Dubai's residential sector recorded 45,221 transactions valued at AED 137.31 billion in the first quarter of 2026, according to data sourced from Reidin and Dubai Land Department records. The April real estate report 2026 documents a 17.1% quarterly moderation in transaction volume, alongside a near-stable transaction value at -0.5% QoQ and +19.0% YoY. Quarterly activity moved in line with seasonal patterns observed following the year-end peak of Q4 2025, with sustained absorption across both primary and secondary segments.
Download Report- Dubai Real Estate Market Report – Q1 2026 |
| Metric | Value | QoQ Change | YoY Change |
|---|---|---|---|
| Total Transactions | 45,221 units | -17.1% | +3.9% |
| Total Transaction Value | AED 137.31B | -0.5% | +19.0% |
| Off-plan Share (Value) | 75.3% | ↑ | — |
| Off-plan Transactions | 32,608 | — | — |
| Secondary Transactions | 12,613 | — | — |
Headline figures, Q1 2026:
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Total residential transactions: 45,221 units (-17.1% QoQ; +3.9% YoY)
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Total transaction value: AED 137.31 billion (-0.5% QoQ; +19.0% YoY)
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Off-plan share of total value: 75.3% (Q4 2025: 71.6%)
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Off-plan transactions: 32,608 units
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Secondary market transactions: 12,613 units
Macroeconomic Context
The quarter's transaction performance is read against a stable macroeconomic environment. UAE GDP growth is projected at 5.6% for 2026, supported by continued non-hydrocarbon sector expansion, with Dubai-specific GDP forecasts at 4.5%. The Brent OPEC basket averaged AED 372 per barrel during the quarter. The Dubai Consumer Price Index reached 116.4, with housing identified as the principal contributor to inflationary movement. International overnight visitor arrivals reached 19.6 million in 2025, a 5% year-on-year increase.
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UAE GDP growth (2026F): 5.6%
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Dubai GDP growth (2026F): 4.5%
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Brent OPEC basket: AED 372 per barrel (Q1 2026 average)
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Dubai CPI: 116.4
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International visitor arrivals (2025): 19.6 million (+5% YoY)
Residential Sales Volume and Value
The Q1 real estate report 2026 records continued capital allocation into primary stock during the quarter, while secondary market activity moderated on annual measures. Off-plan transactions accounted for the majority share of both volume and value.
| Segment | Transactions | Volume Share | Value (AED Bn) | QoQ Change | YoY Change |
|---|---|---|---|---|---|
| Off-plan | 32,608 | 72.1% | 103.41 | +4.8% | +31.3% |
| Secondary | 12,613 | 27.9% | 33.90 | -13.6% | -7.6% |
Off-plan market:
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32,608 transactions (72.1% share of total residential volume)
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AED 103.41 billion in transaction value (+4.8% QoQ; +31.3% YoY)
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Annual growth supported by sustained developer launch activity
Secondary market:
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12,613 transactions (27.9% share of total volume)
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AED 33.90 billion in transaction value (-13.6% QoQ; -7.6% YoY)
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Demand concentrated in established communities offering immediate occupancy
Annual value growth of 19.0% recorded against a quarterly volume moderation of 17.1% is consistent with pricing resilience across the residential sector, particularly within the off-plan segment.
Quarterly Trend and Supply Pipeline
Total completed residential stock stood at approximately 612,000 units at the end of Q1 2026, with supply additions during the quarter totalling 7,676 units. The quarterly delivery schedule for the remainder of the year points to a substantial step-up in handovers from Q2 onward.
| Category | Units |
|---|---|
| Completed Stock (Q1 2026) | ~612,000 |
| Apartments | 529,456 (84%) |
| Villas | 101,141 (16%) |
| Q1 Deliveries | 7,676 |
| Q2 Pipeline | 29,592 |
| Q3 Pipeline | 52,736 |
| Q4 Pipeline | 63,481 |
| Total Expected Inventory (2026 End) | 757,000 |
Completed stock (end-Q1 2026):
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Apartments: 529,456 units (84% share)
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Villas: 101,141 units (16% share)
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Q1 2026 deliveries: 7,676 units
Announced pipeline (Q2–Q4 2026):
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Q2 2026: 29,592 units
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Q3 2026: 52,736 units
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Q4 2026: 63,481 units
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Apartment share of stock under construction: 86.2%
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Total residential inventory projected at end-2026: 757,000 units
Apartment Sales
The apartment segment recorded 35,847 transactions valued at AED 74.28 billion during the quarter. Volumes moderated 23.0% QoQ from 46,538 units in Q4 2025, while transaction value moderated 18.0% from AED 90.63 billion. On an annual basis, both volumes and values were higher, by 8.6% and 18.7% respectively.
| Category | Transactions | Value (AED Bn) | Volume Share | Value Share | QoQ Change (Vol / Val) | YoY Change (Vol / Val) |
|---|---|---|---|---|---|---|
| Total Market | 35,847 | 74.28 | 100% | 100% | -23.0% / -18.0% | +8.6% / +18.7% |
| Off-plan Apartments | 25,975 | 56.69 | 72.0% | 76.3% | — | +18.9% / +33.5% |
| Secondary Apartments | 9,872 | 17.58 | 28.0% | 23.7% | -16.4% / -15.6% | -11.5% / -12.6% |
Apartment market summary:
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Total transactions: 35,847 units
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Total value: AED 74.28 billion
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QoQ: -23.0% volume; -18.0% value
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YoY: +8.6% volume; +18.7% value
Off-plan apartments:
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25,975 transactions (72% of apartment volume)
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AED 56.69 billion (76.3% of apartment value)
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YoY: +18.9% volume; +33.5% value
Secondary apartments:
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9,872 transactions (-16.4% QoQ; -11.5% YoY)
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AED 17.58 billion in transaction value (-15.6% QoQ; -12.6% YoY)
Top Locations — Apartments
Transaction activity in the apartment segment showed sustained concentration across both primary and secondary submarkets. Off-plan activity was led by emerging master-planned communities, while ready apartment activity remained anchored in established locations.
Off-plan apartment leaders, Q1 2026:
| Location | Share | Transactions |
|---|---|---|
| Dubailand Residence Complex | 17.2% | 2,138 |
| Jumeirah Village Circle | 15.9% | 1,981 |
| Dubai Islands | 13.5% | 1,682 |
| Majan | 9.3% | 1,153 |
| Business Bay | 8.7% | 1,082 |
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Dubailand Residence Complex: 17.2% share (2,138 transactions)
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Jumeirah Village Circle: 15.9% (1,981)
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Dubai Islands: 13.5% (1,682)
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Majan: 9.3% (1,153)
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Business Bay: 8.7% (1,082)
Ready apartment leaders, Q1 2026:
| Location | Share | Transactions |
|---|---|---|
| Jumeirah Village Circle | 22.1% | 1,113 |
| Business Bay | 15.0% | 755 |
| Downtown Dubai | 9.8% | 496 |
| Dubai Marina | 9.7% | 491 |
| Majan | 9.4% | 474 |
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Jumeirah Village Circle: 22.1% share (1,113 transactions)
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Business Bay: 15.0% (755)
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Downtown Dubai: 9.8% (496)
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Dubai Marina: 9.7% (491)
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Majan: 9.4% (474)
Apartment Pricing and Rental Performance
Apartment sales prices reached AED 1,871 per square foot in Q1 2026, with rental rates recorded at AED 128.7 per square foot per month. Both metrics registered sequential and annual growth.
| Metric | Value | QoQ | YoY |
|---|---|---|---|
| Sales Price | AED 1,871/sq.ft | +1.0% | +8.5% |
| Rent | AED 128.7/sq.ft | +1.9% | +5.0% |
| Rental Yield | 7.10% | ↑ | — |
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Sales price: AED 1,871 per sq.ft (+1.0% QoQ; +8.5% YoY)
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Rental rate: AED 128.7 per sq.ft per month (+1.9% QoQ; +5.0% YoY)
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Two-year sales price growth: ~25.9%
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Two-year rental growth: ~16.4%
Underlying drivers include sustained net population inflow associated with Golden Visa reforms, ongoing corporate relocation activity, and continued absorption of inventory across both off-plan and ready segments.
Villa Sales
The villa segment recorded growth on a sequential basis across both volume and value. Total villa transactions reached 8,608 units (+18.2% QoQ; -18.1% YoY), and total transaction value reached AED 61.31 billion (+34.2% QoQ; +16.0% YoY), the highest quarterly reading recorded in the data series.
Villa market summary:
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Total transactions: 8,608 units
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Total value: AED 61.31 billion (record quarterly high)
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Off-plan villas: 6,376 units / AED 46.25 billion (75.4% of villa value)
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Secondary villas: 2,232 units / AED 15.06 billion (24.6% of villa value)
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Off-plan villa value: +61.7% QoQ; +27.3% YoY
Top Locations — Villas
The Dubai market report records pronounced concentration within the off-plan villa segment, with Damac Island City accounting for the majority of transactions during the quarter. Ready villa demand was distributed more evenly across family-oriented suburban communities.
Off-plan villa leaders, Q1 2026:
| Location | Share | Transactions |
|---|---|---|
| Damac Island City | 51.8% | 2,822 |
| The Heights | 13.6% | 739 |
| The Oasis | 9.5% | 518 |
| Dubai Investment Park Second | 6.6% | 358 |
| Nad Al Sheba First | 3.9% | 215 |
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Damac Island City: 51.8% share (2,822 transactions)
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The Heights: 13.6% (739)
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The Oasis: 9.5% (518)
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Dubai Investment Park Second: 6.6% (358)
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Nad Al Sheba First: 3.9% (215)
Ready villa leaders, Q1 2026:
| Location | Share | Transactions |
|---|---|---|
| Damac Hills 2 | 25.9% | 280 |
| The Springs | 9.6% | 104 |
| Al Furjan | 9.4% | 102 |
| The Valley | 8.8% | 95 |
| Mudon | 8.7% | 94 |
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Damac Hills 2: 25.9% share (280 transactions)
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The Springs: 9.6% (104)
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Al Furjan: 9.4% (102)
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The Valley: 8.8% (95)
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Mudon: 8.7% (94)
Villa Pricing and Gross Rental Yields
Villa sales prices reached AED 2,376 per square foot in Q1 2026 (+2.0% QoQ; +12.5% YoY), outpacing apartment-segment appreciation on an annual basis. Rental rates moved at a more measured pace, registering AED 106.3 per square foot per month (+0.6% QoQ).
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Villa sales price: AED 2,376 per sq.ft (+2.0% QoQ; +12.5% YoY)
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Villa rental rate: AED 106.3 per sq.ft per month (+0.6% QoQ)
Gross rental yields reflected the divergent trajectories of capital values and rental performance across the two segments:
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Apartment yields: 7.10% (+91 bps QoQ from 7.03% in Q4 2025)
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Villa yields: 4.57% (compressed from 4.74% in September 2025 and 4.63% in Q4 2025)
Apartment yields held within the 7.00%–7.50% band recorded across the trailing four quarters, placing Dubai apartment returns within the leading tier among comparable global residential markets. Villa yield compression continues to reflect the faster pace of capital appreciation relative to rental growth.
Concluding Observations
The latest real estate report 2026 records measured volume moderation against sustained transaction value, deepening off-plan share, record quarterly value in the villa segment, and apartment yields holding among the strongest in major global markets. The Q1 real estate report latest data, taken together, indicates a market positioned in a phase of recalibration rather than directional shift.
Forward variables identified for monitoring across subsequent quarters:
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Absorption capacity against the elevated Q2–Q4 supply schedule (~145,809 announced units)
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Sustainability of the off-plan share of value at current levels
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Villa yield trajectory against continued capital appreciation
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Submarket concentration risk associated with single-development driven activity
The Dubai Real Estate Market Report Q1 2026 forms part of Reliant Surveyors' quarterly market intelligence coverage. The full dataset, including community-level pricing, transaction volumes, yield benchmarks, and supply pipeline analytics, is available to clients on request.
Reliant Surveyors is a RICS-accredited advisory and consultancy firm operating across the United Arab Emirates since 1977. Services include valuation and professional services, building and project consultancy, strategic advisory, and investment services.
