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
Buying an apartment in Sharjah as a foreigner can feel overwhelming, especially when you just want clear numbers and honest guidance.
This article breaks down real apartment prices, hidden costs, and neighborhood differences so you can plan your budget with confidence.
We constantly update this blog post to reflect the latest Sharjah property market data and trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Sharjah.
Insights
- The price gap between Sharjah's cheapest neighborhoods like Al Nahda and premium waterfront areas like Al Khan can reach nearly 2x per square meter, meaning your location choice alone can double your budget.
- Foreign buyers in Sharjah face a 4% registration fee instead of the 2% charged to Emiratis and GCC citizens, adding roughly AED 30,000 to a typical apartment purchase.
- Sharjah apartment rental yields remain the highest in the UAE at 6% to 9%, making it one of the most attractive emirate for buy-to-let investors seeking steady income.
- The ACRES exhibition in January each year offers a 50% discount on property registration fees, which can save foreign buyers approximately AED 15,000 on a standard apartment purchase.
- New master-planned communities like Aljada command a 10% to 25% premium over older resale apartments in Sharjah, but they also come with modern amenities and better management.
- Sharjah's service charges vary dramatically from AED 8 per square foot in older buildings to AED 22 per square foot in premium waterfront towers, which can mean a difference of AED 10,000 or more per year.
- Unlike many Western countries, Sharjah has no annual property tax for owner-occupied apartments, but landlords must pay a 2% municipal tax on rental income.
- Foreign buyers using UAE mortgages must put down at least 25% for ready properties, while off-plan purchases often require 50% or more due to Central Bank regulations.
Fact-checked and reviewed by our local expert
Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
How much do apartments really cost in Sharjah in 2026?
What's the average and median apartment price in Sharjah in 2026?
As of January 2026, the median apartment price in Sharjah is approximately AED 750,000 ($204,000 USD or €174,000 EUR), while the average apartment price sits around AED 950,000 ($259,000 USD or €220,000 EUR) because waterfront and larger units push the mean higher.
Looking at price per area, the median price per square meter for Sharjah apartments is roughly AED 8,100 ($2,200 USD or €1,880 EUR) per m², which translates to about AED 750 per square foot.
Most standard apartments in Sharjah fall within a realistic price range of AED 400,000 to AED 1,500,000 ($109,000 to $408,000 USD or €93,000 to €348,000 EUR), covering everything from budget studios to family-sized 3-bedroom units in mid-range neighborhoods.
How much is a studio apartment in Sharjah in 2026?
As of January 2026, the typical price for a studio apartment in Sharjah ranges from AED 280,000 to AED 450,000 ($76,000 to $122,000 USD or €65,000 to €104,000 EUR), depending on location and building quality.
Entry-level studios in budget areas like Al Nahda start around AED 200,000 ($54,000 USD or €46,000 EUR), while high-end or luxury studios in waterfront areas like Al Khan can reach AED 720,000 ($196,000 USD or €167,000 EUR) for newer buildings with premium finishes.
Studio apartments in Sharjah are typically 32 to 50 square meters (350 to 550 square feet), making them ideal for singles or couples seeking an affordable entry point into Sharjah's property market.
How much is a one-bedroom apartment in Sharjah in 2026?
As of January 2026, the typical price for a one-bedroom apartment in Sharjah is around AED 550,000 to AED 650,000 ($150,000 to $177,000 USD or €127,000 to €151,000 EUR) for a standard unit in a decent location.
Entry-level to mid-range 1-bedroom apartments range from AED 340,000 to AED 750,000 ($92,000 to $204,000 USD or €79,000 to €174,000 EUR), while high-end or luxury 1-bedrooms in premium areas can cost AED 750,000 to AED 1,150,000 ($204,000 to $313,000 USD or €174,000 to €267,000 EUR).
One-bedroom apartments in Sharjah typically measure 60 to 85 square meters (650 to 900 square feet), offering enough space for a couple or small family seeking affordable living near Dubai.
How much is a two-bedroom apartment in Sharjah in 2026?
As of January 2026, the typical price for a two-bedroom apartment in Sharjah falls between AED 750,000 and AED 1,000,000 ($204,000 to $272,000 USD or €174,000 to €232,000 EUR) for a standard family-sized unit.
Entry-level to mid-range 2-bedroom apartments range from AED 520,000 to AED 1,100,000 ($141,000 to $299,000 USD or €121,000 to €255,000 EUR), while high-end or luxury 2-bedrooms in waterfront or newer communities can cost AED 1,100,000 to AED 1,600,000 ($299,000 to $436,000 USD or €255,000 to €371,000 EUR).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Sharjah.
How much is a three-bedroom apartment in Sharjah in 2026?
As of January 2026, the typical price for a three-bedroom apartment in Sharjah ranges from AED 1,100,000 to AED 1,500,000 ($299,000 to $408,000 USD or €255,000 to €348,000 EUR) for a standard unit in a good location.
Entry-level to mid-range 3-bedroom apartments range from AED 800,000 to AED 1,600,000 ($218,000 to $436,000 USD or €186,000 to €371,000 EUR), while high-end or luxury 3-bedrooms in premium waterfront towers can cost AED 1,600,000 to AED 2,500,000 or more ($436,000 to $680,000 USD or €371,000 to €580,000 EUR).
Three-bedroom apartments in Sharjah typically measure 140 to 185 square meters (1,500 to 2,000 square feet), with older waterfront towers sometimes offering even larger layouts.
What's the price gap between new and resale apartments in Sharjah in 2026?
As of January 2026, new-build apartments in Sharjah typically cost 10% to 25% more per square meter than older resale stock in established areas.
The average price per square meter for new-build apartments in master-planned communities like Aljada is approximately AED 10,500 to AED 12,500 ($2,860 to $3,400 USD or €2,440 to €2,900 EUR) per m².
In contrast, the average price per square meter for resale apartments in established areas like Al Nahda is around AED 5,500 to AED 6,500 ($1,500 to $1,770 USD or €1,275 to €1,510 EUR) per m², making them considerably more affordable but often with older facilities.
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Can I afford to buy in Sharjah in 2026?
What's the typical total budget (all-in) to buy an apartment in Sharjah in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Sharjah ranges from AED 550,000 to AED 1,250,000 ($150,000 to $340,000 USD or €127,000 to €290,000 EUR), depending on the unit size and your financing method.
Beyond the purchase price, your all-in budget in Sharjah should include registration fees (2% to 4%), agent commission (around 2%), developer NOC fees (AED 1,000 to AED 5,000), and if you use a mortgage, bank arrangement fees plus valuation costs that can add another 2% to 3%.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Sharjah property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Sharjah.
What down payment is typical to buy in Sharjah in 2026?
As of January 2026, the typical down payment for a foreign buyer purchasing an apartment in Sharjah is 25% to 35% of the property price, which means roughly AED 187,500 to AED 262,500 ($51,000 to $71,000 USD or €43,000 to €61,000 EUR) for a median-priced apartment.
The minimum down payment required by most UAE banks for foreign buyers is 25% for ready properties, as mandated by the Central Bank of the UAE's loan-to-value regulations, with off-plan purchases requiring at least 50% down.
To secure favorable mortgage terms with better interest rates and faster approval in Sharjah, a down payment of 30% to 35% is recommended, as it reduces the bank's risk and gives you stronger negotiating power.
You can also read our latest update about mortgage and interest rates in The United Arab Emirates.
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.
Which neighborhoods are cheapest or priciest in Sharjah in 2026?
How much does the price per m² for apartments vary by neighborhood in Sharjah in 2026?
As of January 2026, the price per square meter for apartments in Sharjah ranges from approximately AED 5,500 ($1,500 USD or €1,275 EUR) per m² in budget areas to AED 10,500 ($2,860 USD or €2,440 EUR) per m² in premium waterfront locations.
The most affordable neighborhoods for apartments in Sharjah include Al Nahda at around AED 5,520 per m² ($1,500 USD or €1,280 EUR), Muwaileh Commercial at similar levels, and Al Qasimia which offers older but budget-friendly stock.
The most expensive neighborhoods include Al Khan at approximately AED 10,500 per m² ($2,860 USD or €2,440 EUR), Al Majaz at around AED 9,000 per m² ($2,450 USD or €2,090 EUR), and Aljada at premium pricing of AED 10,000 to AED 12,500 per m² ($2,720 to $3,400 USD or €2,320 to €2,900 EUR).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sharjah.
What neighborhoods are best for first-time buyers on a budget in Sharjah in 2026?
As of January 2026, the three best neighborhoods for first-time buyers on a budget in Sharjah are Al Nahda, Muwaileh Commercial, and Al Qasimia, all offering lower entry prices with good connectivity to Dubai.
Typical apartment prices in these budget-friendly neighborhoods range from AED 280,000 for studios to AED 800,000 for 2-bedrooms ($76,000 to $218,000 USD or €65,000 to €186,000 EUR), making them accessible for buyers with limited capital.
These Sharjah neighborhoods offer first-time buyers easy highway access to Dubai via Sheikh Mohammed Bin Zayed Road, diverse dining and retail options, family-friendly environments, and deep inventory that lets you be picky about unit condition.
The main trade-off of buying in these budget-friendly areas is that buildings tend to be older with higher maintenance needs, and the commute to Dubai during rush hour can take 45 to 90 minutes.
Which neighborhoods have the fastest-rising apartment prices in Sharjah in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Sharjah are Al Majaz, Aljada, and Al Khan, all showing strong momentum driven by lifestyle appeal and new developments.
Year-over-year price increases in these fast-appreciating neighborhoods have ranged from 4% to 10% on average, with Al Majaz notably having seen gains as high as 51% in some periods during 2024, though growth has moderated in 2025-2026.
The main driver behind rapid price growth in these Sharjah neighborhoods is a combination of waterfront lifestyle appeal (Al Khan and Al Majaz), new master-planned community effects (Aljada), and proximity to retail, dining, and major roads connecting to Dubai.
You can also read our latest update about property price forecasts in Sharjah.
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What extra costs will I pay on top of the apartment price in Sharjah in 2026?
What are all the buyer closing costs when you buy an apartment in Sharjah?
For a typical AED 750,000 apartment purchase by a foreign buyer in Sharjah, the estimated total closing cost is roughly AED 45,000 to AED 55,000 ($12,200 to $15,000 USD or €10,400 to €12,800 EUR), or higher if you use mortgage financing.
The main categories of closing costs buyers must pay in Sharjah include registration fees (2% to 4% of property value), agent commission (typically 2%), developer NOC fees (AED 1,000 to AED 5,000), and administrative charges (around AED 1,000 to AED 2,000).
The largest closing cost expense for foreign buyers in Sharjah is typically the registration fee, which at 4% of property value equals AED 30,000 for a median-priced apartment, though this can be reduced to 2% if you buy during the annual ACRES exhibition.
Some closing costs are negotiable in Sharjah, particularly agent commissions which can sometimes be reduced for higher-value transactions, and some developers offer to cover buyer fees as part of promotional deals.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Sharjah?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Sharjah is 6% to 8% for cash purchases, rising to 8% to 10% if you use mortgage financing.
The realistic low-to-high percentage range that covers most standard Sharjah apartment transactions is 4% to 10%, depending on whether you are an Emirati (lower fees), GCC national, or foreign buyer (higher fees), and whether you buy during ACRES promotional periods.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Sharjah.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UAE versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the ongoing monthly and yearly costs of an apartment in Sharjah in 2026?
What are typical HOA fees in Sharjah right now?
HOA fees, called service charges in Sharjah, are common for all apartment buildings and typically range from AED 420 to AED 1,250 per month ($115 to $340 USD or €97 to €290 EUR) depending on building age and facilities, which translates to roughly AED 5,000 to AED 15,000 per year for a standard apartment.
The range of service charges in Sharjah varies significantly, from AED 8 to AED 12 per square foot per year for older value towers, AED 12 to AED 16 for newer mid-market buildings, and AED 16 to AED 22 or more for premium waterfront or amenity-rich buildings.
What utilities should I budget monthly in Sharjah right now?
The estimated total monthly utility cost for a typical apartment in Sharjah is around AED 600 to AED 1,000 ($163 to $272 USD or €139 to €232 EUR), depending on apartment size and air conditioning usage.
The realistic range of monthly utility costs in Sharjah is AED 400 to AED 900 for studios and 1-bedrooms, AED 700 to AED 1,400 for 2-bedrooms, and AED 1,000 to AED 2,000 or more for 3-bedrooms, especially during summer when A/C runs constantly.
Utilities in Sharjah are billed through SEWA (Sharjah Electricity, Water & Gas Authority) and include electricity, water, sewage fees, and gas where applicable.
Air conditioning is by far the most expensive utility for Sharjah apartment owners, often accounting for 60% to 70% of the total SEWA bill, which is why summer months see significantly higher costs.
How much is property tax on apartments in Sharjah?
Sharjah does not impose an annual property tax on owner-occupied residential apartments, which is one of the key financial advantages of buying property in the UAE compared to many Western countries.
However, if you rent out your Sharjah apartment, you must pay a municipal tax equal to 2% of the annual rental value, which for a property generating AED 40,000 per year in rent would mean AED 800 annually ($218 USD or €186 EUR).
The realistic range of this rental municipal tax in Sharjah is AED 400 to AED 2,000 per year ($109 to $545 USD or €93 to €464 EUR), depending on the rental income your property generates.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sharjah.
What's the yearly building maintenance cost in Sharjah?
The estimated typical yearly building maintenance cost for apartment owners in Sharjah is mostly captured through service charges (HOA fees), but you should budget an additional AED 1,500 to AED 4,000 ($408 to $1,090 USD or €348 to €928 EUR) per year for in-apartment repairs.
The realistic range of yearly maintenance costs depends heavily on building age: newer buildings typically require AED 1,000 to AED 2,500 per year for minor items, while older buildings may need AED 3,000 to AED 6,000 per year for more frequent A/C servicing, plumbing, and electrical repairs.
Typical expenses included in building maintenance in Sharjah are A/C unit servicing (crucial in this climate), minor plumbing repairs, electrical fixes, appliance maintenance, and periodic deep cleaning.
In Sharjah, building maintenance for common areas is included in your service charges (HOA fees), while in-apartment maintenance is your separate responsibility as the unit owner.
How much does home insurance cost in Sharjah?
The estimated typical annual home insurance cost for an apartment in Sharjah is around AED 500 to AED 1,500 ($136 to $408 USD or €116 to €348 EUR) for basic contents and liability coverage.
The realistic range of annual home insurance costs in Sharjah is AED 400 to AED 2,500 ($109 to $680 USD or €93 to €580 EUR), depending on coverage level, property value, and whether you add extras like accidental damage or high-value contents protection.
Home insurance is generally optional for apartment owners in Sharjah unless your mortgage bank requires it as a condition of the loan, in which case you will need at least basic building and contents coverage.
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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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Sharjah Real Estate Registration Department (SRERD) | Official Sharjah government body that registers property and publishes fee tools. | We used it to anchor government fee assumptions for Sharjah property transfers. We treated it as the reference point for registration costs. |
| Emirates News Agency (WAM) - ACRES 2025 | UAE's official state news agency reporting government decisions. | We used it to confirm fee discounts during ACRES exhibitions. We triangulated normal versus discounted fee levels. |
| Emirates News Agency (WAM) - ACRES 2026 | Official government news outlet for policy and timing announcements. | We used it to frame this article as of January 2026. We confirmed fee incentives remain relevant in early 2026. |
| Central Bank of the UAE (CBUAE) Rulebook | Binding regulatory source for mortgage lending limits in the UAE. | We used it to estimate realistic down payments for foreign buyers. We based LTV ranges on official caps. |
| UAE Ministry of Finance - VAT | Federal ministry responsible for tax policy information. | We used it to confirm the standard 5% VAT rate on services. We applied VAT consistently to agent and bank fees. |
| Sharjah Electricity, Water & Gas Authority (SEWA) | Official utility provider for Sharjah with direct billing information. | We used it to define utility costs for Sharjah apartments. We anchored monthly budget ranges to SEWA billing. |
| SEWA Energy Calculator | Official SEWA tool for estimating consumption-related costs. | We used it to justify why utilities vary by apartment size. We kept utility budgets realistic rather than one-size-fits-all. |
| dubizzle Sharjah Property Market Report 2025 | Major UAE marketplace with methodology-based market reporting. | We used it to set neighborhood-level price anchors. We extrapolated slightly to January 2026 with conservative adjustments. |
| Bayut - Al Nahda Price Index | Leading UAE property portal with transparent price-per-sqft indices. | We used it to estimate budget-friendly Sharjah prices. We sized apartment budgets using their index data. |
| Bayut - Al Khan Price Index | Large data-heavy portal with consistent index format. | We used it to anchor waterfront premium pricing. We estimated larger unit costs in premium locations. |
| Bayut - Al Majaz Price Trends | Standardized index page within Bayut's market analysis system. | We used it to represent central areas with lagoon views. We used it as a mid-to-upper benchmark. |
| Property Finder - Al Khan Listings | Leading GCC portal publishing average price snapshots. | We used it to cross-check listing prices buyers actually see. We sanity-checked all-in budget examples. |
| Property Finder - Muwaileh Commercial | Major portal useful for comparing value areas. | We used it to validate budgets in affordable locations. We supported first-time buyer neighborhood examples. |
| The Luxury Playbook - Sharjah Market Overview | Detailed market analysis with 2025-2026 forecasts. | We used it to validate median prices and growth projections. We cross-referenced neighborhood appreciation trends. |
| Alaa Invest - Sharjah Prices 2025 | Experienced local investor with ground-level market insights. | We used it to validate service charge ranges by building type. We confirmed practical fee structures. |
| Dewey & LeBoeuf - Registration Process | Legal firm with expertise in Sharjah real estate law. | We used it to detail registration fees and mortgage costs. We validated administrative charge estimates. |
| Khaleej Times - ACRES Fee Reduction | Major UAE news outlet reporting on government initiatives. | We used it to confirm 50% fee discounts at ACRES. We validated promotional timing and savings. |
| Few.ae - Cost of Living Sharjah 2025/2026 | Practical cost-of-living guide with specific Sharjah data. | We used it to validate utility and living cost estimates. We cross-referenced rental and ownership costs. |
| Xe Currency Converter | Trusted global currency conversion service. | We used it to convert AED prices to USD and EUR. We applied January 2026 exchange rates consistently. |
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.
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