Dubai's real estate market closed 2025 with a staggering AED 917 billion in total transaction value — a 20% jump from the year before — and the momentum has only accelerated into 2026. January alone saw AED 111 billion in transactions, an 80%+ increase year-over-year, according to Dubai Land Department CEO Majid Al Marri.
But for investors, the headline numbers tell only part of the story. The real opportunity lies in understanding how prices vary dramatically from one community to the next. A square foot in Palm Jumeirah costs roughly four times what it does in International City. Some emerging communities saw price surges of 25-29% in 2025, while established luxury areas grew at a steadier 4-6%.
This guide breaks down Dubai property prices by area in 2026, using price per sqft data for 20+ communities, year-over-year trend analysis, and yield comparisons — so you can identify where the value really lies.
Dubai Property Prices by Area: The 2026 Price Per SqFt Map
The table below presents estimated price per sqft across Dubai's major communities, combining 2025 year-end data with 2026 projected adjustments based on confirmed market trends.
| Community | Est. Price/SqFt (AED) | Property Type | YoY Change (2025) | Rental Yield |
|---|
| Palm Jumeirah | 3,200-4,500 | Apartments/Villas | +4.1% | 4-5% |
| Downtown Dubai | 2,800-3,800 | Apartments | +5.8% | 4.5-5.5% |
| Dubai Marina | 1,800-2,600 | Apartments | +6.2% | 5.5-6.5% |
| Dubai Hills Estate | 1,600-2,400 | Villas/Apartments | +4.6% | 5-6% |
| Business Bay | 1,500-2,200 | Apartments | +5.5% | 6-7.5% |
| JLT | 1,300-1,800 | Apartments | +7% | 6.5-7.5% |
| Dubai Creek Harbour | 1,600-2,200 | Apartments | +8% | 5.5-6.5% |
| Al Furjan | 1,100-1,500 | Villas/Apartments | +11% | 6-7% |
| Jumeirah Village Circle (JVC) | 900-1,300 | Apartments | +11% | 7-9% |
| Arjan | 850-1,200 | Apartments | +9-25% | 7-8.5% |
| Dubai Silicon Oasis | 800-1,100 | Apartments | +29% | 7-8% |
| Town Square Dubai | 850-1,200 | Apartments/Villas | +10% | 7-7.5% |
| DAMAC Hills | 1,000-1,500 | Villas/Apartments | +16% (villas) | 6.5-7.5% |
| DAMAC Hills 2 | 700-950 | Apartments | +9-25% | 8-9% |
| Dubai South | 750-1,050 | Apartments/Villas | +20%+ (villas) | 7.5-8.5% |
| International City | 700-900 | Apartments | +5% | 9-10% |
| Discovery Gardens | 800-1,000 | Apartments | +4% | 9-10% |
| Dubai Investment Park | 700-950 | Villas/Apartments | +6% | 8.5-9.5% |
| Dubailand | 800-1,100 | Villas/Apartments | +20%+ (villas) | 7-8% |
| Expo City Dubai | 900-1,300 | Apartments/Villas | +12% (est.) | 6.5-7.5% |
Data sources: DLD transaction data via DXB Interact (Jan 2026), Bayut/Dubizzle annual report via Gulf News (Jan 2026), The Luxury Playbook market forecast (Nov 2025). Price ranges reflect variation within communities based on property type, view, finish quality, and building age.
Fastest Growing Areas: Where Prices Surged in 2025-2026
Dubai Silicon Oasis: The +29% Outlier
Dubai Silicon Oasis recorded the highest apartment price growth in all of Dubai at +29% year-over-year. This freezone community, home to over 1,000 tech companies, has transformed from a budget-friendly suburb into a serious investment destination.
Several factors drive this surge. The community offers a self-contained lifestyle with schools, retail, and parks at prices still well below the city average. Its tech-industry anchor provides a stable tenant base of professionals. And with 121 off-plan projects in nearby Al Furjan and 57 projects in Silicon Oasis itself, developer confidence signals long-term growth.
For 2026, prices in Dubai Silicon Oasis are expected to stabilize somewhat as the community matures, but the yield profile remains attractive at 7-8% — significantly above the city average.
Arjan and Dubai South: The Mid-Market Growth Engines
Arjan recorded apartment price growth of 9-25% in 2025, driven by its strategic location between Dubai Marina and JVC, combined with a wave of new project launches. With 90 active projects and starting prices still under AED 1,000/sqft, Arjan offers one of the best entry points for investors seeking both yield and appreciation.
Dubai South mirrors this trajectory. Villa prices surged 20%+ in 2025, fueled by the expansion of Al Maktoum International Airport and the community's positioning as Dubai's next logistics and aviation hub. With 79 active projects, 800 units delivered in 2025, and 1,300 more scheduled for 2026, the supply pipeline is robust without being overwhelming.
Villa Hotspots: Murooj Al Furjan and Arabian Ranches 3
On the villa side, Murooj Al Furjan and Arabian Ranches 3 recorded 17-28% price growth in 2025. These communities benefit from strong family demand, reputable developers (Nakheel and Emaar respectively), and limited new villa supply in their price segment.
Al Furjan, with 121 active projects, has become one of Dubai's most dynamic mid-market villa communities. Prices per sqft still sit at AED 1,100-1,500 — well below Dubai Hills Estate at AED 1,600-2,400 — creating a clear value proposition for families priced out of premium villa communities.
Established Premium Areas: Steady Growth, Capital Preservation
Palm Jumeirah: Ultra-Prime Stability
Palm Jumeirah remains Dubai's most prestigious address, with prices per sqft ranging from AED 3,200 to AED 4,500. Growth was a modest +4.1% in 2025, but this understates the market dynamics. Ultra-prime beachfront villas on the fronds continue to set records, while apartment values in older towers have plateaued.
The median home price on Palm Jumeirah stands at AED 8.2 million — nearly five times the city-wide median of AED 1.7 million. Rental yields sit at 4-5%, the lowest in Dubai, but capital preservation is the draw. With 79 active projects and limited new supply, scarcity continues to underpin values.
Downtown Dubai and Dubai Marina: The Core Portfolio Play
Downtown Dubai recorded +5.8% price growth in 2025, with prices per sqft at AED 2,800-3,800. As home to Burj Khalifa and Dubai Mall, this district benefits from unmatched global recognition and consistent demand from high-net-worth investors.
Dubai Marina grew +6.2%, with prices at AED 1,800-2,600/sqft. The Marina topped the DLD's transaction value rankings at AED 25.1 billion in H1 2025 alone, confirming its position as Dubai's most liquid investment market. With 149 active projects, investors have abundant choice across price points.
Business Bay: The Transition Zone
Business Bay is evolving from a commercial district into a luxury residential extension of Downtown. Prices grew +5.5% in 2025 to AED 1,500-2,200/sqft, with the community ranking second in transaction value at AED 22.5 billion in H1 2025.
With 201 active projects — the highest of any community in our database — Business Bay offers the widest selection of off-plan and ready properties in Dubai. Rental yields of 6-7.5% make it particularly attractive for investors seeking income plus appreciation.
Value Picks for 2026: Best Price-to-Yield Ratios
JVC: The Undisputed Yield Champion
Jumeirah Village Circle recorded 18,000+ transactions in 2025 — the highest of any community by deal count. Prices per sqft sit at AED 900-1,300, with rental yields of 7-9%. Starting prices from AED 600K make JVC the most accessible entry point into Dubai's investment market.
With 351 active projects, JVC has more development activity than any other community. This supply pipeline could moderate price growth in the short term, but the sheer volume of transactions confirms insatiable demand. For investors prioritizing cash flow over capital gains, JVC remains the top pick.
JLT: The Underrated Alternative
Jumeirah Lake Towers offers a compelling alternative to Dubai Marina at a 25-35% discount per sqft. Prices range from AED 1,300-1,800/sqft with yields of 6.5-7.5%. With 81 active projects and an A+ investment rating, JLT combines established infrastructure with growth potential.
The community benefits from its own metro station, freezone status (DMCC), and a growing cluster of fintech and crypto companies. These factors drive consistent tenant demand from well-paid professionals, supporting both occupancy rates and rental growth.
Dubai Creek Harbour: The Blue Line Play
Dubai Creek Harbour is the standout strategic buy for 2026. Prices at AED 1,600-2,200/sqft sit below Downtown and Marina, but the upcoming Dubai Metro Blue Line — a AED 18 billion project with 14 stations opening in 2029 — is projected to boost property values by up to 25% in surrounding areas.
With 44 active projects, Emaar's master-planned community offers waterfront living at a meaningful discount to Palm Jumeirah. The combination of infrastructure catalyst, developer pedigree, and relative value makes this one of the best risk-adjusted opportunities in 2026.
Market Context: Why Dubai Prices Keep Rising
Record-Breaking Transaction Volume
Dubai's real estate market processed 270,000+ transactions worth AED 917 billion in 2025 — a 20% increase in value from 2024. The investor base grew to 193,100, with 129,600 new investors entering the market. Foreign investors accounted for approximately 58% of all residential transactions, with Indian, Russian, British, Chinese, and German nationals leading.
The off-plan segment dominated, accounting for 69% of transaction volume (149,290 deals) and 65% of market value (AED 448.1 billion). Extended payment plans — including 1% monthly schemes — have made property accessible to a broader investor base.
Supply Constraints Supporting Prices
Despite the development boom, 65% of the pipeline sits at 0-20% completion, meaning most new supply won't reach the market before 2027-2028. Only 23% of projects are above 40% completion and likely to deliver in 2025-2026. This structural supply lag — particularly in the mid-market segment — continues to support upward price pressure.
Properties are selling faster too. The average time on market dropped to 34 days in 2025, down from 46 days a year earlier. Vacancy rates in high-demand areas like Marina, JVC, and Downtown sit below 4%.
Infrastructure Catalysts
Several major infrastructure projects will reshape Dubai's property landscape through 2026-2029:
- Dubai Metro Blue Line (AED 18B, 30 km, 14 stations, opening 2029): Expected to boost property values by up to 25% along the corridor
- Palm Jebel Ali (AED 5B in villa contracts, 723 ultra-luxury villas, handovers from late 2026): Nakheel's next mega-development
- Dubai Islands (5 islands, 17 sq km, 80+ resorts/hotels): Handovers beginning 2026-2027
- Aerial taxi (eVTOL) launch in 2026 via RTA-Joby Aviation partnership
- Dubai Loop (AED 2.5B, 24 km underground transport by Boring Company): Construction starting imminently
How to Use This Data: Investor Decision Framework
For Yield-Focused Investors
Prioritize communities where rental yields exceed 7% and entry prices remain below AED 1,200/sqft:
- JVC — 7-9% yield, AED 900-1,300/sqft, AED 600K starting price
- Arjan — 7-8.5% yield, AED 850-1,200/sqft, strong growth trajectory
- Dubai South — 7.5-8.5% yield, AED 750-1,050/sqft, infrastructure catalyst
- International City — 9-10% yield, AED 700-900/sqft, highest raw yield
For Capital Appreciation Seekers
Target communities with strong growth momentum and infrastructure catalysts:
- Dubai Creek Harbour — Blue Line catalyst, Emaar master plan, waterfront premium
- Dubai Silicon Oasis — +29% growth, tech industry anchor, still affordable
- Al Furjan — +11% growth, family demand, 121 active projects
- Expo City Dubai — GITEX relocation 2026, 35,000+ resident target
For Capital Preservation
Choose established luxury communities with limited new supply:
- Palm Jumeirah — Scarcity-driven pricing, global recognition
- Downtown Dubai — Unmatched brand value, consistent demand
- Dubai Hills Estate — Emaar master plan, family community, AED 3.7M median
The Bottom Line
Dubai property prices in 2026 present a market of contrasts. Established luxury communities offer stability and capital preservation with modest growth, while emerging mid-market areas deliver outsized price appreciation and superior yields. The key insight: the fastest price growth is happening not at the top, but in the middle.
With average prices projected to rise 3.5-5.2% across the city, a structural supply deficit in the mid-market, and transformative infrastructure projects on the horizon, 2026 remains a compelling entry point for Dubai real estate investment. The data is clear — the question is no longer whether to invest, but where.
