Legal

Terms of use, sources and methodology

How to read the numbers on this site, where they come from and what they cannot tell you.

Terms of use

This website gives general information about the Dubai property market. It is not financial, investment, legal or tax advice, and it is not a valuation. Figures are taken from the sources and dates shown; past performance does not guarantee future results, and returns are not guaranteed. Decisions you make using the site are your own; take independent advice before you buy.

The site is published by MNS Homez Real Estate L.L.C., Office 1-1, Dubai Investment Park 2, Dubai, UAE. Dubai Department of Economy and Tourism trade licence 1217897. RERA office registration (ORN) 37168. Broker card 62376. The licensed activity is real estate buying and selling brokerage. The company does not let property, manage property, value property, or recommend mortgages. Registrations expire on 14 August 2027. A property advertisement, when we publish one, carries its own DLD Trakheesi permit number.

The offer check and the returns calculator compare figures. They ignore view, floor, condition and the exact building. They are not a valuation and not a forecast. If you later buy or sell through us, we may earn a fee. We tell you the fee in writing before you commit.

Sources and methodology

Registered sales (DLD open data)

Source: Dubai Land Department open data, transactions, retrieved through DLD's public gateway. We include residential sales of units (flats) and buildings (villas/townhouses) registered from 1 January 2026 to the latest date shown. We exclude mortgages, gifts, land and commercial property. Off-plan sales are those DLD records as off-plan (Oqood); the rest are ready.

  • Price per sq ft = registered price ÷ registered size (DLD sizes in sq m × 10.764).
  • Medians are published only where at least 10 sales exist for a month (30 for an area-wide figure). Blank points mean too few sales, not zero.
  • Change Q1→Q3 compares the median price per sq ft in July–September 2026 with January–March 2026, for all flats or (where stated) ready flats only, shown where each quarter has enough sales (30 for all flats, 50 for ready flats). It reflects which buildings sold. A ready-flat move of 15% or more is treated as mix, not as a revaluation of the area.
  • Price bands count sales by registered price (under AED 1m, 1–2m, 2–5m, 5–10m, over 10m).
  • DLD's public gateway only returns the current year, so we do not show 2025 monthly history from DLD.

Rents (DLD Ejari open data)

New residential lease contracts registered in Ejari in 2026 (renewals excluded). Size is converted from sq m. Bedrooms are rarely recorded, so rents are grouped by size band. Ready-flat gross yield = median annual rent per sq ft of new flat leases ÷ median price per sq ft of ready flat sales, both 2026. It is before service charge, vacancy and fees, and it compares different sets of units. Gross yield at the median sale price uses the same rent per sq ft against the median of all 2026 flat sales, which is lower when off-plan prices dominate. There is no rent on an off-plan unit until handover.

Majan and Dubailand Residence Complex publish no rent. Ejari files those communities under Wadi Al Safa land areas that also contain neighbouring communities, and those leases are not split here. Palm Jumeirah villa sales in this extract are too few to describe the villa market; the published prices and yield are flats, and rents also include NAKHLAT JUMEIRA. Dubai Hills figures blend Hadaeq Sheikh Mohammed Bin Rashid (including District One, Sobha Hartland and Meydan) with Dubai Hills Estate.

The citywide median of new flat leases in Ejari went from AED 72,000 in January 2026 to AED 75,000 in September (+4.2%). Rent per sq ft went from AED 96.9 to AED 97.6. Flats under 600 sq ft went from AED 48,000 to AED 45,000. These are medians of all new leases, not one building.

Published figures

Monthly prices, sales and rents on this site are computed from Dubai Land Department open data for January–September 2026, retrieved 3 October 2026. We do not republish figures from other brokerages, research firms or older news reports.

Area profile radar

Each axis ranks an area among the 15 areas we track (percentile 0–100, higher is better): liquidity (2026 registered sales), ready-flat gross yield, ready-flat price change Q1→Q3 and ready-market depth (100 − off-plan share). Ready-flat price moves of 15% or more are left off the momentum axis. Missing values are omitted. The table still shows the raw change.

Returns calculator formulas

  • Total acquisition cost = price + DLD 4% + title/admin fees + trustee fee + agency (2% + VAT) + other + mortgage registration (0.25% of loan + fee) + bank arrangement fee (+ VAT) + valuation.
  • Cash needed (equity) = total acquisition cost − loan.
  • Each year: rent × (1 + rent change)t−1, less vacancy (months ÷ 12); less service charge, management (% of collected rent) and maintenance, the last two inflating yearly; less 12 × the monthly mortgage payment = net cash flow.
  • A blank service charge with a size entered uses AED 15 per sq ft per year, the midpoint of a typical AED 10–25 band. That is not the building's Mollak figure. With no size and no service charge, the cost is AED 0 and net yield is too high. A blank maintenance field is 0.5% of the price per year.
  • The default selling cost is 2.1% agency commission on a later sale (2% plus VAT) plus a developer NOC of AED 2,000. The NOC is not commission. Buyer agency, if it is switched on, is paid when you buy and is not this sale fee. The two fees are different transactions. Selling costs do not include a bank early-settlement fee or an off-plan assignment fee. Off-plan mode starts with buyer agency switched off, because the developer often pays it. A ready purchase includes 2% plus VAT unless you switch it off.
  • If the loan-to-value you type is above the cap for the case, the results use the cap. Off-plan is 50% for every buyer. A non-resident ready purchase is capped here at 60%, a usual bank ceiling. A resident expatriate buying to rent is capped at 60%, and at 80% below AED 5 million or 70% at or above that only if they will live in a ready home. A UAE national buying to rent is capped at 65%, and at 85% up to AED 5 million or 75% above that if they will live in it.
  • Gross yield = rent ÷ price. Net yield on price = year-1 net operating income ÷ price. Net yield on cost = year-1 net operating income ÷ total acquisition cost.
  • Cash-on-cash = year-1 net cash flow ÷ equity. Break-even rent = rent at which year-1 cash flow is zero.
  • Exit: sale price = price × (1 + annual price change)N, less selling costs and the outstanding loan.
  • IRR solves Σ CFt/(1+r)t = 0 over the hold (bisection). Off-plan mode uses one set of cash flows for the IRR and the year table: fees at booking, instalments on the plan, rent only after handover plus any delay, and the sale. The table adds those monthly flows up by year. The IRR is the monthly series, annualised. If the plan does not add up to 100% of the price, the page shows a warning and does not produce an IRR.

Photo credits

Photographs are used under licences that allow commercial use. Unsplash photos are under the Unsplash License. Wikimedia Commons photos are under the licence named below; we credit the photographer.

  • Dubai skyline, golden hour (home hero): Unsplash.
  • Dubai skyline at dusk: Paul Morgan, CC BY 2.0.
  • Business Bay canal and towers: original image.
  • Dubai Marina at night: original image.
  • Palm Jumeirah, looking toward Atlantis: Jhonwayne Pumaras, Unsplash.
  • Modern villa and pool (Dubai Hills): Unsplash.
  • Jumeirah Lake Towers: original image.
  • Jumeirah Village Circle: Alim, Unsplash.
  • Dubai townhouse street (Jumeirah Village Triangle): Thanuj Mathew, Unsplash.
  • Low-rise street in Dubai (Arjan): Ben Koorengevel, Unsplash.
  • Villa neighbourhood in Dubai (Dubailand Residence Complex): Eslam Tawakol, Unsplash.
  • Al Wasl dome, Expo City Dubai (Dubai South): Saher Suthriwala, Unsplash.
  • Deira Islands, also called Palm Deira (now Dubai Islands), under construction: giggel, CC BY 3.0.
  • Majan: original image.
  • Dubai International Stadium (Dubai Sports City): Dave Morton, public domain.
  • Dubai Creek Harbour: Lxs, CC BY 4.0.
  • Apartment interior: Unsplash.
  • Handshake: Unsplash.
  • City at night: Unsplash.
  • Villa and pool: Unsplash.
  • Residential building: Unsplash.

Check an offer

Your price per sq ft is shown next to the typical registered sale of the same type in the same area. Bedrooms and status are used when at least 15 matching sales exist. If a filter is widened because there are fewer than 15 sales, the result says so in the main sentence. Sales under AED 400 per sq ft are left out of this check. That floor is below the gap under a handful of 2026 rows, including Dubai Hills flats near AED 174 per sq ft, which are not usable comparables. A price more than 15% below the typical sale is marked unusually low, because the record may be a different kind of sale. The resale count is ready sales in the whole area, not this bedroom count and not off-plan assignment sales. It does not account for view, floor, condition or the exact building, and it is not a valuation.