sold around AED 2,079, AED 2,587, AED 2,829, AED 3,009 and AED 3,083 per square foot.
That spread is revealing.
Buyers are clearly still interested in Burj Khalifa. They simply refuse to treat every floor, view, layout and condition as interchangeable.
Low transaction volumes can also make short-term averages look dramatic. Burj Khalifa contains fewer than 600 condominium units, so one very large sale can move the building's average much more than it would in a huge community.
The direction of the correction is credible. Some of the scary-looking percentages are much less useful.
Do high floors and fountain views still protect Burj Khalifa prices?
Yes. The best Burj Khalifa apartments currently hold their value much better because floor, view, layout and renovation quality create huge differences inside the same building.
Recent transactions show just how wide that range has become.
Two apartments with the same bedroom count can differ by millions of dirhams. One two-bedroom can trade close to AED 2,100 per square foot while another clears AED 3,000 or more.
Current asking prices show an even wider spread.
The explanation is fairly intuitive once we look inside the tower. Some apartments face the Dubai Fountain directly. Others have city, sea or partial views. Some sit on exceptional floors. Some have awkward layouts. Some have been completely redesigned, while others still look much like they did a decade ago.
This is why a single “Burj Khalifa price per square foot” becomes less useful at the top end.
A mediocre apartment inside Burj Khalifa can lose buyers to dozens of newer luxury homes.
A spectacular high-floor residence with one of the tower's best views is much harder to replace.
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Are Burj Khalifa apartments cheap enough to buy now?
Burj Khalifa apartments are cheaper than the recent hype suggests, but the average unit still does not look cheap enough for us to call the whole tower a bargain.
The building-wide index remains around AED 3,500 per square foot. Typical one-bedroom transactions still sit around AED 3 million, while two-bedroom apartments can easily cost AED 5 million to AED 7 million or more.
That is premium pricing by any Dubai standard.
The more interesting opportunities are appearing apartment by apartment.
Recent DLD records include Burj Khalifa deals below AED 2,500 or AED 2,600 per square foot. At the same time, newer luxury projects nearby can ask above AED 4,000 per square foot, with some branded residences far higher.
That creates a much more interesting comparison than “Burj Khalifa is falling.”
If a weak layout sells cheaply because it deserves to, there is no opportunity. If a strong unit with a good view and sensible layout gets dragged down by weaker sentiment toward the building, the discount starts to mean something.
Burj Khalifa looks increasingly like a market where buying the right apartment matters more than buying the right building.
Could Burj Khalifa apartment prices fall much further?
Yes, standard Burj Khalifa apartments could fall further if weaker rents, more luxury supply and motivated sellers begin reinforcing one another.
We can already see two parts of that setup.
Smaller-unit rents are falling, and Dubai's pipeline keeps adding newer alternatives. What we do not currently see is broad forced selling inside Burj Khalifa.
That distinction is important.
A normal correction happens when sellers gradually accept lower prices because buyers have more options. A much steeper fall usually requires owners who need to sell while demand disappears.
Dubai's future supply remains the biggest external risk. Knight Frank has identified around 350,000 potential residential completions through 2030. Actual delivery will almost certainly be lower, but the number is large enough to change buyer behaviour even before every unit is built.
If population growth slows while completions accelerate, ordinary Burj Khalifa apartments would face more pressure.
The rarest residences should remain better protected because their buyer pool is less focused on rental yield and because genuine scarcity still works in their favour.
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What would make Burj Khalifa apartment prices rise again?
Burj Khalifa apartment prices could rebound once the discount to newer Downtown luxury becomes large enough to outweigh the tower's age and high running costs.
Price is the obvious lever.
Imagine a one-bedroom apartment falling from around AED 3.3 million to AED 2.7 million or AED 2.8 million while rent stays near AED 180,000. The gross yield moves from roughly 5.5% toward 6.5%.
The service charge would still hurt, but the investment case suddenly looks very different.
Renovation can create another edge. Buying an older Burj Khalifa apartment at a discount and upgrading it to modern luxury standards gives the owner something newer competitors cannot copy: a contemporary home inside one of the world's best-known buildings.
Dubai's wider wealth inflows also remain important. If high-end demand stays strong while Burj Khalifa prices keep lagging newer projects, that relative discount becomes harder for buyers to ignore.
The best apartments would probably recover first. A broad rebound across every unit would require buyers to become much less selective again.
So why are Burj Khalifa apartment prices falling so fast?
Burj Khalifa apartment prices are correcting because ordinary units became expensive, their rental economics have weakened and newer Downtown towers now give wealthy buyers far more choice.
The headline still needs one big qualification: Burj Khalifa as a whole is not crashing.
The latest building-wide index remains slightly higher than a year ago. The pressure is concentrated in one- and two-bedroom apartments, where both sale prices and rents have softened.
The pattern makes sense once we connect the numbers.
Burj Khalifa enjoyed years of strong appreciation. Its service charges remain unusually high. Smaller-unit rents have recently weakened. The tower is more than 15 years old. Meanwhile, buyers can now choose from newer luxury and branded residences across Downtown, DIFC and other prime Dubai districts.
Those forces hit ordinary investment apartments first.
Large, high-floor and genuinely exceptional Burj Khalifa homes are behaving differently because buyers cannot replace them as easily. Their value depends much more on rarity than on whether the rental yield moves from 4% to 5%.
That is the clearest way to read the market today.
Burj Khalifa still has one of the strongest residential brands in Dubai. What it has lost is the ability to make every apartment inside the tower feel scarce.
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OUR METHODOLOGY
We approached the question as a market diagnosis rather than relying on one headline price statistic. Burj Khalifa contains very different types of apartments, so we separated building-wide averages from one-, two-, three- and four-bedroom pricing, recent transactions, rents and the behaviour of scarce high-end residences.
We gave more weight to price per square foot and comparable transactions than to changes in average transaction value. In a tower where one apartment can sell near AED 3 million and another above AED 20 million, the average selling price can move sharply simply because the mix of homes sold changes.
We then checked whether the sales data lined up with other economic pressures. Smaller-unit rents, annual service and cooling costs, historical price appreciation, the age and condition of individual apartments, and the growing number of newer luxury alternatives in Downtown all help explain why standard Burj Khalifa units are weakening faster than rare large residences.
For transaction and ownership-cost evidence, we relied on Dubai Land Department real-estate records and the official Service Charge Index and Mollak systems. For the tower's historical pricing, transaction value, premium to Dubai and exceptional high-end sales, we used Knight Frank's Burj Khalifa and Dubai residential-market research. Bayut's transaction-linked sale and rental indices were used for the most recent apartment-type and rent movements discussed above.
For competitive supply, we used Emaar's official Downtown Dubai and project pages for Opera Grand, Il Primo, Address Residences Dubai Opera, Forte, Address Sky View and Grande Signature Residences, together with Emaar Development's 2025 annual report and Knight Frank's pipeline work. The official Burj Khalifa fact sheet was used for the tower's physical and residential characteristics.
Key sources include: Dubai Land Department Real Estate Data, Dubai Land Department Service Charge Index, Mollak Service Charge Index, Knight Frank's Burj Khalifa 15th anniversary analysis, Knight Frank's Dubai Residential Market Review, Q1 2026, Knight Frank's Dubai Residential Market Review, Q4 2025, Emaar Development's 2025 Annual Report, the official Burj Khalifa fact sheet, and Emaar's Downtown Dubai overview.
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Fact-checked and reviewed by our local expert
Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
