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 recorded AED 44.3 billion in transactions during the first nine months of 2025, a 58% jump from the previous year, signaling strong momentum heading into 2026.
Foreign investment has surged by over 62%, with buyers from 121 nationalities now actively purchasing in designated freehold areas like Aljada, Maryam Island, and Tilal City.
Whether you're chasing rental yields of 6% to 10% or betting on long-term appreciation in master-planned communities, Sharjah now offers serious alternatives to Dubai's pricier neighborhoods.
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
What's the Current Real Estate Market Situation by Area in Sharjah?
Which areas in Sharjah have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Sharjah for property purchases are Muwaileh Commercial (around AED 14,100 per square meter), Maryam Island (approximately AED 12,000 per square meter), and Tilal City/Masaar (between AED 10,800 and AED 11,500 per square meter).
In these premium Sharjah neighborhoods, buyers should expect to pay anywhere from AED 10,000 to AED 15,000 per square meter, with prices climbing higher for waterfront views or newly delivered units in master-planned communities.
Each of these high-priced areas commands premium values for different reasons:
- Muwaileh Commercial: Newer, amenity-rich buildings with smaller, modern units near Aljada's retail and entertainment hubs.
- Maryam Island: Sharjah's only true waterfront development with Arabian Gulf views and a 900-meter promenade lifestyle.
- Tilal City/Masaar: Family-oriented villa communities with 70,000 trees, cycling tracks, and 100% ready infrastructure.
Which areas in Sharjah have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Sharjah for property buyers are Al Qasimia (around AED 5,400 per square meter), Al Majaz (approximately AED 6,260 per square meter), and Al Nahda (about AED 6,560 per square meter).
In these budget-friendly Sharjah neighborhoods, prices typically range from AED 5,000 to AED 7,000 per square meter, which translates to entry-level apartments starting around AED 300,000 to AED 450,000 for studios and one-bedrooms.
The trade-offs in these lower-priced areas differ by location: Al Qasimia features older building stock with potential maintenance surprises; Al Majaz has mixed quality where lagoon-view towers sit alongside dated interior buildings; and Al Nahda offers strong tenant demand but chronic traffic congestion during Dubai commute hours.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Sharjah Offer the Best Rental Yields?
Which neighborhoods in Sharjah have the highest gross rental yields in 2026?
As of early 2026, the Sharjah neighborhoods delivering the highest gross rental yields are Al Qasimia (approximately 12%), Al Nahda (around 10%), Aljada (between 7.5% and 8.5%), and Maryam Island (roughly 6% to 7%).
Across Sharjah as a whole, typical gross rental yields for investment properties range from 5% to 10%, with older value-stock apartments at the higher end and premium waterfront units at the lower end due to higher purchase prices.
Here's why these top-yielding Sharjah neighborhoods outperform others:
- Al Qasimia: Low entry prices (AED 300,000 to 400,000) paired with steady rental demand from budget-conscious tenants.
- Al Nahda: Strong "Dubai job, Sharjah rent" commuter demand keeps vacancy rates minimal year-round.
- Aljada: New community amenities attract tenants willing to pay premiums while purchase prices remain below Dubai equivalents.
- Maryam Island: Waterfront lifestyle commands higher rents, though elevated purchase prices compress yields slightly.
Finally, please note that we cover the rental yields in Sharjah here.
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Which Areas in Sharjah Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Sharjah perform best on Airbnb in 2026?
As of early 2026, the Sharjah neighborhoods performing best on Airbnb are Maryam Island (with occupancy rates around 55% to 60% and nightly rates of AED 250 to 400), Al Majaz near Khalid Lagoon (approximately 50% occupancy at AED 180 to 300 per night), Al Khan Corniche (similar occupancy with waterfront premiums), and Aljada's Al Mamsha district (growing rapidly with modern units attracting weekend visitors).
Top-performing Airbnb properties in Sharjah typically generate between AED 3,500 and AED 5,500 in monthly revenue, though the best waterfront units with sea views can exceed AED 7,000 monthly during peak winter season from November to March.
Each of these Sharjah neighborhoods succeeds on Airbnb for distinct reasons:
- Maryam Island: Purpose-built waterfront with promenade, beach access, and hotel-adjacent positioning attracts weekend tourists.
- Al Majaz: Proximity to Al Majaz Waterfront Park, musical fountain, and family attractions creates year-round visitor demand.
- Al Khan Corniche: Beach and lagoon access combined with 15-minute Dubai accessibility appeals to short-stay guests.
- Aljada (Al Mamsha): Modern amenities, cafes, and entertainment venues attract younger travelers seeking lifestyle experiences.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sharjah.
Which tourist areas in Sharjah are becoming oversaturated with short-term rentals?
The three Sharjah tourist areas showing signs of short-term rental oversaturation are Maryam Island (where investor concentration is highest), the Al Khan Corniche towers (popular among first-time STR investors), and parts of Al Majaz near the waterfront park (where many buildings now have multiple Airbnb listings).
In Maryam Island alone, there are now several hundred active short-term rental listings competing for guests, and some buildings have 15% to 20% of their units operating as holiday homes, creating intense local competition.
The clearest indicator of oversaturation in these Sharjah areas is declining average daily rates despite stable occupancy, meaning hosts must continuously lower prices to fill calendars, which erodes the yield advantage that attracted investors in the first place.
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 Areas in Sharjah Are Best for Long-Term Rentals?
Which neighborhoods in Sharjah have the strongest demand for long-term tenants?
The Sharjah neighborhoods with the strongest long-term tenant demand are Al Nahda (classic Dubai commuter belt), Al Taawun (slightly more upscale border location), Aljada (modern community with family appeal), and Muwaileh Commercial (popular with university staff and students).
In these high-demand Sharjah rental areas, typical vacancy periods range from just 2 to 4 weeks, with well-maintained units in good buildings often receiving multiple tenant inquiries within days of listing.
Different tenant profiles drive demand in each neighborhood:
- Al Nahda: Dubai-employed professionals seeking affordable family apartments with short commutes.
- Al Taawun: Mid-level executives and small business owners wanting modern towers near the Dubai border.
- Aljada: Young families and couples attracted by community amenities, schools, and entertainment facilities.
- Muwaileh Commercial: University faculty, students, and education sector workers from nearby campuses.
What makes these neighborhoods especially attractive to long-term tenants in Sharjah is the combination of accessible pricing (30% to 40% below comparable Dubai units), reliable public services, and increasingly modern infrastructure with supermarkets, clinics, and schools within walking distance.
Finally, please note that we provide a very granular rental analysis in our property pack about Sharjah.
What are the average long-term monthly rents by neighborhood in Sharjah in 2026?
As of early 2026, average monthly rents in Sharjah's main neighborhoods range from approximately AED 3,750 in older Muwaileh buildings to AED 6,900 in premium Aljada apartments, with most areas falling between AED 5,000 and AED 6,500 per month for standard two-bedroom units.
In Sharjah's most affordable rental neighborhoods like Al Qasimia and parts of Muwaileh, entry-level apartments typically rent for AED 2,500 to AED 4,000 monthly for studios and small one-bedrooms.
Mid-range Sharjah neighborhoods such as Al Nahda (around AED 5,300 monthly), Al Taawun (approximately AED 5,800 monthly), and Al Majaz (about AED 5,200 monthly) offer two-bedroom apartments in the AED 4,500 to AED 6,500 range.
Premium Sharjah areas like Maryam Island (approximately AED 6,400 monthly), Al Khan (around AED 6,600 monthly), and Aljada (about AED 6,900 monthly) command monthly rents of AED 6,000 to AED 9,000 for modern two and three-bedroom units with community amenities.
You may want to check our latest analysis about the rents in Sharjah here.
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Which Are the Up-and-Coming Areas to Invest in Sharjah?
Which neighborhoods in Sharjah are gentrifying and attracting new investors in 2026?
As of early 2026, the Sharjah neighborhoods attracting the most new investor interest are Aljada (the largest master-planned community with 25,000 planned homes), Tilal City/Masaar (a forested villa community reaching 50% completion), and Al Zahia in Muwaileh Commercial (a Majid Al Futtaim family-oriented development).
These gentrifying Sharjah neighborhoods have experienced annual price appreciation of 5% to 12% over the past two years, with Aljada and Masaar leading the pack as completed phases demonstrate strong resale liquidity and tenant demand.
Which areas in Sharjah have major infrastructure projects planned that will boost prices?
The Sharjah areas with the most significant infrastructure projects expected to boost property prices are Aljada (with its Zaha Hadid-designed Central Hub), Masaar in Tilal City (completing all six phases by end of 2026), and the broader Muwaileh/University City corridor benefiting from metro expansion planning.
Specific projects underway include the Aljada Central Hub entertainment complex (328,000 square feet with waterplay areas, retail, and event spaces), the Masaar completion with 3,000 villas and a 6.6-kilometer cycling track, and the AED 145 million sports complex at Aljada scheduled for late 2026 delivery.
Historically in Sharjah, areas that received major infrastructure upgrades like the Al Badee interchange on Emirates Road saw property prices increase by 10% to 20% within two to three years of project completion, as improved accessibility attracted both end-users and investors.
You'll find our latest property market analysis about Sharjah here.
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.
Which Areas in Sharjah Should I Avoid as a Property Investor?
Which neighborhoods in Sharjah with lots of problems I should avoid and why?
The Sharjah neighborhoods that present the most challenges for foreign property investors are older central districts with unclear ownership structures, aging tower clusters in parts of Al Qasimia and Al Nabba with deferred maintenance, and specific buildings in Al Nahda and Al Taawun with chronic parking and congestion issues.
Here are the main problems affecting each area:
- Older central districts: Title formats may not support foreign ownership under the 2022 SEC freehold expansion rules.
- Parts of Al Qasimia/Al Nabba: Buildings from the 1990s often have opaque maintenance histories and surprise capital expenditure calls.
- Specific Al Nahda/Al Taawun towers: Strong rental demand masks parking shortages and peak-hour gridlock that frustrates tenants.
For these Sharjah neighborhoods to become viable investment options, they would need either formal inclusion in designated freehold zones with clear title registration, transparent building management with published reserve fund accounts, or significant infrastructure improvements to address traffic and parking capacity.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Sharjah.
Which areas in Sharjah have stagnant or declining property prices as of 2026?
As of early 2026, the Sharjah areas experiencing the most price stagnation are older buildings in central Al Qasimia (flat to slightly negative over three years), certain aging towers in Al Majaz away from the lagoon (minimal appreciation), and oversupplied off-plan pockets in secondary locations where delivery delays have dampened enthusiasm.
These stagnating Sharjah areas have seen price movements ranging from -2% to +2% annually over the past three years, compared to the 5% to 12% gains recorded in new master-planned communities during the same period.
The underlying causes of price weakness differ by area:
- Central Al Qasimia: Aging building stock requires costly upgrades that neither owners nor tenants want to fund.
- Interior Al Majaz towers: No water views means competing directly on price with newer, better-amenitized buildings elsewhere.
- Secondary off-plan locations: Delivery delays and lack of community amenities reduce buyer confidence and resale liquidity.
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Which Areas in Sharjah Have the Best Long-Term Appreciation Potential?
Which areas in Sharjah have historically appreciated the most recently?
The Sharjah areas that have historically appreciated the most over the past five years are Al Majaz (with exceptional gains in prime lagoon-view properties), Maryam Island (benefiting from waterfront scarcity), Aljada (riding master-plan momentum), and Tilal City/Masaar (attracting family-oriented buyers willing to pay premiums for green living).
Here are the approximate appreciation figures for each top-performing Sharjah area:
- Al Majaz (lagoon-front): Up to 51% year-over-year in select premium towers during the 2024-2025 boom.
- Maryam Island: Approximately 9% annual appreciation with consistent demand for waterfront units.
- Aljada: 8% to 12% annual gains as community amenities and schools come online.
- Tilal City/Masaar: 7% to 10% annual appreciation driven by forest community uniqueness and sell-out launches.
The main driver behind above-average appreciation in these Sharjah areas is the combination of scarcity (limited waterfront or master-planned supply), continued infrastructure delivery that validates the investment thesis, and strong end-user demand from families priced out of equivalent Dubai communities.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Sharjah.
Which neighborhoods in Sharjah are expected to see price growth in coming years?
The Sharjah neighborhoods expected to see the strongest price growth in coming years are Aljada (central districts near entertainment hubs), Masaar phases 2 and 3 (with 2026-2027 completions), Maryam Island (as remaining phases deliver), and Al Zahia (benefiting from Muwaileh corridor maturation).
Here are the projected annual growth rates for these high-potential Sharjah neighborhoods:
- Aljada: 5% to 8% annually as the Central Hub and mall open, creating a "new downtown" effect.
- Masaar: 5% to 7% annually driven by sell-out launches and forest community premium.
- Maryam Island: 4% to 6% annually as waterfront scarcity intensifies with limited new supply.
- Al Zahia: 4% to 6% annually as family infrastructure matures and the school district expands.
The single most important catalyst expected to drive future price growth in these Sharjah neighborhoods is the continued delivery of community amenities, retail, schools, and entertainment facilities that transform off-plan promises into livable, desirable addresses with demonstrated tenant and resale 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.
What Do Locals and Expats Really Think About Different Areas in Sharjah?
Which areas in Sharjah do local residents consider the most desirable to live?
The Sharjah areas that local residents consistently consider the most desirable to live are Al Majaz (for its lagoon lifestyle and family-friendly waterfront), Al Khan and Maryam Island (for premium waterfront living), and Aljada/Al Zahia (for modern community convenience and green spaces).
Here's what makes each area most desirable to Sharjah locals:
- Al Majaz: Walkable access to Khalid Lagoon, the musical fountain, parks, and established retail strips.
- Al Khan/Maryam Island: Beach access, promenade lifestyle, and proximity to cultural attractions like Sharjah Aquarium.
- Aljada/Al Zahia: Modern infrastructure, community schools, cycling tracks, and car-free pedestrian areas.
The demographics in these locally-preferred Sharjah areas tend toward established Emirati families in Al Majaz, affluent expat professionals and young Emirati couples in Maryam Island, and growing families (both Emirati and expat) seeking space and community in Aljada and Al Zahia.
Local Sharjah preferences often align with what foreign investors target in terms of area choice, but locals tend to prioritize building quality and community reputation over pure yield calculations, sometimes avoiding high-yield older stock that attracts yield-focused foreign buyers.
Which neighborhoods in Sharjah have the best reputation among expat communities?
The Sharjah neighborhoods with the best reputation among expat communities are Al Nahda and Al Taawun (for Dubai commuters), Aljada (for modern lifestyle seekers), and Maryam Island (for those wanting waterfront living without Dubai prices).
Here's why expats prefer these Sharjah neighborhoods over others:
- Al Nahda/Al Taawun: 15 to 20-minute Dubai commutes, familiar retail chains, and established expat social networks.
- Aljada: Modern apartments with community amenities, international schools, and a "new build" feel that appeals to relocating families.
- Maryam Island: Waterfront lifestyle comparable to Dubai Marina at 30% to 40% lower prices.
The expat profiles in these popular Sharjah neighborhoods typically include South Asian and Middle Eastern professionals with Dubai jobs in Al Nahda, European and American families seeking value in Aljada, and younger Arab and Asian couples attracted to Maryam Island's lifestyle positioning.
Which areas in Sharjah do locals say are overhyped by foreign buyers?
The three Sharjah areas that locals commonly say are overhyped by foreign buyers are Maryam Island (where some buyers pay Dubai-level premiums), select Al Khan waterfront towers (where views command prices that don't match building quality), and certain new Aljada phases (where off-plan excitement outpaces delivery reality).
Here's why locals believe these areas are overvalued:
- Maryam Island: Foreign buyers pay for the "waterfront" label without scrutinizing actual unit quality or service charges.
- Al Khan waterfront: Some older towers with views still have dated interiors and high maintenance costs locals know to avoid.
- New Aljada phases: Off-plan prices reflect future potential, but locals wait to see actual amenity delivery before committing.
What foreign buyers typically see in these Sharjah areas that locals don't value as highly is the marketing narrative of "waterfront lifestyle" or "master-planned community" without the granular knowledge of which specific buildings have reliable management, realistic service charges, and genuine resale liquidity.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Sharjah.
Which areas in Sharjah are considered boring or undesirable by residents?
The Sharjah areas that residents commonly consider boring or undesirable are older industrial-adjacent zones in parts of Industrial Area and Al Sajaa, isolated residential pockets far from retail and services, and certain aging tower clusters in central Sharjah with poor walkability and limited parking.
Here's why residents find these Sharjah areas boring or undesirable:
- Industrial-adjacent zones: Truck traffic, limited retail, and no community feel make daily life tedious.
- Isolated residential pockets: Car dependency for every errand with no cafes, parks, or social spaces within walking distance.
- Aging central tower clusters: Dated buildings, cramped parking, and lack of green space create a purely functional existence.
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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 Executive Council (SEC) | Official Sharjah government body publishing legal ownership rules. | We used it to confirm what foreigners can legally buy and in which designated areas. We treated this as the definitive source for ownership eligibility in Sharjah. |
| Emirates News Agency (WAM) | UAE's official state news agency citing government transaction data. | We used it to quantify market activity with the AED 44.3 billion transaction figure. We relied on WAM for growth rates and foreign investment percentages. |
| Sharjah Municipality | Official municipal portal with rental indicator services. | We used it as the authoritative reference for rent benchmarks. We recommend buyers use this tool to validate expected rental income before purchasing. |
| Property Finder | Major UAE property portal with consistent neighborhood data. | We used it to calculate price per square meter and gross yields across all neighborhoods. We applied the same methodology to ensure comparability. |
| Bayut | Leading UAE property platform with annual market reports. | We used it to cross-check price trends and rental demand indicators. We referenced their 2024 Annual Report for year-over-year appreciation data. |
| AirDNA | Recognized STR analytics firm tracking Airbnb and Vrbo data. | We used it to quantify Sharjah-wide short-term rental performance. We relied on occupancy rates, ADR, and revenue figures for Airbnb analysis. |
| REIDIN | Regional real estate data publisher with transparent index reporting. | We used it to ground price growth and decline discussions with index signals. We avoided relying solely on listing prices by triangulating with REIDIN data. |
| Arada Developments | Major Sharjah developer behind Aljada and Masaar communities. | We used their press releases and project updates to track delivery timelines. We referenced their sales figures to assess market demand in new communities. |
| Sharjah Tourism Authority (SCTDA) | Official tourism authority with visitor statistics and STR framework. | We used it to understand tourism demand drivers for short-term rentals. We referenced their Holiday Homes Project licensing requirements. |
| Central Bank of UAE | UAE central bank publishing EIBOR benchmark rates. | We used it to provide context on financing costs affecting buyer affordability. We referenced EIBOR as the base rate for mortgage pricing discussions. |
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