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 real estate market reached a record AED 65.6 billion in transactions during 2025, representing a 64% increase from the previous year, driven by strong foreign investment and expanded ownership rights for international buyers.
This blog post covers everything you need to know about current housing prices in Sharjah, transaction trends, rental yields, and what to expect as a foreign buyer in 2026.
We constantly update this article to reflect the latest market data and regulations, so you always have access to fresh, reliable information.
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.
Fact-checked and reviewed by our local expert
Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
How's the real estate market going in Sharjah in 2026?
What's the average days-on-market in Sharjah in 2026?
As of early 2026, the average days-on-market for residential properties in Sharjah sits around 35 to 55 days for apartments in high-demand areas and 55 to 90 days for villas and townhouses in suburban communities.
Most typical listings in Sharjah sell within 30 to 90 days, though correctly priced units in sought-after developments like Aljada or Maryam Island often move faster, sometimes within 25 to 45 days, while overpriced properties in less popular areas can linger for several months.
Compared to 2024, when listings averaged around 47 days on market, Sharjah properties are now selling faster at approximately 39 days, reflecting the strong transaction momentum that saw total deals surge 38% to over 33,500 sales transactions in 2025.
Are properties selling above or below asking in Sharjah in 2026?
As of early 2026, most residential properties in Sharjah sell at roughly 2% to 6% below the original asking price, with the median sale price averaging around AED 850,000 against a median listing price of AED 895,000.
Approximately 36% of Sharjah residential properties sell at or above asking price, particularly in the mid-market villa and townhouse segments, and we are fairly confident in this figure given that it aligns with both SRERD transaction patterns and independent market analyses.
The neighborhoods most likely to see above-asking sales and occasional bidding situations include waterfront areas like Maryam Island and Al Khan, well-located apartments in Al Nahda near the Dubai border, and newer community developments in Aljada and Muwaileh where limited inventory meets strong end-user demand.
By the way, you will find much more detailed data in our property pack covering the real estate market in Sharjah.
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.
What kinds of residential properties can I realistically buy in Sharjah?
What property types dominate in Sharjah right now?
The Sharjah residential market is roughly split between apartments (which make up about 60% to 65% of available listings) and villas or townhouses (comprising the remaining 35% to 40%), with apartments concentrated in the Dubai-border corridor and waterfront zones while family homes dominate the outer masterplanned communities.
Apartments represent the largest share of Sharjah's real estate transactions, particularly mid-rise units in areas like Al Nahda, Muwaileh Commercial, and Al Khan, which are the most actively traded property type in the emirate.
Apartments became so prevalent in Sharjah because the emirate developed as a commuter hub for Dubai workers seeking affordable housing within a reasonable driving distance, creating strong demand for compact, well-connected residential units close to major highways and border crossings.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Sharjah?
- How much should you pay for an apartment in Sharjah?
- How much should you pay for a villa in Sharjah?
- How much should you pay for a townhouse in Sharjah?
Are new builds widely available in Sharjah right now?
New-build properties represent a growing share of Sharjah's residential market, with over 104 off-plan projects currently in development and an estimated 12,000 or more new units scheduled for delivery by 2026 and 2027.
As of early 2026, the neighborhoods with the highest concentration of new-build developments include Aljada (Sharjah's largest masterplanned community with 70,000 planned units), Muwaileh Commercial (where four new residential complexes were registered in H1 2025 alone), Maryam Island in Al Khan, Tilal City, and the emerging Al Tay and Al Tay West areas.
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Which neighborhoods are improving fastest in Sharjah in 2026?
Which areas in Sharjah are gentrifying in 2026?
As of early 2026, the Sharjah neighborhoods showing the clearest signs of gentrification include Muwaileh Commercial (driven by University City's young professional demand), Aljada (transforming from raw land into a lifestyle destination), Al Khan and Maryam Island (evolving into premium waterfront addresses), and pockets of Al Majaz near the lagoon.
In these areas, you can spot gentrification through the arrival of branded cafes and restaurants along the Al Mamsha promenade in Muwaileh, new retail and lifestyle amenities in Aljada's community center, upgraded building lobbies and common areas in Al Khan towers, and a visible shift toward younger professionals and small families replacing older tenant profiles.
Over the past two to three years, these gentrifying Sharjah neighborhoods have seen price appreciation ranging from 15% to over 50%, with standout performers like Al Majaz recording a remarkable 51.2% year-over-year increase and Muwaileh and Al Khan posting more moderate but steady gains of 10% to 20%.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sharjah.
Where are infrastructure projects boosting demand in Sharjah in 2026?
As of early 2026, the Sharjah areas seeing the strongest infrastructure-driven demand boost include neighborhoods along the planned Etihad Rail corridor (with stations announced for Sharjah city and Al Dhaid), areas benefiting from Sharjah Airport's expansion, and communities connected to the government's Aqari digital platform rollout which has streamlined property transactions.
The specific infrastructure projects driving Sharjah housing demand include the Etihad Rail passenger network (set to connect Sharjah to Abu Dhabi and Dubai), Sharjah International Airport's capacity expansion from 17 million to 25 million passengers by 2027, road network improvements along the Dubai-Sharjah corridor, and the new escrow account regulatory system for off-plan purchases launched at ACRES 2026.
Etihad Rail passenger services are scheduled to launch their first phase in 2026, with full network completion expected over the following years, while the Sharjah Airport expansion targets 2027 and the Aqari digital platform is already operational and being actively promoted.
In Sharjah, properties near announced infrastructure projects typically see a 5% to 15% price premium upon announcement, with an additional 10% to 20% appreciation by completion, though commuter-oriented areas near rail stations and improved road access tend to show the strongest long-term gains.
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.
What do locals and insiders say the market feels like in Sharjah?
Do people think homes are overpriced in Sharjah in 2026?
As of early 2026, sentiment among Sharjah residents and market insiders is mixed, with many feeling that some apartments near the Dubai border are "priced like Dubai-lite" while others maintain that Sharjah still offers significantly better value per square meter compared to its neighbor.
Those who believe Sharjah homes are overpriced typically point to the gap between asking prices and actual rental yields in certain older buildings, the traffic congestion that reduces the "commuter savings" benefit, and the fact that some buildings have aging infrastructure that does not justify premium pricing.
On the other hand, those defending current prices argue that Sharjah remains 30% to 40% cheaper than Dubai for comparable space, that rental yields of 6% to 9% are among the UAE's highest, and that expanded foreign ownership rights have legitimately increased the emirate's investment appeal.
Sharjah's price-to-income ratio remains favorable compared to Dubai and Abu Dhabi, though it has increased in recent years as prices rose faster than local salaries, making it affordable for middle-income UAE residents but requiring careful budgeting for first-time buyers.
What are common buyer mistakes people regret in Sharjah right now?
The most frequently cited buyer mistake in Sharjah is underestimating commute friction, where two buildings that appear 10 minutes apart on a map can actually be 40 minutes apart during peak traffic hours, leaving buyers stuck with longer daily commutes than they anticipated when they purchased based on "proximity to Dubai."
The second most common regret is buying a property without fully confirming foreign ownership eligibility and zone restrictions, where buyers discover at transfer time that their unit is not registrable to their nationality or that the developer's No Objection Certificate conditions do not align with their status, sometimes after already paying deposits.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Sharjah.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Sharjah.
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.
How easy is it for foreigners to buy in Sharjah in 2026?
Do foreigners face extra challenges in Sharjah right now?
Foreign buyers in Sharjah face a moderately higher difficulty level than local UAE or GCC buyers, primarily because ownership is restricted to designated freehold zones and approved projects rather than being available emirate-wide like in some Dubai areas.
Under Sharjah Law No. 2 of 2022, foreigners can now own freehold property, but only in specific master-planned developments such as Aljada, Maryam Island, Al Mamsha in Muwaileh, and other designated zones, meaning you cannot simply buy any property anywhere in Sharjah like UAE nationals can.
Practical challenges unique to Sharjah include the requirement for biometric fingerprint registration at SRERD (which typically requires physical presence in Sharjah), navigating developer No Objection Certificate requirements that vary by project and nationality, and ensuring your property falls within a foreign-registrable zone before committing funds.
We will tell you more in our blog article about foreigner property ownership in Sharjah.
Do banks lend to foreigners in Sharjah in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Sharjah, though options are significantly better if you are a UAE resident with a valid employment visa and salary transfer, while non-residents face more limited and conservative lending terms.
UAE resident expats can typically borrow up to 75% loan-to-value for properties under AED 5 million and around 65% for properties above that threshold, with interest rates generally linked to EIBOR (Emirates Interbank Offered Rate) plus a margin of 1.5% to 3%, resulting in effective rates around 5% to 7% depending on the lender and borrower profile.
Banks typically require foreign applicants in Sharjah to provide passport copies, valid UAE residence visa, salary certificates and bank statements for the past 6 to 12 months, proof of employment, and must ensure the borrower's total debt burden ratio does not exceed the Central Bank's 50% cap on monthly income.
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.
How risky is buying in Sharjah compared to other nearby markets?
Is Sharjah more volatile than nearby places in 2026?
As of early 2026, Sharjah shows lower price volatility than Dubai's hottest investor submarkets but slightly more sensitivity to economic shifts than Abu Dhabi, positioning it as a moderate-risk market within the UAE real estate landscape.
Over the past decade, Sharjah has experienced meaningful price cycles (as reflected in the BIS residential property price index for the UAE), but these swings have generally been less dramatic than Dubai's speculative peaks and troughs, largely because Sharjah's demand base is more affordability-driven and end-user focused rather than investor-dominated.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Sharjah.
Is Sharjah resilient during downturns historically?
Historically, Sharjah has shown moderate resilience during economic downturns, benefiting from "trade-down" demand as households move from pricier emirates to maintain UAE residency at lower cost, though it is not immune to broader regional corrections.
During the 2015-2020 UAE property correction, Sharjah prices declined roughly 15% to 25% from peak levels depending on the area, with recovery taking approximately 3 to 4 years to return to pre-correction values in most mainstream residential segments.
The property types and neighborhoods in Sharjah that have historically held value best during downturns include well-located apartments in established commuter areas like Al Nahda (where tenant demand remains steady), family villas in mature communities with good schools nearby, and units in developments with strong management and lower service charges that attract budget-conscious renters.
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How strong is rental demand behind the scenes in Sharjah in 2026?
Is long-term rental demand growing in Sharjah in 2026?
As of early 2026, long-term rental demand in Sharjah continues to grow steadily, driven by Dubai affordability spillover, with apartment rents up approximately 8% year-over-year and vacancy rates holding around 7% citywide.
The tenant demographics driving Sharjah's long-term rental market include young professionals and mid-level expat families working in Dubai but seeking affordable housing, university students and staff near the Academic City corridor, and essential workers in healthcare, education, and logistics sectors who need to live close to their workplaces.
The Sharjah neighborhoods with the strongest long-term rental demand right now include Al Nahda (popular with Dubai commuters), Muwaileh and Al Taawun (near University City), Al Khan and Maryam Island (attracting higher-income tenants), and Al Majaz (appealing to families seeking lagoon-side living).
You might want to check our latest analysis about rental yields in Sharjah.
Is short-term rental demand growing in Sharjah in 2026?
Sharjah maintains stricter cultural guidelines than Dubai regarding tourism activities, which influences short-term rental operations, though holiday homes and serviced apartments are permitted with proper licensing from the Sharjah Commerce and Tourism Development Authority (SCTDA).
As of early 2026, short-term rental demand in Sharjah shows steady growth, supported by the emirate's 38% tourism surge in 2025 and the 1.6 million hotel guests recorded in 2024, though it remains more modest than Dubai's explosive STR market.
Current average occupancy rates for Sharjah short-term rentals hover around 55% to 65%, which indicates a workable but not exceptional STR opportunity that requires conservative underwriting rather than aggressive revenue projections.
The guest demographics driving Sharjah short-term rental demand include budget-conscious tourists using Sharjah as a base for Dubai day trips, business travelers visiting Sharjah's industrial zones and free trade areas, and families from the GCC and India seeking culturally conservative accommodations with space and affordability.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sharjah.
We made this infographic to show you how property prices in the UAE compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What are the realistic short-term and long-term projections for Sharjah in 2026?
What's the 12-month outlook for demand in Sharjah in 2026?
As of early 2026, the 12-month outlook for Sharjah residential property demand remains firm but increasingly selective, with strong momentum carried over from 2025's record AED 65.6 billion in transactions expected to continue at a more measured pace.
The key factors most likely to influence Sharjah demand over the next 12 months include interest rate movements (particularly EIBOR-linked mortgage costs), the pace of new supply deliveries in master-planned communities, Dubai's rental price trajectory (which pushes spillover demand), and the continued rollout of the Etihad Rail passenger network.
Market analysts forecast Sharjah property prices to increase by approximately 3.5% to 5% over the next 12 months, representing a more sustainable growth rate compared to the sharp appreciation seen in some areas during 2024 and 2025.
By the way, we also have an update regarding price forecasts in The United Arab Emirates.
What's the 3-5 year outlook for housing in Sharjah in 2026?
As of early 2026, the 3 to 5 year outlook for Sharjah housing is positive, with the residential market expected to grow annually by around 5.1% through 2030, potentially reaching a market size of USD 52 billion as population growth and infrastructure improvements drive sustained demand.
Major development projects expected to shape Sharjah over the next 3 to 5 years include the completion of Aljada's remaining phases (eventually housing over 70,000 residents), the Masaar forested community handovers, Etihad Rail passenger operations connecting Sharjah to Abu Dhabi and Dubai, and Sharjah Airport's expansion to 25 million passenger capacity by 2027.
The single biggest uncertainty that could alter Sharjah's 3 to 5 year outlook is the risk of oversupply if too many new units deliver simultaneously in the same submarkets, which could temporarily depress prices and rents until absorption catches up with inventory.
Are demographics or other trends pushing prices up in Sharjah in 2026?
As of early 2026, demographic trends are putting meaningful upward pressure on Sharjah housing prices, with the emirate's population growth running at approximately 5% annually and household formation outpacing new housing supply in key neighborhoods.
The specific demographic shifts most affecting Sharjah prices include the continued influx of Dubai workers seeking affordable family housing within commuting distance, growing international student populations at American University of Sharjah and University of Sharjah, and increased investor interest from 129 nationalities (up from 120 in 2024) following expanded foreign ownership rights.
Beyond demographics, non-demographic trends pushing Sharjah prices include the government's Aqari digital platform rollout (which has reduced transaction friction and increased market participation), the introduction of escrow account regulations for off-plan purchases (boosting buyer confidence), and the growing appeal of Sharjah's family-friendly, culturally conservative lifestyle among GCC and South Asian residents.
These demographic and trend-driven price pressures are expected to continue in Sharjah for at least the next 3 to 5 years, as long as Dubai remains significantly more expensive and UAE population growth continues on its current trajectory.
What scenario would cause a downturn in Sharjah in 2026?
As of early 2026, the most likely scenario to trigger a Sharjah housing downturn would be a combination of sustained interest rate increases that squeeze mortgage affordability, a large wave of new supply delivering simultaneously in the same submarkets, and a regional economic shock that reduces employment and migration to the UAE.
Early warning signs that would indicate a Sharjah downturn is beginning include a sharp increase in days-on-market beyond 90 days across mainstream listings, rising vacancy rates above 12% to 15% in popular rental areas, developers offering aggressive discounts and extended payment plans beyond current norms, and a visible slowdown in SRERD monthly transaction volumes.
Based on historical patterns, a potential Sharjah downturn could realistically see prices decline by 15% to 25% from peak levels over a 2 to 3 year correction period, similar to what occurred during the 2015-2020 UAE property cycle, though Sharjah's affordability-driven demand base typically provides a floor that prevents the steeper drops seen in speculative markets.
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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 | Why it's authoritative | How we used it |
|---|---|---|
| Sharjah Real Estate Registration Department (SRERD) | This is the official Sharjah government body that registers and reports all real estate transactions in the emirate. | We used SRERD as our primary source of truth for transaction volumes, values, and market activity data. We cross-checked SRERD figures via official news releases when PDFs were not directly accessible. |
| Emirates News Agency (WAM) | WAM is the official UAE government newswire that publishes verified statistics directly attributed to government departments. | We used WAM for the cleanest quoted SRERD numbers on transaction values, counts, and foreign investor activity. We relied on these figures to establish market momentum trends. |
| Savills Sharjah Market Report | Savills is a major global real estate consultancy with transparent research practices and on-the-ground presence in the UAE. | We used Savills to interpret what's driving Sharjah demand, including affordability dynamics, commuter patterns, and freehold product availability. We cross-checked their value statements against SRERD figures. |
| Central Bank of the UAE Mortgage Regulations | This is the official UAE banking regulator's rulebook document that governs mortgage lending across all emirates. | We used the CBUAE regulations to anchor what banks can offer foreign borrowers, including LTV caps and debt burden ratio requirements. We paired it with bank product disclosures to show real-world application. |
| Afridi & Angell Legal Commentary | Afridi & Angell is a top-tier regional law firm with expertise in UAE property law and a track record of summarizing enacted legislation. | We used their analysis to explain what changed for foreign property rights in Sharjah under Law No. 2 of 2022. We triangulated their summary with other legal references to ensure accuracy. |
| Etihad Rail Official Announcements | Etihad Rail is the project owner and official source for station locations and rollout timelines for UAE rail infrastructure. | We used Etihad Rail's announcements to identify infrastructure that can shift housing demand, including confirmed Sharjah and Al Dhaid station plans. We used this as the anchor for rail-related demand narratives. |
| IMF UAE 2025 Article IV Report | The International Monetary Fund is a top-tier macroeconomic institution providing independent economic assessments of member countries. | We used the IMF report for macro context on UAE growth, resilience, and risk factors that affect housing demand and credit conditions. We used it to ground our forecasts in more than property sentiment alone. |
| World Bank UAE Data | The World Bank is a global standard reference for comparable macroeconomic indicators across countries. | We used World Bank data to justify demand pressure from population growth and migration. We used it as a conservative baseline when projecting 3 to 5 year housing demand trends. |
| BIS UAE Residential Price Index (via FRED) | The St. Louis Fed republishes Bank for International Settlements housing data in a transparent, downloadable format. | We used the BIS series to discuss historical UAE housing cycle volatility. We used it as a proxy for regional cycle risk when Sharjah-specific long-term indices were not available. |
| Sharjah Tourism Authority (via WAM) | SCTDA is the emirate's official tourism authority, and their statistics are published through verified government channels. | We used tourism data to support short-term rental demand drivers and visitor volume context. We anchored occupancy estimates with official guest figures rather than relying solely on private STR platforms. |
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