Dubai Real Estate Market Report – November 2025

A comprehensive snapshot of Dubai’s real estate market performance in November 2025, featuring key indicators including sustained transaction momentum, strong off-plan participation, resilient pricing trends, and updated sales and leasing benchmarks across Dubai.

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November marked another robust month for Dubai’s real estate sector, underscoring the market’s depth, liquidity, and sustained investor confidence. The month recorded 19,024 transactions across all asset classes, amounting to AED 64.71 billion in value, evidence of steady demand despite broader global uncertainties. Off-plan properties continued to lead activity, representing around 70% of total transactions, as buyers gravitated toward attractive payment structures, upgraded project offerings, and long-term growth potential. Ready homes maintained a solid 30% share, supported by end-users and investors seeking immediate occupancy or stable rental yields.

The leasing market was equally active, with over 84,000 residential and commercial contracts, driven predominantly by renewals, a clear indicator of tenant retention and confidence in Dubai’s affordability, amenities, and quality of life. Overall, the November data highlights a market that is not only absorbing new supply efficiently but also expanding through a broad mix of demand sources, reinforcing Dubai’s position as a resilient and well-balanced real estate ecosystem.

Overall Transactions
19,024
Transaction Value
AED 64.7 Bn
Deals Distribution
Value Distribution
Transactions (M-o-M)
-4.2% ▼
Value (M-o-M)
+9.3% ▲

Navigating the Changing Currents of Dubai’s Residential Sector

Property Type Number of Transactions Transaction Value
Sales - Off-Plan 13031 AED 32.4 Bn
Apartment 11684 AED 24.2 Bn
Serviced/Hotel Apartment 66 AED 77.3 Mn
Villa 1255 AED 7.7 Bn
Villa Plot 26 AED 421.4 Mn
Sales - Ready 5043 AED 13 Bn
Apartment 3998 AED 7.3 Bn
Serviced/Hotel Apartment 171 AED 498 Mn
Villa 839 AED 5 Bn
Villa Plot 35 AED 196.8 Mn
Grand Total 18074 AED 45.4 Bn
Transaction Type Number of Transactions Transaction Value
New 22,747 AED 2.3 Bn
Apartment 20,222 AED 1.7 Bn
Serviced/Hotel Apartment 225 AED 20.1 Mn
Villa 2,300 AED 638.7 Mn
Renewed 34,846 AED 2.8 Bn
Apartment 31,297 AED 2.1 Bn
Serviced/Hotel Apartment 238 AED 15.8 Mn
Villa 3,311 AED 674 Mn
Grand Total 57,593 AED 5.1 Bn

The residential segment continued to lead overall market momentum, supported by robust activity across both apartments and villas. Off-plan sales accounted for the lion’s share of residential transactions, with 13,031 units sold at an average of AED 2,066.8 per sqft, highlighting the premium buyers place on new inventory, improved layouts, and modern amenities. Ready residential sales also remained strong, particularly in established communities where end users prioritise immediate handover and proven rental performance. On the rental front, the market recorded 57,593 residential leases worth AED 5.17 billion, with renewals making up over 60% of activity, an indicator of sustained tenant retention and rising relocation costs across prime and mid-market communities. The average residential rent reached AED 270 per sqft per year, reflecting upward pressure in high-demand districts, yet still competitive compared to global metropolitan benchmarks. This dual strength in sales and rentals underscores continued investor appetite and long-term occupier demand.

TOP-PERFORMING RESIDENTIAL COMMUNITIES

Top 5 Off-Plan Apartment Hotspots by Volume
Top 5 Ready Apartment Hotspots by Volume
Top 3 Apartment Communities with Highest Average Value
La Mer
AED 26 Mn
Bluewaters
Island
AED 10 Mn
Palm
Jumeirah
AED 6.6 Mn
Top 3 Villa Communities with Highest Average Value
Palm Jebel Ali
AED 26 Mn
The Oasis
AED 10 Mn
District One
AED 6.6 Mn

Activity across residential communities in November reveals a clear segmentation of demand between central premium districts and high-volume emerging corridors. Core urban areas such as Business Bay, Downtown Dubai, Dubai Marina, and surrounding zones continued to command higher average price points, supported by lifestyle-driven demand and proximity to employment hubs. In contrast, communities like JVC, International City, DIP, and Motor City attracted large transaction volumes at more accessible price levels, reinforcing their position as key affordability anchors for both owner-occupiers and investors targeting mid-income tenants. The data highlights a widening two-tier structure: premium districts show strong capital resilience and liquidity, while emerging corridors fuel transaction growth through competitive pricing and scale. This creates opportunities for investors to diversify across high-yield value communities and capital-growth urban centres.

RENTAL HOTSPOTS & TENANT TRENDS

Top 5 Apartment Communities with Highest Number of New Rentals
Community Transaction Volume Market Average in AED/Sqft
Jumeirah Village Circle 1,716 102.8
Business Bay 996 133.9
International City 936 60.6
Dubai Marina 677 118.9
Downtown Dubai 541 156.2
Top 5 Villa Communities with Highest Number of New Rentals
Community Transaction Volume Market Average in AED/Sqft
Damac Hills 2 226 55.9
Mirdif 116 57.8
Town Square 105 72
Dubai Hills Estate 91 130
Tilal Al Ghaf 90 112.1
Top 5 Apartment Communities with Highest Number of Renewals
Community Transaction Volume Market Average in AED/Sqft
International City 1,270 55.2
Jumeirah Village Circle 1,067 76.7
Dubai Silicon Oasis 992 63.2
Discovery Gardens 928 66.1
Business Bay 765 104.2
Top 5 Villa Communities with Highest Number of Renewals
Community Transaction Volume Market Average in AED/Sqft
Mirdif 314 46.5
Damac Hills 2 250 47.3
The Springs 112 83.1
Town Square 93 64.7
Reem Mira 87 65.9

Rental performance in November reflects an increasingly mature and stable leasing environment. JVC, Business Bay, International City, Dubai Marina, and Downtown Dubai continued to dominate new apartment leases, representing a broad spectrum of tenant budgets, from value-driven communities to premium urban centres. Villas mirrored this pattern, with Damac Hills 2, Mirdif, Town Square, Dubai Hills Estate, and Tilal Al Ghaf leading new lease activity. Higher renewal rates indicate that tenants are choosing stability amid rising market rates, suggesting that many are prioritising community familiarity, amenity access, and schooling proximity over relocation. The variation in rental averages—from AED 60 per sqft in International City to over AED 150 per sqft in Downtown Dubai—highlights the diversity of tenant profiles across Dubai. This stable rental flow, combined with renewal-driven occupancy sustainability, positions the leasing market as a reliable source of income for yield-focused landlords.

COMMERCIAL SALES & LEASING MARKET

Commercial Sales Transactions

Transaction Type Number of Transactions Transaction Value (in AED) Market Average in AED/Sqft
Sales - Off-Plan 324 1,368,730,765 2,821.40
Office 233 785,254,195 2,548.10
Shop 91 583,476,571 3,521.20
Sales - Ready 326 915,387,645 1,929.10
Office 259 753,692,378 1,896.30
Shop 66 157,695,267 2,041.30
Showroom 1 4,000,000 3,016.10
Grand Total 650 2,284,118,410 2,373.80

Commercial Rental Transactions

Transaction Type Number of Rentals Transaction Value (in AED) Market Average in AED/Sqft/Year
New 13,197 AED 1.3 Bn 164.8
Renewed 13,432 AED 1.5 Bn 198.5
Grand Total 26,629 AED 2.8 Bn 181.8

The commercial sector delivered a strong month, with 650 sales transactions worth AED 2.28 billion, driven by a notable premium on off-plan commercial units averaging AED 2,821 per sqft. Shops, in particular, continued to command the highest commercial prices and rents, underscoring strong demand for retail spaces in vibrant mixed-use districts and community centres. Leasing activity was even more pronounced, with 26,629 commercial rentals recorded in November, valued at AED 2.78 billion. Offices remained a key driver of new leases, particularly in business hubs where expanding SMEs and multinational firms are consolidating operations. Retail rents maintained premium pricing, signalling continued consumer demand and strong footfall in key shopping and lifestyle zones. Together, these dynamics reflect a healthy, diversified commercial market supported by business growth, population expansion, and sectoral diversification.

OFFICE SECTOR & BUSINESS DISTRICT MOMENTUM

Top 5 Off-Plan Office Communities with Highest Number of Sales Transactions and their Market Average
Community Transaction Volume Market Average in AED/Sqft
Business Bay 57 4443.5
Jumeirah Village Circle 40 1895.4
Dubailand Residence Complex 28 1403.9
Dubai Sports City 25 2405.6
Culture Village 18 2200.7
Top 5 Ready Office Communities with Highest Number of Sales Transactions and their Market Average
Community Transaction Volume Market Average in AED/Sqft
Business Bay 96 2129.4
Jumeirah Lake Towers 82 1477.7
Barsha Heights 19 1900
Dubai Silicon Oasis 13 1095.2
Dubai Investment Park First 12 717
Top 5 Office Communities with Highest Number of Renewals
Top 5 Office Communities with Highest Number of New Rentals

Dubai’s office market remained highly concentrated in key business districts, with Business Bay leading across sales, new leases, and renewals. Off-plan offices recorded some of the month’s highest price points, reflecting limited availability of premium commercial stock. Ready-office demand remained resilient in established corporate hubs, while Dubai Industrial City emerged as a strong performer in leasing activity, driven by logistics and manufacturing expansion. Overall, the data reflects a balanced office landscape, with prime districts offering capital resilience and industrial zones delivering scale-driven leasing volumes and stable long-term occupancy.

NEW LAUNCHES & STRATEGIC
MARKET OUTLOOK

November recorded a notable wave of development activity, with 36 new projects launching introducing 17,388 units into the pipeline. Launch prices averaged AED 2,170 per sqft, though select premium products reached AED 8,554 per sqft, underscoring the increasingly diverse range of residential options from large-scale, mid-market communities to high-end waterfront and branded residences. Nearly half of the newly launched inventory was concentrated in Damac Islands 2, Motor City, Majan, Wasl Gate, and DIP, highlighting developers’ continued confidence in these expanding growth corridors. At the same time, upscale and upper-mid tier launches were primarily clustered in Business Bay, Jumeirah, DIFC, and Maritime City, reflecting steady demand for central, branded, and lifestyle-driven properties.

Looking ahead, the broader market remains underpinned by population growth, resilient investor appetite, and healthy rental fundamentals. Yet, the size of the off-plan pipeline means developers will need to focus more on product differentiation, while investors should adopt a more selective approach to community and project positioning. Current trends indicate that a balanced strategy pairing exposure to established premium zones with investments in high-yield emerging districts will offer the most compelling mix of long-term growth and portfolio stability.

Launch Units by Price Segment

Segment Category Units Share
Mid-Market 8,652 50%
Upper-Mid 6,742 39%
Luxury 1,516 8%
Affordable 358 2%
Ultra-Luxury 120 1%
Launch Summary
Projects Launched: 36 (31 Apartments, 5 Villas)
Total Units Launched: 17,388
Average Launch Price: AED 2,170 per Sqft
Price Range: AED 757 - 8,554 per Sqft
Largest Launch: 1,840 Units (Binghatti Sky Terraces, Dubai Motor City)
Smallest Launch: 36 Units (Rabdan Square, Meydan)
Dominant Payment Plan: 10/70/20
Typical Broker Commission: 5%

Top 5 Launch projects by Number of Units and the Communities

Developer Project Price (AED/ Sqft) Units
Damac Islands 2
Damac Properties Bahamas 1 & 2 at Damac Islands 2 1,300 1,210
Damac Properties Bermuda at Damac Islands 2 1,263 469
Damac Properties Tahiti 2 at Damac Islands 2 1,241 484
Damac Properties Cuba at Damac Islands 2 1,259 544
Dubai Motor City
Binghatti Binghatti Sky Terraces 2,311 1,840
Majan
Binghatti Binghatti Vintage 1,271 1,572
Wasl Gate
Wasl Properties Boulevard Park 1,768 1,248
Dubai Investment Park 2
Emaar Grand Polo - Equiterra 1 & 2 1,722 894
Emaar Grand Polo - Equestra 1,810 334