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
Sharjah's property market is currently one of the hottest in the UAE, with transaction values surging nearly 50% in 2025 and foreign investment reaching record levels.
Whether you're considering an apartment in Al Khan or a villa in Aljada, understanding current housing prices in Sharjah is essential before making any move.
We constantly update this blog post so you always have the freshest data and analysis on Sharjah real estate.
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.
So, is now a good time?
As of early 2026, buying property in Sharjah is a "rather yes" decision, meaning conditions favor buyers who do their homework and don't overpay.
The strongest signal is that Sharjah recorded AED 44.3 billion in property transactions in the first nine months of 2025, a 58% increase that shows genuine, broad-based demand rather than thin speculative activity.
Another key signal is that Sharjah apartment prices rose about 12% year-over-year through Q3 2025, supported by strong rent growth and spillover demand from buyers priced out of Dubai.
Additional signals include rental yields between 6% and 9% (among the highest in the UAE), government fee reductions at recent exhibitions, and major infrastructure projects like the Sharjah Airport expansion that support long-term demand.
The best strategy right now is to focus on apartments in high-demand commuter areas like Al Khan, Al Majaz, or Muwaileh Commercial for rental income, or townhouses in master-planned communities like Aljada or Tilal City if you want a mix of appreciation and family use.
Please note this is not financial or investment advice, we don't know your personal situation, and you should always do your own research before committing to any property purchase.
Fact-checked and reviewed by our local expert
Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
Is it smart to buy now in Sharjah, or should I wait as of 2026?
Do real estate prices look too high in Sharjah as of 2026?
As of early 2026, Sharjah property prices sit roughly 10% to 15% above their pre-2023 averages, but this premium is largely supported by genuine demand growth rather than speculation, meaning prices look "elevated but not bubble-like."
One clear on-the-ground signal is that days-on-market for well-priced apartments in prime Sharjah neighborhoods like Al Khan and Al Majaz remain under 30 days, which tells you listings are moving fast rather than piling up unsold.
Another sign is that price cuts are relatively uncommon in high-demand areas, while older buildings in less-connected locations still see discounting of 5% to 10%, showing a healthy two-speed market rather than universal overheating.
You can also read our latest update regarding the housing prices in Sharjah.
Does a property price drop look likely in Sharjah as of 2026?
As of early 2026, the likelihood of a meaningful property price decline in Sharjah over the next 12 months is low, because transaction volumes remain strong and the market is supported by real end-user demand rather than pure speculation.
The plausible price change range for Sharjah over the next 12 months sits between a 2% decline (in a scenario where new supply overwhelms demand) and a 6% gain (if mortgage rates ease and Dubai spillover continues), with flat to modest growth being the most likely outcome.
The single most important macro factor that could increase the odds of a Sharjah price drop is a sharp rise in EIBOR benchmark rates, which would squeeze mortgage affordability and reduce buyer purchasing power across the emirate.
A significant rate spike is unlikely in 2026, as the Central Bank of the UAE has signaled stable conditions and global rate pressures have eased, making a credit-driven price drop a low-probability scenario for Sharjah.
Finally, please note that we cover the price trends for next year in our pack about the property market in Sharjah.
Could property prices jump again in Sharjah as of 2026?
As of early 2026, the likelihood of a renewed price surge in Sharjah within the next 12 months is medium, because key drivers like mortgage rate relief and continued Dubai migration are realistic but not guaranteed.
The plausible upside price change range for Sharjah over the next 12 months is 5% to 10%, with family-oriented villa and townhouse communities in areas like Aljada and Tilal City most likely to lead any fresh appreciation wave.
The single biggest demand-side trigger that could drive Sharjah prices to jump again is a meaningful drop in EIBOR rates, which would immediately improve mortgage affordability and unlock more buyers who are currently waiting on the sidelines.
Please also note that we regularly publish and update real estate price forecasts for Sharjah here.
Are we in a buyer or a seller market in Sharjah as of 2026?
As of early 2026, Sharjah is a seller-leaning market overall, meaning sellers and landlords generally have more negotiating power, though this varies significantly by neighborhood and building quality.
The estimated months-of-supply in Sharjah's most active segments is around 3 to 4 months for well-located apartments, which is below the 6-month threshold that typically signals a balanced market, so buyers face competitive conditions in prime areas.
The share of listings with price reductions in Sharjah is relatively low in high-demand neighborhoods (roughly 10% to 15%), but rises to 25% or higher for older buildings in secondary locations, suggesting sellers still have leverage where product quality is strong.
We have made this infographic to give you a quick and clear snapshot of the property market in the UAE. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Sharjah as of 2026?
Are homes overpriced versus rents or versus incomes in Sharjah as of 2026?
As of early 2026, Sharjah homes look fairly priced to slightly stretched when comparing purchase costs to rents, but they remain affordable relative to incomes compared to neighboring Dubai, making the emirate a reasonable value proposition for both investors and end-users.
The estimated price-to-rent ratio in Sharjah is roughly 12.5 to 16.5 times annual rent (which translates to gross rental yields of 6% to 8%), and this compares favorably to a balanced market benchmark of around 15 to 20 times, meaning Sharjah still offers solid income returns.
The estimated price-to-income multiple in Sharjah is around 5 to 7 times median household income for a typical apartment, which is moderate by global standards and notably better than Dubai's ratio, reinforcing Sharjah's role as an affordability alternative within the UAE.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Sharjah.
Are home prices above the long-term average in Sharjah as of 2026?
As of early 2026, Sharjah property prices are estimated to be 15% to 25% above their pre-2022 long-term average, reflecting the emirate's transition from a secondary market to a mature investment destination with genuine demand support.
The recent 12-month price change in Sharjah is around 10% to 12% for apartments and up to 20% for villas in prime communities, which is notably above the pre-pandemic pace of 2% to 4% annual growth but showing early signs of moderating toward more sustainable levels.
In inflation-adjusted terms, Sharjah prices have recovered to approximately 5% to 10% above their prior cycle peak (around 2014), meaning the market has surpassed historical highs but remains within a range that could be justified by structural demand shifts and population growth.
Get fresh and reliable information about the market in Sharjah
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What local changes could move prices in Sharjah as of 2026?
Are big infrastructure projects coming to Sharjah as of 2026?
As of early 2026, the biggest planned infrastructure project in Sharjah is the Sharjah International Airport expansion, which could add 5% to 10% to property values in nearby areas like Muwaileh and Al Nahda over the next 3 to 5 years as connectivity and economic activity improve.
The estimated timeline for the Sharjah Airport expansion includes ongoing construction through 2026-2027, with phased capacity increases targeting up to 25 million passengers annually, and full completion expected to drive demand in adjacent residential corridors.
For the latest updates on the local projects, you can read our property market analysis about Sharjah here.
Are zoning or building rules changing in Sharjah as of 2026?
The most important regulatory trend in Sharjah is a gradual tightening of building compliance and quality standards, which is slowing chaotic development and pushing demand toward better-managed master-planned communities.
As of early 2026, these compliance improvements are expected to have a moderately positive effect on prices in well-regulated areas, as they reduce oversupply of low-quality stock and support premium pricing for projects that meet higher standards.
The areas most affected by these rule changes in Sharjah are older central neighborhoods with aging building stock, where stricter enforcement may reduce new supply, versus newer zones like Aljada and Tilal City that already meet higher standards and will benefit from reduced competition.
Are foreign-buyer or mortgage rules changing in Sharjah as of 2026?
As of early 2026, foreign-buyer and mortgage rules in Sharjah are stable and slightly improving, with recent fee reductions at the ACRES 2025 exhibition (discounts of 1% to 2% on registration fees) making transactions more attractive for international buyers.
The most notable recent change is the temporary reduction of property registration fees from 4% to 2% for non-GCC buyers during specific exhibitions, which signals Sharjah's intent to attract foreign investment and could become more permanent if successful.
On the mortgage side, the key variable is EIBOR benchmark rates, which remain the primary driver of borrowing costs; any easing through 2026 would improve affordability, while no major changes to LTV limits or eligibility rules are currently expected.
You can also read our latest update about mortgage and interest rates in The United Arab Emirates.
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.
Will it be easy to find tenants in Sharjah as of 2026?
Is the renter pool growing faster than new supply in Sharjah as of 2026?
As of early 2026, renter demand in Sharjah is growing roughly in line with new supply in most areas, but demand is outpacing supply in commuter-friendly and waterfront neighborhoods, which is keeping rental markets tight in the most desirable locations.
The estimated net migration and household formation signal in Sharjah remains positive, with the emirate's population (around 1.8 million per the 2022 census) continuing to grow as Dubai-priced-out families and professionals seek affordable alternatives with good commute access.
The pace of new completions in Sharjah is substantial (Colliers reported around 5,300 units launched in Q3 2025 context), but absorption has been strong, and major projects like Aljada and Tilal City are filling quickly rather than sitting vacant.
Are days-on-market for rentals falling in Sharjah as of 2026?
As of early 2026, the estimated days-on-market for rentals in Sharjah is around 15 to 30 days for well-priced apartments in prime areas, and this figure has been stable to slightly falling as demand remains strong and vacancy rates stay low.
The difference in days-on-market between Sharjah's best rental areas (like Al Khan, Al Majaz, and Muwaileh Commercial) and weaker areas is significant: prime locations rent in 2 to 4 weeks, while older buildings or poorly-connected neighborhoods can take 60 to 90 days or longer.
One common reason days-on-market falls in Sharjah is the September-October seasonal surge, when families relocate before the school year and post-summer professional moves pick up, creating a window of intense competition for quality units.
Are vacancies dropping in the best areas of Sharjah as of 2026?
As of early 2026, vacancies in Sharjah's best-performing rental areas like Al Khan, Al Majaz, Al Taawun, and Muwaileh Commercial are estimated to be dropping or staying tight, driven by sustained demand from Dubai commuters and families seeking modern, well-managed buildings.
The estimated vacancy rate in these prime Sharjah neighborhoods is around 3% to 6%, which is notably lower than the overall Sharjah average of 8% to 12%, confirming that demand is concentrating in specific lifestyle and commuter corridors.
One practical sign that best areas are tightening first is that landlords in Al Khan and Aljada are increasingly able to raise rents at renewal without losing tenants, a negotiating shift that rarely happens in a loose rental market.
By the way, we've written a blog article detailing what are the current rent levels in Sharjah.
Buying real estate in Sharjah can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Sharjah as of 2026?
Is for-sale inventory shrinking in Sharjah as of 2026?
As of early 2026, for-sale inventory in Sharjah is not clearly shrinking overall because developers have been actively launching new projects, but "good inventory" in prime locations like Al Khan, Al Majaz, and newer master-planned communities can feel scarce due to strong absorption.
The estimated months-of-supply in Sharjah's most active segments is around 4 to 6 months, which sits right at the edge of a balanced market; in the best locations, it dips to 3 months or less, giving sellers an advantage.
The main reason good inventory feels tight in Sharjah is that transaction momentum has been exceptionally strong (AED 44.3 billion in nine months of 2025), which absorbs new stock quickly and leaves fewer options in desirable buildings and communities.
Are homes selling faster in Sharjah as of 2026?
As of early 2026, the estimated median time-to-sell for homes in Sharjah is around 30 to 45 days for well-priced properties in prime areas, and this has been speeding up compared to 2023 levels when 60 to 90 days was more common.
The estimated year-over-year change in median days-on-market for Sharjah is a reduction of roughly 10 to 20 days in the best segments, reflecting the strong demand environment and active buyer pool that has characterized 2024 and 2025.
Are new listings slowing down in Sharjah as of 2026?
As of early 2026, new for-sale listings in Sharjah are not slowing down significantly because developers continue to launch actively, with Colliers reporting around 5,300 units launched in the 2025 Q3 snapshot alone and over 100 off-plan projects in various stages.
The seasonal pattern for new listings in Sharjah typically sees a pickup in Q4 and Q1 as developers time launches around key exhibitions like ACRES, so current listing flow appears healthy rather than unusually low.
Is new construction failing to keep up in Sharjah as of 2026?
As of early 2026, new construction in Sharjah is broadly keeping up with overall demand, but there is a mismatch in product type: strong demand for modern, family-friendly communities (townhouses and villas) is not fully met by the supply, which skews toward apartments.
The estimated recent trend in permits and completions shows active delivery from major projects like Aljada, Tilal City, and Masaar, with an estimated 12,000+ units expected to be delivered by 2026-2027, though absorption has been strong enough to prevent oversupply concerns.
The single biggest bottleneck limiting the "right kind" of new construction in Sharjah is land availability in prime locations near Dubai commute routes and waterfronts, which forces developers to build more apartments rather than the townhouses and villas that command stronger demand.
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.
Will it be easy to sell later in Sharjah as of 2026?
Is resale liquidity strong enough in Sharjah as of 2026?
As of early 2026, resale liquidity in Sharjah is moderately strong and improving, meaning well-priced properties in good locations typically sell within 30 to 60 days, though niche or secondary stock can take considerably longer.
The estimated median days-on-market for resale homes in Sharjah is around 45 to 60 days overall, which compares reasonably well to a "healthy liquidity" benchmark of 60 to 90 days and indicates an active resale ecosystem rather than a thin market.
One property characteristic that most improves resale liquidity in Sharjah is location near major commute routes (like Sheikh Mohammed Bin Zayed Road) or in recognized master-planned communities like Aljada, which attracts both end-users and investors and ensures a deep buyer pool.
Is selling time getting longer in Sharjah as of 2026?
As of early 2026, selling time in Sharjah is not getting longer in prime locations; if anything, it has compressed slightly over the past year as transaction volumes surged and buyer competition increased.
The estimated current median days-on-market in Sharjah is around 45 to 60 days, with a realistic range of 20 to 30 days for premium, well-priced units in Al Khan or Aljada, up to 90+ days for older buildings or units requiring renovation.
One clear reason selling time can lengthen in Sharjah is unrealistic seller pricing expectations, particularly for older apartments that sellers benchmark against newer stock without adjusting for building quality, parking, and service charge differences.
Is it realistic to exit with profit in Sharjah as of 2026?
As of early 2026, the likelihood of selling with a profit in Sharjah is medium to high for buyers who purchase correctly, because price appreciation has been solid (10% to 12% annually for apartments, up to 20% for villas) and rental yields remain strong during the holding period.
The estimated minimum holding period in Sharjah that most often makes exiting with profit realistic is 3 to 5 years, which allows price appreciation and rental income to offset transaction costs and provides a buffer against short-term market fluctuations.
The estimated total round-trip cost drag in Sharjah (buying plus selling costs including registration fees, agent commissions, and administrative charges) is approximately AED 45,000 to 70,000 for a typical AED 1 million property (roughly $12,000 to $19,000 USD or 11,000 to 17,500 EUR), representing about 4.5% to 7% of the purchase price.
One clear factor that most increases profit odds in Sharjah is buying in master-planned communities with strong end-user demand (like Aljada, Tilal City, or Al Khan waterfront), where resale depth is proven and price support is more reliable than in older, fragmented stock.
Get the full checklist for your due diligence in Sharjah
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| Sharjah Real Estate Registration Department (SRERD) | Official government body that registers all property transactions in Sharjah. | We used SRERD data to anchor transaction volumes and market activity. This gave us the baseline reality check for how active the Sharjah market actually is. |
| Emirates News Agency (WAM) | The UAE's official news agency, which reports directly from government departments. | We used WAM to confirm SRERD transaction totals and growth rates. We treated their reporting as the demand-strength indicator for Sharjah's buyer vs seller balance. |
| Colliers UAE Research | Major global real estate consultancy with consistent, repeatable market reporting. | We used Colliers for Sharjah-specific price and rent growth signals and supply launch data. Their Northern Emirates snapshots helped us judge whether price rises look sustainable. |
| Savills Sharjah Research | Top-tier international real estate advisor with structured market analysis. | We used Savills to cross-check demand drivers like Dubai relocations and product preferences. Their reports helped validate whether market strength is broad-based across property types. |
| Central Bank of the UAE (CBUAE) EIBOR Rates | Official benchmark rates used across all UAE floating-rate lending, including mortgages. | We used EIBOR as the cleanest proxy for mortgage rate direction. This helped us assess affordability pressure or relief for Sharjah buyers entering 2026. |
| CBUAE Quarterly Economic Review | The central bank's highest-authority source for UAE macro and financial system analysis. | We used the quarterly review for macro context on credit, inflation, and real estate momentum. This helped interpret how financing conditions support housing demand in Sharjah. |
| IMF UAE 2025 Article IV Consultation | The IMF is a top international institution for macro and financial stability analysis. | We used the IMF report to cross-check UAE growth, inflation, and risk backdrop. This grounded our "what could go wrong" scenarios in credible macro reality. |
| Sharjah Municipality Rental Indicators | Official government tool showing rental benchmark ranges by area and property type. | We used rental indicators as the official benchmark for rent anchoring by policy. This supported neighborhood-level rent examples without relying only on listing portals. |
| Official UAE Government Portal | The UAE's official public information platform, referencing census data. | We used the portal to anchor Sharjah's population scale for demand estimates. This helped us assess the long-term renter pool and buyer demand base. |
| Sharjah Airport Expansion | Official publication from a key Sharjah infrastructure operator. | We used airport expansion details to verify infrastructure project scale and timelines. This helped us assess how connectivity improvements could lift housing demand. |
| Gulf News (SRTA Coverage) | Major UAE newspaper reporting on official SRTA road and transport activity. | We used Gulf News to support infrastructure pipeline claims with credible mainstream reporting. We only cited articles that clearly attributed facts to official entities. |
| REIDIN UAE Price Index Methodology | Explains the official UAE residential price indices framework used for international reporting. | We used the methodology document to avoid "random index shopping" and keep national cycle comparisons consistent. This served as a triangulation point against consultancy claims. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UAE. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Related blog posts
- What are the best areas to buy a property in property in Sharjah?