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SUMMARY
Yes. Dubai developers are offering better deals now, but much of the improvement is happening around the headline price rather than through obvious list-price cuts.
Residential demand has cooled enough to change the balance at the sales desk. Trailing sales volumes are down about 8% and sales value about 11%, while the latest complete month sits far below the extraordinary 2025 peak.
The clearest concessions are often indirect: full or partial DLD-fee contributions, separate cash prices, service-charge waivers, furniture packages and longer payment plans. That lets developers improve the economics without publicly resetting the price of an entire project.
Payment plans have become one of the main competitive weapons. A 30/70 structure or a 0.25%–0.5% monthly plan can dramatically reduce the cash needed before handover, but it can also hide financing inside a higher purchase price.
A full 4% DLD contribution is different because its value is immediate and measurable. On a AED 2 million apartment, that is AED 80,000 kept in the buyer's account before any other concession is counted.
Competition is building before Dubai's future supply is physically completed. Developers are already fighting for deposits against hundreds of projects scheduled for the coming years, even though historical completion rates show that a meaningful share of that pipeline will arrive late.
The market is not distressed. Emaar and other large developers still have major sales backlogs, so the strongest brands can stay relatively firm while smaller developers and more crowded projects give away more.
That makes the market unusually uneven. The best leverage tends to appear in apartment districts with many similar launches, with less-established developers, on units left after the strongest stock has sold, and for buyers who can accelerate payments.
Off-plan still dominates Dubai residential sales, yet citywide data show it trading at a sizeable premium to ready property. A generous promotion can therefore be real and still leave the buyer paying too much for the underlying apartment.
The practical conclusion is to negotiate the whole deal, not the brochure price: cash price, DLD fees, payment timing, service charges and nearby resale comparables. Better developer deals are available now, but the best-looking incentive is not automatically the best-priced property.
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Has Dubai property cooled enough for developers to offer better deals?
Yes. Dubai developers currently have more reason to compete for buyers because residential sales have clearly come off their peak.
The latest Dubai Land Department-based data show that residential transactions over the past 12 months are down about 8% from the previous 12-month period, while total sales value is down roughly 11%. The slowdown becomes even clearer when we look at the latest complete month. Depending on the exact DLD classification used, Dubai recorded roughly 11,000 to 12,000 residential sales, well below the extraordinary levels reached during 2025.
Property Monitor counted 11,157 residential sales in the latest complete month, 15% fewer than the month before and 37% below the same month in 2025. That year-on-year comparison is unusually harsh because the 2025 month was the strongest August Dubai had ever recorded. Still, the longer view confirms that something has changed. DLD data covering the first eight months of the year also show residential activity well below the same period of 2025.
Prices are no longer climbing everywhere either. A mix-adjusted index built from DLD registrations recently put overall residential prices down 3.5% year-on-year, with apartments down 4.2%. Another DLD series puts current price per square foot roughly 4% below the first-quarter peak.
Dubai property is still selling at a scale that would have looked exceptional a few years ago. The difference today is that developers can no longer assume another record wave of buyers will absorb every new launch at almost any price.
| Dubai residential indicator | Latest reading | Comparison | What it tells us |
|---|---|---|---|
| Residential sales, trailing 12 months | About 184,000 | -8.3% | Demand has cooled |
| Residential sales value, trailing 12 months | About AED 496bn | -11.3% | Money flowing into purchases has fallen faster |
| Latest complete month | Roughly 11,000–12,000 sales | Sharply below 2025 peak | Buyers are becoming more selective |
| Mix-adjusted residential price index | -3.5% YoY | Apartments -4.2% | Price growth has stopped being universal |
| Off-plan share | Around 69% | Still dominant | Developers remain central to the market |
Are Dubai developers actually cutting apartment prices now?
Sometimes, but the bigger change today is in the effective price buyers pay after incentives.
Dubai developers generally prefer to protect their advertised price because a visible reduction creates problems elsewhere. Buyers from an earlier phase may complain, future phases become harder to price higher, and lower recorded prices can weaken comparable valuations across the project.
That is why many developers are giving ground indirectly.
Current developer promotions include full or partial DLD-fee contributions, cheaper cash prices, free service charges, furnishing packages and more flexible payment schedules. A live Dubai promotion tracker recently showed 12 projects from 10 developers advertising DLD-fee contributions alone. Those included offers connected with DAMAC and Sobha as well as smaller developers.
The amounts are large enough to change a purchase decision. If a developer pays the full 4% registration charge on a AED 2 million apartment, the buyer keeps AED 80,000. Add a genuine 3% cash discount and the measurable saving reaches AED 140,000 before we count any service-charge waiver.
That is a substantial concession even when the apartment still appears on the developer's price list at AED 2 million.
So there is more flexibility today than the headline prices suggest. Buyers who only ask whether the advertised square-foot rate has fallen will miss a lot of it.
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Are Dubai payment plans genuinely getting better?
Yes. Payment plans are currently one of the easiest places to see developers competing more aggressively for buyers.
Developers are offering structures such as 60/40, 50/50 and, on selected projects, 30/70. Some promotions reduce the recurring instalment to 0.5% of the purchase price per month, while selected DAMAC marketing has gone as low as 0.25%.
The difference in cash flow can be huge.
Imagine a AED 2 million apartment sold on a 30/70 schedule. Only AED 600,000 of the price needs to be funded before the final 70% payment, depending on the exact construction schedule. A more front-loaded 80/20 structure would require AED 1.6 million over the same broad period.
Danube provides a useful example because its 1%-monthly model has been part of its positioning for years. More recently, it introduced selected promotions at 0.5% per month. That does not make the apartment cheaper by itself, but it shows how developers are leaning harder on financing terms to get buyers over the line.
We should still compare the payment-plan price with the cash price. Developers can effectively charge for financing by selling the same apartment at a higher headline amount when the buyer chooses the longer schedule.
| Example payment structure | Paid earlier | Paid later | What the buyer gains |
|---|---|---|---|
| 80/20 | 80% | 20% | Limited deferral |
| 60/40 | 60% | 40% | Moderate cash-flow relief |
| 50/50 | 50% | 50% | Large balance postponed |
| 40/60 | 40% | 60% | Strong financing benefit |
| 30/70 | 30% | 70% | Very low pre-handover cash requirement |
| 0.25%–0.5% monthly | Small monthly amounts | Large remaining balance | Easier monthly affordability |
Are Dubai DLD fee waivers actually worth chasing?
Yes. A full DLD-fee contribution is one of the cleanest developer incentives because we can value it immediately.
Dubai property registration normally costs 4% of the purchase price. That means AED 40,000 on a AED 1 million property, AED 80,000 at AED 2 million and AED 200,000 at AED 5 million.
Current promotions show that these contributions have returned across enough projects to matter. A recently verified developer-deal database listed 12 Dubai projects offering some form of DLD waiver, with several advertising the full 4%. One Sobha Sanctuary promotion, for example, advertised a 4% contribution worth more than AED 228,000 on the specified townhouse.
Other projects cover only 2%, so buyers need to read the actual term rather than assuming that “DLD waiver” always means the whole fee.
A full waiver is particularly valuable because there is very little ambiguity about what the buyer saves. Furniture packages and lifestyle benefits are much harder to value. AED 80,000 of registration cost paid by the developer is AED 80,000 that remains in the buyer's account.
| Property price | 2% developer contribution | Full 4% contribution |
|---|---|---|
| AED 750,000 | AED 15,000 | AED 30,000 |
| AED 1 million | AED 20,000 | AED 40,000 |
| AED 1.5 million | AED 30,000 | AED 60,000 |
| AED 2 million | AED 40,000 | AED 80,000 |
| AED 3 million | AED 60,000 | AED 120,000 |
| AED 5 million | AED 100,000 | AED 200,000 |
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Is Dubai’s huge number of new projects forcing developers to compete harder?
Yes. The amount of off-plan inventory fighting for buyers is making sales incentives more important than they were during the hottest part of the boom.
Dubai keeps launching far more homes than it actually completes in a single year. That distinction is important because a registered pipeline does not mean every apartment will arrive on time.
But developers start competing long before the buildings are finished.
A buyer looking for a AED 1.5 million one-bedroom apartment today can compare projects across JVC, Arjan, Majan, Dubai South, Dubailand, Meydan, Business Bay and several other districts. Within some of those areas, multiple towers are launching at similar prices with similar pools, gyms and payment plans.
That forces developers to find another reason to win the booking.
Knight Frank has previously identified roughly 350,000 homes that could theoretically be delivered across Dubai by 2030. Actual completions will be lower because construction schedules regularly slip. Around 39,700 homes were completed during 2025, and Knight Frank calculated that only about 64% of scheduled supply arrived on time.
The crucial point for a buyer today is that a delayed apartment can still compete for a deposit.
Developers with five years of future inventory therefore have to sell against projects that may also be five years away. The supply pressure begins in the sales centre well before it reaches the skyline.
Are Dubai developers desperate for buyers now?
No. Dubai developers have become more flexible, but the biggest groups still have enough sales and backlog to avoid indiscriminate discounting.
Emaar shows the difference clearly. Its latest half-year figures put group property sales at AED 26.6 billion and its revenue backlog at almost AED 165 billion. Emaar Development alone had AED 127.7 billion of backlog from homes already sold but not yet recognised as revenue.
Those numbers give Emaar room to protect pricing. The developer does not need to match every 4% waiver or post-handover plan offered by a smaller competitor.
At the same time, the wider market has clearly become tougher. A recent Financial Times report described falling transaction volumes, weaker pricing and cost-cutting at some large developers as the regional shock put additional pressure on Dubai property. That fits the broader DLD data: transaction counts have fallen substantially from their peak even though major developers remain well funded.
So buyers have gained leverage without entering a distressed market.
That mix is quite useful for buyers. Developers still have enough financial strength to finish projects, while slower sales give some of them more reasons to improve the offer.
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Do smaller Dubai developers usually offer better deals than Emaar or Sobha?
Often, yes. Smaller and less established Dubai developers usually have to give buyers more financial reasons to take the extra risk.
An off-plan buyer is effectively lending money to a project that may not be delivered for several years. Brand reputation therefore has a real price.
Emaar can point to decades of deliveries, huge master communities and more than AED 100 billion of contracted future development revenue. Sobha has built its reputation around construction quality and vertical integration. DAMAC has a large international buyer base. A newer developer with one or two completed buildings cannot offer the same history.
That gap is frequently bridged with money.
We currently see lesser-known projects promoting full registration-fee coverage, free furnishings, smaller booking amounts, post-handover schedules and lower monthly instalments. Those offers are especially common when several similar apartment projects are launching in the same district.
But a bigger promotion does not automatically mean we have found a better property.
If an unknown developer offers AED 80,000 more incentives but its apartment is AED 150,000 above the going resale price, the buyer is still behind. The same applies if the project is delayed for two years or the finished quality makes resale harder.
The right comparison is the value of the concession against the extra project and developer risk being taken.
Is Dubai off-plan property getting harder to sell?
Yes, compared with the 2025 frenzy, although off-plan property still accounts for most Dubai home purchases.
The latest DLD data put off-plan at roughly 69% of residential sales over the past 12 months. Property Monitor measured it at just over 71% in the latest complete month. Other classification methods put it slightly higher because they reclassify some developer transactions that appear in title-deed records.
Whichever dataset we use, developers still account for roughly seven out of every ten home sales.
The change is happening in the volume behind that percentage.
Dubai's latest complete-month residential transactions were well below the same period in 2025, and the trailing 12-month count is now down about 8%. Developers still dominate the market, but they are taking a large share of a smaller transaction pool.
That is an uncomfortable equation for anyone launching another tower: plenty of buyers still want off-plan property, yet more projects are competing for those buyers while overall activity is cooling.
Those are the conditions in which payment plans, fee waivers and cash-price negotiations become more common.
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Is Dubai off-plan property actually cheaper than ready property now?
No. Dubai off-plan property currently carries a substantial price premium over completed homes in the citywide data.
The latest DLD-based comparison puts median off-plan pricing roughly 22% above ready residential property. Another dataset from the latest complete month recorded off-plan homes around AED 1,736 per square foot, while completed stock traded materially lower.
Some of that gap comes from mix. Brand-new apartments in Dubai Creek Harbour cannot fairly be compared with 15-year-old apartments in International City. New launches also cluster in different neighbourhoods and specification levels.
Still, a premium of that size should change how we judge developer incentives.
Suppose an off-plan apartment costs AED 1.8 million while a genuinely comparable completed unit costs AED 1.6 million. A full 4% DLD contribution saves AED 72,000 on the new apartment, bringing its measurable effective cost to AED 1.728 million. The buyer is still paying AED 128,000 more.
The payment plan could make that premium worthwhile for someone who cannot or does not want to deploy the full purchase price today. But the apartment has not suddenly become cheap.
This is one of the easiest ways to get fooled in the current Dubai market: a buyer can receive a better developer deal and still overpay for the underlying property.
| Illustrative comparison | Ready apartment | Off-plan apartment |
|---|---|---|
| Headline price | AED 1.60m | AED 1.80m |
| 4% developer DLD contribution | AED 0 | -AED 72k |
| Measurable effective price | AED 1.60m | AED 1.728m |
| Remaining premium | — | AED 128k |
| Payment flexibility | Usually lower | Usually much higher |
| Construction risk | None | Yes |
Is a 0.25% or 0.5% monthly Dubai payment plan really a bargain?
Only when the total price also makes sense. Tiny monthly payments can make an expensive Dubai apartment feel much cheaper than it really is.
Take a AED 1.5 million property marketed at 0.5% per month. The monthly instalment is AED 7,500, which sounds surprisingly manageable for a property at that price.
But 36 monthly payments at 0.5% cover only 18% of the purchase price.
The buyer still needs to know where the remaining 82% sits in the schedule. There may be a booking payment, larger construction milestones, a handover amount and another balance afterward.
A 0.25% monthly advertisement needs even more scrutiny. At that rate, three years of monthly payments cover only 9% of the purchase price before we count any separate instalments.
We should therefore ask the developer for two numbers immediately: the full payment schedule and the lowest available cash price for the same unit.
If the AED 1.5 million apartment costs AED 1.38 million for accelerated payment, part of the apparent generosity in the long payment plan is simply financing embedded in the price.
The monthly instalment tells us whether the apartment fits our cash flow. It tells us very little about whether the property is good value.
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Can cash buyers negotiate harder with Dubai developers now?
Yes. Current market conditions give cash and accelerated-payment buyers more room to ask for a second price.
Developers care about how quickly they receive money. Cash collected today can fund construction, reduce borrowing needs, secure another land parcel or improve project cash flow.
That has created a visible difference between flexible-plan pricing and accelerated-payment pricing on some projects. Promotions increasingly advertise a “cash price” separately from the standard payment-plan amount.
The savings can become meaningful very quickly.
A 5% negotiated reduction on a AED 2 million property equals AED 100,000. If the developer also agrees to cover the 4% registration fee, the combined measurable concession reaches AED 180,000.
There is no guarantee that every project will offer both. Emaar can be much firmer on a successful new phase than an independent developer trying to clear the final 20 units of a tower.
This is why the first negotiation should happen before we discuss finishes, furniture or views. We want the lowest price for accelerated payment, the best price using the advertised payment plan and the exact list of fees paid by the developer.
Once those three versions are on the table, the real cost of the financing becomes much easier to see.
Are first-time Dubai buyers getting special developer deals now?
Yes. Dubai's First-Time Home Buyer Programme has become a meaningful source of preferential developer pricing rather than a token scheme.
Dubai Land Department says the programme has now helped more than 3,200 residents buy their first home, generating over AED 5 billion of residential transactions in less than a year.
The scheme has also expanded from its original developer group to 21 participating developers.
The list includes Emaar, DAMAC, Danube, Binghatti, Ellington, Nakheel, Meraas, Majid Al Futtaim, Azizi, Dubai Properties, Wasl, Samana, Arada and several others. DLD explicitly says participating buyers can receive preferential off-plan pricing, flexible payment plans, early access to launches and tailored financing.
Earlier participating offers have included 2% discounts and waived administration fees from some developers.
Eligibility is relatively straightforward. The buyer must be a UAE resident aged at least 18, own no freehold residential property in Dubai and target a home below AED 5 million.
The scale of the programme makes it particularly interesting now. More than AED 5 billion of purchases means these preferential terms are already being used in thousands of real transactions.
| First-Time Home Buyer rule | Current position |
|---|---|
| UAE residency | Required |
| Nationality | Any nationality |
| Existing Dubai freehold home | Buyer must own none |
| Minimum age | 18 |
| Property value | Below AED 5m |
| Participating developers | 21 |
| Homes purchased through programme | 3,200+ |
| Transaction value generated | AED 5bn+ |
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Where in Dubai are developers most likely to offer better deals?
The best developer incentives currently tend to appear where buyers can easily switch from one similar project to another.
That usually means high-development apartment districts rather than truly scarce locations.
JVC, Arjan, Majan, Dubai Land Residence Complex, Dubai South and parts of Dubailand regularly appear in current promotion databases with DLD waivers, flexible payment schedules or furnished-unit offers. These areas contain many developers targeting similar one-bedroom and studio budgets.
The buyer has real alternatives there.
If one developer asks AED 1.4 million for a one-bedroom with a 60/40 payment plan, another project five minutes away may offer 50/50, pay the registration fee or sell a similar unit for AED 1.32 million. That gives the buyer something concrete to negotiate with.
Prime waterfront property behaves differently. Land on Palm Jumeirah or the most desirable stretches of Jumeirah remains genuinely difficult to reproduce. Developers selling distinctive branded residences or low-density beachfront schemes therefore have less reason to compete through a AED 40,000 fee waiver.
The gap between these two markets has become more obvious lately. Mainstream transaction volumes have cooled sharply, while Dubai continues to record very large luxury sales.
Anyone asking whether “Dubai developers” are discounting needs to look one level deeper. The answer can be very different for a one-bedroom in a crowded apartment district and a four-bedroom beachfront residence.
Will Dubai developer deals probably get even better as more homes are completed?
There is a good chance of more competition, especially in districts where several large projects finish at the same time.
Dubai has a very large construction pipeline, although we should be skeptical of any forecast that assumes every scheduled home will arrive exactly when promised.
The historical completion rate makes that clear. Dubai delivered around 39,700 homes in 2025, while Knight Frank estimated that only about 64% of scheduled supply was completed on time.
Even after delays, however, the number of homes heading toward completion is much higher than the long-term norm.
As those buildings finish, off-plan developers begin competing with another type of seller: investors who bought three or four years earlier and now want to exit.
That can become especially important in heavily supplied districts. A developer trying to sell a new one-bedroom for AED 1.5 million may find completed units from an earlier phase listed at AED 1.3 million. At that point, a pretty sales centre and a long payment plan become less persuasive.
Developers can respond by moderating launch prices, adding incentives or increasing the financing component of the deal.
We are already seeing more of the second and third responses. A deeper wave of outright price cuts would probably require completed supply to build faster than demand for a sustained period.
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How do we know whether a Dubai developer deal is actually good?
We can tell fairly quickly once every incentive is converted into dirhams and compared with real transactions nearby.
Start with the contracted price. Subtract any genuine cash discount, developer-paid DLD charge and service fees that the buyer would otherwise have paid. Furniture should be valued conservatively rather than at the developer's promotional number.
Then compare that effective price per square foot with recently registered transactions in the same project, nearby completed buildings and competing new launches.
The payment plan deserves its own calculation. Delaying AED 500,000 for three years has real value, especially when financing costs are high. But we should keep that financing benefit separate from the value of the apartment itself.
As seen above, Dubai off-plan homes currently carry a sizeable citywide premium over ready stock. That makes this check particularly important today.
A hypothetical AED 1.5 million apartment with a 5% cash discount, full 4% DLD contribution and two years of service charges at AED 18 per square foot on an 800-square-foot unit produces almost AED 164,000 of measurable concessions.
If comparable apartments trade at AED 1.25 million, however, the promotion still does not rescue the deal.
| Cost item | Example value | How we should treat it |
|---|---|---|
| Headline apartment price | AED 1,500,000 | Starting point |
| 5% cash discount | -AED 75,000 | Full value |
| 4% DLD contribution | -AED 60,000 | Full value |
| Two years of service charges | -AED 28,800 | Full value if genuinely waived |
| Furniture package | Varies | Value conservatively |
| Long payment plan | Varies | Calculate separately |
| Effective measurable cost | AED 1,336,200 | Compare with actual alternatives |
So, are Dubai developers offering better deals now?
Yes. Dubai developers are offering better deals now, and the improvement is large enough to change how buyers should negotiate.
The clearest evidence comes from the combination of weaker transaction volumes and more aggressive commercial terms. Dubai residential sales over the past 12 months are down around 8%. The latest complete month was far below the 2025 peak. Apartment prices have softened in several current indices. At the same time, buyers can currently find 4% DLD contributions, 0.25% and 0.5% monthly payment promotions, large balances pushed to handover, separate cash prices and preferential first-time-buyer terms.
We should still be careful with the word “discount.” Developers frequently protect their official selling price and improve everything around it instead.
That strategy makes sense because Dubai's biggest developers remain financially strong. Emaar alone has close to AED 165 billion of group property-sales backlog, while off-plan purchases still represent roughly seven in ten Dubai residential transactions. Developers are competing harder, but the leading names have not been forced into widespread clearance pricing.
The strongest buyer leverage today sits further down the market: projects with a lot of competing inventory, developers with less established brands, units left behind after the best stock has sold, and buyers who can accelerate payments.
There is another reason to negotiate harder. Current DLD data show off-plan homes trading at a sizeable premium to ready property. A developer can therefore give us AED 80,000 of incentives and still sell us an expensive apartment.
So the answer is yes, with an important qualification. Dubai developer deals have genuinely improved. The real opportunity now is to negotiate the total economics of the purchase — price, registration fees, payment timing and service charges — rather than getting excited by whichever project advertises the biggest promotion.
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OUR METHODOLOGY
There is no single metric that tells us whether Dubai developers are offering better deals. A lower advertised price can be one clue, but so can a DLD-fee contribution, a better payment schedule, a separate cash price, a service-charge waiver or simply more room to negotiate. We therefore broke the question into the parts of the market that can materially change the economics for a buyer.
For each dimension, we looked for the freshest evidence available rather than relying on broad market sentiment or a few eye-catching promotions. The research combines registered transaction activity, residential pricing, the split between off-plan and completed property, future supply, actual completion rates, developer financial disclosures, official fee rules, current commercial offers and Dubai's First-Time Home Buyer Programme. The research cut-off was 17 September 2026, with August 2026 used as the latest complete month where monthly transaction data was required.
We also used more than one time horizon. A single month can be distorted by seasonality, an unusually strong comparison period or changes in the mix of homes sold, so the latest month was read alongside trailing and longer-term data before drawing conclusions about the direction of the market.
Where datasets classify transactions differently, especially around off-plan sales recorded through Oqood or title deeds, we checked the underlying definitions rather than forcing a false level of precision. When the exact share changed but the market picture did not, we focused on the direction and scale of the evidence.
Developer incentives were valued in dirhams wherever possible. Cash discounts, DLD-fee contributions and genuine service-charge waivers can be measured directly. Payment-plan flexibility was kept separate because delaying a large payment has real financial value without necessarily making the property itself cheaper.
No single indicator determined the conclusion. We looked for convergence across demand, pricing, supply, developer behaviour, financing terms and developer financial strength, while allowing for the fact that a crowded apartment district, a scarce waterfront development and a project from a major established developer can behave very differently at the same point in the cycle.
Key sources used for this analysis include Dubai Land Department's real-estate transaction data, Dubai Land Department's First-Time Home Buyer Programme, Property Monitor's market reporting and transaction methodology, Knight Frank's Dubai Residential Market Review, Emaar Properties investor disclosures, Emaar Development investor disclosures, Danube's 0.5% monthly payment-plan offer, DAMAC's published Riverside payment structure, Moody's analysis of UAE real-estate conditions and developer credit strength, and the Financial Times on the 2026 pressure on Dubai property activity.
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Related blog posts
- Why are Dubai developers offering such big discounts now?
- Are Dubai developer discounts real or built into the price?
- Is Emaar worth paying more for than discounted developers?
- Is it risky to buy from a smaller Dubai developer now?
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Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
