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If you're wondering what it really costs to rent in Sharjah right now, you're in the right place.
We break down current rental prices for studios, 1-beds, and 2-beds across Sharjah's most popular neighborhoods.
We constantly update this blog post to reflect the latest 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
- Studio rents in Sharjah average around AED 2,500 per month in January 2026, which is roughly 40% lower than similar units in neighboring Dubai.
- Sharjah rents grew about 8% year-over-year in 2026, but this is down from the 18-25% spikes seen in previous years thanks to the new rental index.
- The Muwaileh Commercial area has the highest concentration of rental listings in Sharjah, making it a key hunting ground for budget-conscious tenants.
- Properties in newer master-planned communities like Aljada can command rents nearly double those of older buildings in central Sharjah.
- Sharjah has no metro system, so proximity to universities (not transit) is the bigger rental accelerator in areas like University City.
- September and October are peak months for Sharjah rentals because families settle before the school year and post-summer relocations pick up.
- The 4% tenancy attestation fee in Sharjah (minimum AED 500) adds a meaningful upfront cost that both landlords and tenants need to budget for.
- Individual landlords in Sharjah pay zero income tax on rental earnings under current UAE Federal Tax Authority rules for natural persons.
What are typical rents in Sharjah as of 2026?
What's the average monthly rent for a studio in Sharjah as of 2026?
As of January 2026, the average monthly rent for a studio apartment in Sharjah is around AED 2,500 (approximately $680 USD or €625 EUR).
Most studio apartments in Sharjah fall within a realistic range of AED 1,900 to AED 3,300 per month ($520 to $900 USD, or €475 to €825 EUR), depending on the building and location.
The main factors that cause Sharjah studio rents to vary include building age and maintenance quality, whether parking is included, proximity to major roads like Sheikh Mohammed Bin Zayed Road, and whether the unit is in a newer development like Aljada versus an older building in central areas.
What's the average monthly rent for a 1-bedroom in Sharjah as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment in Sharjah is around AED 3,300 (approximately $900 USD or €825 EUR).
Most 1-bedroom apartments in Sharjah fall within a range of AED 2,700 to AED 4,200 per month ($735 to $1,145 USD, or €675 to €1,050 EUR).
For the cheapest 1-bedroom rents in Sharjah, look at Muwaileh Commercial and older parts of central Sharjah, while the highest 1-bed rents are found in Al Majaz near the Corniche, Al Khan waterfront, and newer communities like Aljada.
What's the average monthly rent for a 2-bedroom in Sharjah as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom apartment in Sharjah is around AED 4,600 (approximately $1,250 USD or €1,150 EUR).
Most 2-bedroom apartments in Sharjah fall within a range of AED 3,800 to AED 5,800 per month ($1,035 to $1,580 USD, or €950 to €1,450 EUR) for mainstream areas and buildings.
The cheapest 2-bedroom rents in Sharjah are typically found in older buildings in areas like Rolla and inner Sharjah, while the most expensive 2-beds are in master-planned communities like Aljada and Tilal City, as well as waterfront locations like Maryam Island where rents can reach AED 9,000 or more per month.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Sharjah.
What's the average rent per square meter in Sharjah as of 2026?
As of January 2026, the average rent per square meter in Sharjah is around AED 520 per year or AED 43 per month (approximately $140 USD or €130 EUR per year).
Across different Sharjah neighborhoods, the rent per square meter ranges from about AED 380 per year in older, inland areas to AED 700 or more in premium waterfront and master-planned communities.
Compared to Dubai, Sharjah's rent per square meter is roughly 35-45% lower, making it one of the most affordable options in the UAE while still offering proximity to Dubai's job market.
Property characteristics that push rent per square meter above average in Sharjah include waterfront views (Al Khan, Maryam Island), newer construction with modern finishes, dedicated parking, and good building management with well-maintained common areas.
How much have rents changed year-over-year in Sharjah in 2026?
As of January 2026, Sharjah apartment rents have increased approximately 8% compared to January 2025.
The main factors driving Sharjah rent changes in 2026 include continued spillover demand from Dubai (where rents are significantly higher), new supply coming online in master-planned communities, and the introduction of Sharjah's rental index which is helping moderate renewal increases.
This year's 8% growth is a notable slowdown from the 18-25% spikes that Sharjah experienced in previous years, signaling that the market is stabilizing after a period of rapid increases.
What's the outlook for rent growth in Sharjah in 2026?
As of January 2026, we expect Sharjah apartment rents to grow between 3% and 6% over the coming year, with newer and well-managed properties seeing gains at the higher end of that range.
The key factors likely to influence Sharjah rent growth include the new rental index (which is designed to limit large renewal increases), new supply from developments like Aljada and Tilal City, and whether Dubai affordability pressures continue pushing tenants toward Sharjah.
Neighborhoods expected to see the strongest rent growth in Sharjah are Aljada, Maryam Island, and the Al Khan waterfront corridor, where demand for newer, amenity-rich properties remains strong.
The main risks that could cause Sharjah rent growth to differ from projections include a sudden economic slowdown, faster-than-expected new supply hitting the market, or changes in Dubai's rental market that reduce spillover demand.
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.
Which neighborhoods rent best in Sharjah as of 2026?
Which neighborhoods have the highest rents in Sharjah as of 2026?
As of January 2026, the top three neighborhoods with the highest average rents in Sharjah are Maryam Island (averaging AED 5,500 to 7,000 per month for 2-beds, or $1,500-$1,900 USD, €1,375-€1,750 EUR), Aljada (AED 5,000 to 6,500 per month, or $1,360-$1,770 USD, €1,250-€1,625 EUR), and Al Khan waterfront (AED 4,800 to 6,000 per month, or $1,305-$1,635 USD, €1,200-€1,500 EUR).
These Sharjah neighborhoods command premium rents because they offer newer construction, waterfront or lagoon views, resort-style amenities like pools and gyms, and modern building management that tenants increasingly value.
The typical tenant profile in these high-rent Sharjah neighborhoods includes expat professionals, families seeking lifestyle amenities, and Dubai commuters willing to pay more for quality within Sharjah's lower overall cost base.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sharjah.
Where do young professionals prefer to rent in Sharjah right now?
The top three Sharjah neighborhoods where young professionals prefer to rent are Al Nahda (for quick Dubai access), Al Taawun (similar commute benefits with more high-rise options), and Aljada (for its modern, walkable community feel).
Young professionals in these Sharjah neighborhoods typically pay between AED 2,800 and AED 4,500 per month ($760 to $1,225 USD, or €700 to €1,125 EUR) for 1-bedroom apartments.
What attracts young professionals to these Sharjah areas includes fast access to Dubai via Sheikh Zayed Road, plenty of dining and retail options, newer building stock with gyms and common areas, and relatively affordable rents compared to equivalent Dubai neighborhoods.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Sharjah.
Where do families prefer to rent in Sharjah right now?
The top three Sharjah neighborhoods where families prefer to rent are Al Majaz (central location with parks and the Corniche), Muwaileh and Muwaileh Commercial (space for money and school access), and newer suburban communities like Tilal City (for families wanting more space in a townhouse setting).
Families renting 2-3 bedroom apartments in these Sharjah neighborhoods typically pay between AED 4,000 and AED 7,000 per month ($1,090 to $1,905 USD, or €1,000 to €1,750 EUR), depending on the unit size and building quality.
What makes these Sharjah neighborhoods attractive to families includes proximity to schools, family-only building policies in many towers, parks and green spaces like Al Majaz Waterfront, and larger apartment layouts compared to Dubai at similar price points.
Top-rated schools near these family-friendly Sharjah neighborhoods include the American School of Creative Science in Muwaileh, GEMS Millennium School in Sharjah, and various nurseries and international schools clustered around University City and Al Majaz.
Which areas near transit or universities rent faster in Sharjah in 2026?
As of January 2026, the top three areas near universities that rent fastest in Sharjah are the University City and Muwaileh corridor, Aljada (close to University City Road), and central Sharjah near Rolla for budget-conscious tenants seeking bus connectivity.
Properties in these high-demand Sharjah areas typically stay listed for only 10 to 20 days when priced correctly, compared to the citywide average of around 30 days.
The typical rent premium for properties within walking distance of Sharjah universities is around AED 200 to AED 400 per month ($55 to $110 USD, or €50 to €100 EUR), though building quality matters more than pure proximity in most cases.
Which neighborhoods are most popular with expats in Sharjah right now?
The top three Sharjah neighborhoods most popular with expats are Al Khan and Maryam Island (waterfront, newer towers), Al Majaz (central lifestyle location), and Al Taawun and Al Nahda (Dubai commuter belt with broad inventory).
Expats renting in these Sharjah neighborhoods typically pay between AED 3,500 and AED 6,500 per month ($950 to $1,770 USD, or €875 to €1,625 EUR) for 1 to 2-bedroom apartments.
What makes these Sharjah neighborhoods attractive to expats includes proximity to Dubai for work, international dining and retail options, waterfront lifestyle in Al Khan and Maryam Island, and English-friendly building management and services.
The expat communities most represented in these Sharjah neighborhoods include South Asian nationals (Indian, Pakistani, Filipino), Arab expats from Egypt and Jordan, and a growing number of European and Asian professionals seeking affordable alternatives to Dubai.
And if you are also an expat, you may want to read our exhaustive guide for expats in Sharjah.
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Who rents, and what do tenants want in Sharjah right now?
What tenant profiles dominate rentals in Sharjah?
The top three tenant profiles that dominate the Sharjah rental market are Dubai commuters seeking lower rents (the largest group), families looking for space and value, and students plus university-linked renters in the Muwaileh corridor.
Dubai commuters represent roughly 40% of Sharjah's rental demand, families account for about 35%, and students and budget-conscious expats make up the remaining 25%.
Dubai commuters typically seek 1-bedroom apartments in Al Nahda or Al Taawun, families look for 2 to 3-bedroom units in Al Majaz or Muwaileh, and students often rent studios or shared apartments near University City.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Sharjah.
Do tenants prefer furnished or unfurnished in Sharjah?
In Sharjah, approximately 75% of long-term tenants prefer unfurnished apartments, while about 25% seek furnished units, though furnished demand is rising in newer communities.
The typical rent premium for furnished apartments in Sharjah compared to unfurnished is around AED 500 to AED 1,000 per month ($135 to $270 USD, or €125 to €250 EUR), depending on furniture quality and location.
Tenant profiles that tend to prefer furnished rentals in Sharjah include short-stay professionals, newly arrived expats who haven't shipped belongings yet, and tenants in waterfront areas like Maryam Island and Al Khan where ready-to-move convenience is valued.
Which amenities increase rent the most in Sharjah?
The top five amenities that increase rent the most in Sharjah are dedicated parking, a gym and pool, good building management and maintenance, a balcony with a view (especially lagoon or sea views), and modern AC systems for efficient cooling.
In terms of rent premiums in Sharjah, dedicated parking adds around AED 200 to 400 per month ($55 to $110 USD, €50 to €100 EUR), gym and pool access adds AED 300 to 600 per month ($80 to $165 USD, €75 to €150 EUR), and a waterfront view can add AED 500 to 1,000 or more per month ($135 to $270 USD, €125 to €250 EUR).
In our property pack covering the real estate market in Sharjah, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Sharjah?
The top five renovations that get the best ROI for Sharjah rental properties are fresh paint and lighting upgrades, kitchen fixture and cabinet refacing, bathroom refresh (fixtures, silicone, tiles), AC servicing or replacement, and entry door and lock upgrades.
In terms of costs and expected rent increases in Sharjah, a paint and lighting refresh costs around AED 3,000 to 6,000 ($815 to $1,635 USD, €750 to €1,500 EUR) and can boost rent by AED 200 to 400 per month, while a kitchen refresh costs AED 5,000 to 10,000 ($1,360 to $2,720 USD, €1,250 to €2,500 EUR) and can add AED 300 to 500 per month to achievable rent.
Renovations that tend to have poor ROI in Sharjah and should be avoided include high-end finishes that exceed neighborhood expectations, full bathroom gut renovations in budget areas, and expensive smart home systems that tenants don't value enough to pay premium rents for.
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 strong is rental demand in Sharjah as of 2026?
What's the vacancy rate for rentals in Sharjah as of 2026?
As of January 2026, the estimated citywide vacancy rate for rental apartments in Sharjah is around 7%.
Across different Sharjah neighborhoods, vacancy rates range from about 4% to 6% in newer, well-managed buildings and prime areas like Aljada and Maryam Island, up to 8% to 10% in older, poorly maintained buildings where price is the main competitive lever.
The current 7% vacancy rate in Sharjah is slightly higher than the tight 5% levels seen during the 2023-2024 rental spike, reflecting the impact of new supply and moderating demand growth.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Sharjah.
How many days do rentals stay listed in Sharjah as of 2026?
As of January 2026, the average number of days that rental apartments stay listed in Sharjah is around 30 days for correctly priced units.
Across different property types and Sharjah neighborhoods, days on market ranges from 10 to 20 days for well-priced units in good buildings with parking, up to 45 to 60 days or more for overpriced units or those with weak maintenance and poor layouts.
The current 30-day average in Sharjah is similar to one year ago, as the market has stabilized after the rapid absorption seen during the 2023-2024 rental boom.
Which months have peak tenant demand in Sharjah?
The peak months for tenant demand in Sharjah are September and October (post-summer move season as families settle before school), followed by January and February (new-year relocations and job changes).
The factors that drive seasonal demand patterns in Sharjah include the academic calendar (families want to move before school starts), the end of summer heat (when outdoor viewings become more practical), and new-year job transfers common in the UAE corporate cycle.
The months with the lowest tenant demand in Sharjah are typically June through August, when extreme heat, school holidays, and Ramadan timing (when applicable) slow down leasing activity.
Buying real estate in Sharjah can be risky
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What will my monthly costs be in Sharjah as of 2026?
What property taxes should landlords expect in Sharjah as of 2026?
As of January 2026, Sharjah landlords do not face an annual property tax bill like in many Western countries, as the UAE does not impose traditional property taxes on residential real estate.
Instead of property taxes, Sharjah landlords typically pay building service charges (in freehold communities) and a tenancy contract attestation fee of 4% of annual rent (minimum AED 500, or about $135 USD, €125 EUR), which is often passed to tenants in practice.
Since there is no conventional property tax in Sharjah, landlords instead focus on service charges (which vary by building and can range from AED 5 to AED 15 per square foot per year) and the one-time or annual tenancy registration costs set by Sharjah Municipality.
Please note that, in our property pack covering the real estate market in Sharjah, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Sharjah right now?
In most long-term Sharjah leases, landlords do not pay utilities directly, as electricity, water, and gas are billed to tenants via SEWA (Sharjah Electricity, Water and Gas Authority).
When landlords do offer "all bills included" furnished rentals in Sharjah, the typical monthly utility cost they cover is around AED 400 to AED 800 ($110 to $220 USD, or €100 to €200 EUR) for a 1 to 2-bedroom apartment, depending on AC usage and unit size.
The common practice in Sharjah is for tenants to set up their own SEWA account and pay utilities directly, while landlords handle owner-side costs like building service charges and any repairs to major systems.
How is rental income taxed in Sharjah as of 2026?
As of January 2026, individual landlords in Sharjah pay zero income tax on rental earnings, as the UAE Federal Tax Authority explicitly carves out real estate investment income for natural persons from corporate tax obligations.
The main deductions Sharjah landlords can claim are effectively moot since there is no rental income tax, but landlords should track maintenance costs, service charges, and agent fees for their own financial records and any future reporting needs.
A common tax mistake specific to Sharjah that landlords should avoid is assuming that operating a larger portfolio or short-term rental business is automatically tax-free, as the FTA guidance treats "business activity" differently from passive real estate investment, and crossing certain thresholds could trigger corporate tax obligations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| Bayut Sharjah Apartments Rental Index | Bayut is a major UAE property portal that publishes transparent, repeatable rental index and price-per-sqft metrics. | We used the Sharjah-wide rent-per-sqft and the 3/6/12-month change figures as our market backbone. We then translated that into real-life monthly rents by applying typical apartment sizes and cross-checking with live listing ranges. |
| Bayut Sharjah 1-Bedroom Rental Index | It's the same index methodology, but focused on 1-bedrooms, which reduces mixing different unit types. | We used it to anchor 1-bed rent-per-sqft levels and the latest annual change for 1-beds. We cross-checked the implied annual rent against listing-heavy districts on Property Finder. |
| Property Finder Sharjah Studios | Property Finder is one of the largest, most widely used real estate marketplaces in the UAE with extensive listing coverage. | We used its Sharjah studio average yearly rent as a direct, consumer-facing benchmark. We used the live listing prices on the page to sanity-check the range around that average. |
| Property Finder Sharjah 1-Beds | It provides a broad, continuously refreshed view of real asking rents and where supply is concentrated by neighborhood. | We used the neighborhood counts (Muwaileh Commercial, Aljada, Al Majaz) to understand where typical Sharjah renters are actually shopping. We used the first-page asking rents to triangulate a realistic citywide 1-bed estimate. |
| Property Finder Sharjah 2-Beds | It's another high-coverage marketplace view of asking rents, which helps validate the middle of the market. | We used it to check the spread between older stock (lower asks) and newer communities (higher asks). We used this spread to build a simple budget, mid, and premium rent ladder for 2-beds. |
| Gulf News Sharjah Rent Analysis | It's a major UAE newspaper and importantly cites named industry sources like Betterhomes and Rentify with concrete rent examples. | We used it for understanding what's driving rents and for real numeric examples for 2-bed units across old versus new versus master-planned communities. We used those examples to calibrate our 2-bed citywide estimate and premium ranges. |
| Colliers Northern Emirates Q2 2025 Report | Colliers is a global real estate consultancy with a standardized research process and clear reporting. | We used its reported rental growth rates (including Sharjah's contribution) as our macro trend check. We used its commentary on supply, infrastructure, and tenant preference shifts to frame the 2026 outlook. |
| Lexis.ae Rental Index Summary | It references a mainstream newspaper report and summarizes the policy intent and timing clearly. | We used it to support the why Sharjah introduced an index narrative and how it affects renewals and disputes. We used that policy context to justify why 2026 rent growth is likely more moderated than the spike period. |
| Sharjah City Municipality Portal | This is the municipality itself, which is as official as it gets for tenancy processes. | We used it to confirm that tenancy contract services and rental-related inquiries are handled through municipal systems. We used it as the authoritative anchor when discussing contract registration, attestation, and related costs. |
| Sharjah Municipality Tenancy Service Guide | It's an official municipality document that explicitly lists the fees and steps. | We used it to cite the tenancy contract and attestation fee formula (4% of annual rent with a minimum). We used it to make the monthly costs section precise rather than hand-wavy. |
| UAE Federal Tax Authority Guide | The FTA is the regulator and its guidance is the primary reference for how taxes apply in practice. | We used it to explain how rental income is treated for individuals (including what is out of scope). We used it to give a confident, compliant answer on rental income taxation as of January 2026. |
| SEWA (Sharjah Electricity, Water and Gas Authority) | It's the official utility provider for Sharjah, so it's the authoritative source for what exists and who bills what. | We used it to anchor the statement that Sharjah utilities are handled via SEWA, not a private provider. We used that to explain which utilities are typically tenant-paid versus landlord-paid in practice. |
| Property Finder Sharjah Title Deed Guide | It cites the Sharjah e-services portal and provides clear transfer fee breakdowns. | We used it to confirm property transfer and registration fees if someone is buying. We used it to give context on first-year cash planning for new landlords. |
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