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- Business
- What's On
Falling Dubai rentals: the neighbourhoods seeing a drop
Rental prices in Dubai alway seem to be a topic of discussion for many people in most rooms. And rightfully so as over the past two years, Dubai's rental market has seen significant increases, with some areas experiencing double-digit percentage growth. Reports indicate a surge in rental prices, with some communities witnessing increases of 20% to 30% year-over-year in 2023. This rise is attributed to a combination of factors, including increased demand, limited supply in certain areas, and a shift in tenant behavior towards renewing existing leases. While rentals still remain high, last week brought some good news when we reported that the rental prices of properties in some areas of the city were dropping. This was despite an increase in demand for studios and one-bedroom apartments due to the crack down on illegal subletting and partitioning around the city. Gulf News reported that in the last few months, rental prices around Dubai had either stayed the same or dropped slightly. Discovery Gardens has seen a decline of 1% in the last two months. It is reported that rentals in International City have remained the same, even though it has been a popular spot for subletting. However, Gulf News has also reported that recent leasing contracts for July in other areas have also seen a drop. The places that have seen some more favourable contracts are Jumeirah Village Circle (JVC) and Jumeirah Village Triangle (JVT) as well as in Arjan, Majan and The Greens. This has been the case since early July. If these trends continue in the coming weeks, this will be the first time since 2020 that rentals have dropped in multiple locations in Dubai. However, some Dubai rental prices are actually on the rise in areas like Dubai Silicon Oasis where new rent contracts show significant increases in the 5% to 10% range. Listings for one-bedroom apartments show rates of Dh70,000 and above. Are you tired of renting and want to buy your own home in Dubai? Check out our guide for firs-time buyers: How to apply for the UAE first-time home buyer loan in Dubai > Sign up for FREE to get exclusive updates that you are interested in
The National
02-08-2025
- Business
- The National
UAE Property: ‘Is it a good time to buy off-plan in Dubai?'
Question: I am interested to know whether now is still a good time to buy off-plan in Dubai, or should buyers wait for secondary-market discounts? GP, Dubai Answer: Despite the price appreciation over the past few years, I believe now is still a great time to buy a property in Dubai because the market is not going to slow down any time soon. Let's look at the off-plan market first. Dubai's off-plan market remains highly appealing for long-term investors and occupants alike, thanks to attractive pricing, payment flexibility and robust end-user demand. Mid-market and suburban communities such as Jumeirah Village Circle and Dubai South saw asking prices surge over 20 per cent year-on-year in the second quarter of 2025, while luxury villas recorded nearly 10 per cent gains. Against this backdrop, off-plan projects continue to offer developers' incentives that secondary resale cannot match. Some developers absorb Dubai Land Department transfer fees (4 per cent of value) through discounts and other benefits. These alone narrow the gap between launch and resale by 3 per cent to 5 per cent. When you add post-handover payment plans that defer up to 40 per cent to 60 per cent of the purchase price post completion, off-plan becomes an even more compelling proposition. With as little as a 5 per cent to 10 per cent down payment at reservation, followed by milestone payments tied to the payment plan, topping out and handover, buyers can hedge against further interest rate reductions. This staged cash flow is invaluable in today's volatile mortgage market, which is pegged to the US Federal Reserve, allowing you to secure tomorrow's pricing without locking up your entire capital. Secondary market 'bargains' are around, but they are few and far between. When you do find one, they are typically 3 per cent to 5 per cent below launch rates pre handover but these prices vanish within weeks as handover approaches and investor appetite spikes. Buying from the resale market makes sense only if you need immediate occupancy, rental income from day one, or wish to avoid any off-plan late delivery risk. Negotiating with an emotional seller can also sometimes prove difficult, especially if they have unrealistic valuations of their property. The Dubai real estate market has for some time been dominated by off-plan sales. For investors focused on maximum capital appreciation and cash flow management, off-plan remains the best choice. But remember to choose master-planned, blue-chip communities with strong presales and track records. Insist on escrow-backed projects and documented completion guarantees in the sales and purchase agreements. In summary, off-plan today locks in future growth at current prices, while resale must compete on limited timing-based discounts and immediate yield needs. The market is in good health and so as long as your needs are met, you shouldn't go wrong. Q: I've received my annual service charge statement for my Dubai apartment and the fees have jumped by over 20 per cent compared to last year. There's no detailed breakdown and am uncertain whether these increases are justified. What rights do I have as an owner to challenge or appeal against these charges? How can I ensure full transparency over how they're calculated? GW, Dubai Watch: Umm Al Quwain: Small emirate with big beach dreams A: Under Dubai's Strata Law (Law No 27 of 2007, amended by Law No 6 of 2019), every jointly owned property must be managed transparently. Here's how you can enforce your rights: Obtain the detailed budget from the managing agents or developer. You should ask for an itemised service charge budget, showing line-by-line costs (security, landscaping, cleaning, utilities and reserve fund contributions). Once you know the details, submit a request to the managing agent or developer. They should respond within 15 days. Review the owners' association governance. Have you ever attended an annual general meeting? You should receive at least 15 days' notice of an AGM, along with all budget documents. As an owner, you have voting rights on the proposed budget. If the majority rejects it, the managing agent must revise and circulate a new proposal. Join or call an extraordinary general meeting (EGM). An owners' association can be formed when at least 80 per cent of units are sold. Owners can register an association with the Dubai Land Department (DLD). Owners representing at least 25 per cent of the total unit value can call for an EGM to address specific issues – for example, revising service charges or replacing the managing agent. If the AGM or EGM processes fail or you do not have access to budgets, you can escalate to the Dispute Resolution Committee by filing a complaint. You will need copies of all correspondence, AGM notices and your formal budget breakdown request. To strengthen your case, you will need some document comparisons, so benchmark against neighbouring communities to show how much they pay per square foot. Check the accounts yourself if you suspect misallocation such as duplicate invoices, or hire an independent auditor – the costs may be recoverable. Find out whether others in the building feel the same and if so, co-ordinate with other concerned owners because sometimes group complaints carry more weight. Timelines to be aware of are: 15 days to receive the budget after a written request, AGM held annually (with 15 days' notice) and 30 days to file a dispute after the AGM vote. Insisting on full transparency, leveraging your owners' association rights and, if necessary, appealing to the DLD should ensure service charges remain fair and reflective of actual costs.
Khaleej Times
29-07-2025
- Business
- Khaleej Times
Off-plan apartment transactions in Dubai surged 43% in second quarter
Second quarter off-plan apartment transactions in Dubai surged 43 per cent quarter-on-quarter, contributing significantly to a total sales value of Dh60.15 billion, a 37 per cent increase year-on-year, data showed on Tuesday. According to Betterhomes' Shaping Skylines, Dubai Residential Real Estate Q2 2025, the off-plan segment accounted for the majority of Dubai's residential market activity, underpinned by strategic launches from top-tier developers and investor-friendly payment plans. Among the top-performing communities for off-plan apartments in Q2 2025 were Jumeirah Village Circle (JVC), which led with 12.2 per cent of total off-plan transactions, followed by Business Bay at 6.4 per cent, Dubai Residence Complex at 5.3 per cent, while Motor City and Production City each contributed 5 per cent. Two-bedroom apartments were the highest contributors to off-plan transaction value making up 33 per cent, with one-bedroom apartments at 30 per cent and studios at 10 per cent. The average price per square foot for off-plan transactions stood at Dh2,023. 'The off-plan market continues to be one of Dubai's biggest growth stories. Buyers are showing greater discernment, focusing on quality, developer reputation, and long-term rental yield potential. We're seeing high absorption of newly launched projects, especially in well-connected, master-planned communities,' said Christopher Cina, Director of Sales at Betterhomes. Off-plan market trends and buyer preferences In the off-plan segment, The Valley accounted for the largest share of transactions at 29.7 per cent, followed by Emaar South with 15.5 per cent, Athlon by Aldar at 8 per cent, and MBR City at 7.3 per cent. The total off-plan transaction value for villas and townhouses stood at Dh7.94 billion, with townhouses driving 75 per cent of this value and villas contributing the remaining 25 per cent. This trend reflects a preference among buyers for townhouses in new developments, although the broader end-user market continues to favour ready-to-move-in properties for permanent residence. In terms of unit size, four-bedroom homes accounted for 49 per cent of the total off-plan transaction value, followed by three-bedroom units at 23 per cent and fivebedroom units at 12 per cent. The average price per square foot was Dh1,318 for townhouses and Dh1,947 for villas. Overall, Dubai's real estate market maintained its momentum in Q2, with transactions up 25 per cent year-on-year and total value rising 46 per cent. Apartments and off-plan led activity, while the luxury segment hit record highs. Even during June's regional unrest, the market remained resilient; reinforcing Dubai's position as a safe, stable destination for capital and lifestyle buyers alike. This strong quarterly performance builds on a robust first quarter, which recorded quarter-on-quarter growth of 33 per cent in value and 19 per cent in volume. The sustained momentum highlights growing investor confidence and the continued appeal of Dubai's property sector. Secondary market activity In the secondary apartment market, JVC again emerged as the top performer, accounting for 11.2 per cent of transactions, followed by Business Bay at 7.5 per cent, Dubai Marina at 5.8 per cent, with Mohammed Bin Rashid (MBR) City and Downtown Dubai each holding a 5 per cent share. Two-bedroom apartments were again the largest contributor to transaction value, representing 36 per cent, with one-bedroom apartments at 28 per cent and studios at 8 per cent. The average price per square foot for secondary apartments was Dh1,600. This data highlights the ongoing strength and demand across Dubai s apartment market, with JVC and Business Bay remaining key focal points for both off-plan and secondary transactions. The growth in transaction value, particularly for two-bedroom apartments, indicates strong investor confidence and a stable market outlook moving into the second half of 2025. 'As we move into Q3, the fundamentals remain strong. Population growth is steady, infrastructure continues to expand, and while more supply is coming online, demand is still outpacing it in most areas. We expect to see more negotiation, more realistic pricing, and a little more competition, which, frankly, is no bad thing,' Louis Harding, CEO of Betterhomes, said. 'With approximately 20,000 new units delivered in the first half of 2025 and a further 70,000 expected by year-end, Q3 is shaping up to be an exciting phase for Dubai's property market. This upcoming supply is well-aligned with the city's growing population and strong investor appetite. Demand remains robust particularly for apartments and ready villas with healthy absorption of new launches. Both Q3 and the second half of 2025 are expected to reflect positive market sentiment, supported by a resilient economy, sustained end-user demand, and attractive rental yields,' Cina said.
Gulf Business
18-07-2025
- Business
- Gulf Business
Buying or renting in Dubai? The 2025 market guide you can't ignore
Image credit: Getty Images Dubai's real estate sector continues its dynamic growth trajectory in 2025, even amid a seasonal slowdown in the first quarter. Bolstered by strong macroeconomic fundamentals, an expanding population, and high investor confidence, the city is cementing its position as one of the most competitive and resilient property markets globally. Read- The UAE's overall economy is forecasted to grow by 4.7 per cent in 2025, while Dubai is expected to register a 3.3 per cent increase in GDP. This consistent economic expansion, fueled by population growth and investor interest, is further reinforcing Dubai's role as a global hub for investment and lifestyle migration. Supply growth balanced by demand Approximately 9,300 units were completed in Q1 2025, with Jumeirah Village Circle accounting for the highest number of handovers. An additional 73,000 units are expected by year-end, contributing to a projected 300,000 new units by 2028. Gross rental yields remained attractive, standing at 7.3 per cent for apartments and 5.0 per cent for villas, underscoring Dubai's appeal for buy-to-let investors amid global interest rate uncertainty. Investor-friendly policies continue to attract capital Dubai's real estate market continues to benefit from investor confidence underpinned by favorable government policies. Long-term residency programs, no income or capital gains tax, and a transparent legal framework have made the Emirate one of the most accessible and attractive investment destinations in the world. 'Few cities combine luxury, safety, connectivity, and investor-friendly policies the way Dubai does,' said Patrick Rouse, Chief Development Officer at Deyaar Development. 'In 2025, we expect smart infrastructure, sustainability initiatives, and digital government services to elevate Dubai's standing even further. For developers like Deyaar, this allows us to create next-generation communities—from tech-integrated homes to wellness-focused living in strategic growth corridors.' Off-plan projects are experiencing high demand, thanks to flexible payment plans and the opportunity to invest early in communities designed for future value appreciation. According to Rouse, Deyaar's recent off-plan launches have attracted robust interest from both end-users and international buyers looking to secure high-quality homes in an appreciating market. Luxury segment driving long-term momentum As the market matures, the focus is shifting from transaction volume to long-term value—especially in the ultra-luxury segment. High-net-worth individuals are increasingly choosing Dubai not only for secondary homes but as a base for family life and long-term residency. 'The market is evolving from volume to value,' said Mahdi Amjad, Founder and Executive Chairman of OMNIYAT Group. 'We're seeing sustained demand from global citizens who value lifestyle, architecture, and a sense of belonging. At OMNIYAT, we're blending architecture, art, and hospitality into spaces that define a new paradigm of urban luxury.' OMNIYAT's latest projects, such as Lumena, an ultra-luxury commercial tower, and VELA Viento, a premier waterfront residential tower in Marasi Bay, have garnered global attention for their design-first approach and limited availability. 'What we're witnessing is a market recalibration, not a peak,' Amjad added. 'Our buyers are not speculators—they are people investing in generational homes and lifestyle assets. Dubai's safe, clean, and connected environment supports this long-term vision.' Rising relocation and end-user demand One of the most notable trends in 2025 is the sharp increase in relocation demand. More residents—especially expats—are choosing to buy and settle in Dubai, supported by lifestyle advantages, remote work flexibility, international schooling, and a growing digital economy. 'There's a definitive shift toward relocation,' Amjad said. 'Dubai is no longer just a place to invest; it's a place to live, raise a family, and build a future. This is influencing the way developers build—we're focused on creating holistic homes, not just real estate assets.' Mohamad Kaswani, General Manager of International Markets & Partnerships at Property Finder, echoed this trend. 'Rents are at all-time highs, and that's prompting many long-term renters to explore ownership. In fact, our rent vs. buy calculator consistently shows that buying becomes more financially viable when holding property for three to five years or more.' Technology and PropTech revolutionise the sector Dubai is at the forefront of adopting technology in real estate. From AI-powered analytics to blockchain-based smart contracts and immersive virtual tours, the city's real estate experience is rapidly becoming digital-first. 'The UAE is emerging as a global innovation powerhouse,' said Kaswani. 'The government's commitment to AI and PropTech is visible, whether it's the DLD launching a PropTech fund or the continuous stream of new startups entering the market.' These innovations are making real estate transactions faster, more transparent, and more user-centric, especially for international investors who may not be physically present in the UAE. Stable prime rents and high occupancy While the pace of rent increases is moderating, occupancy remains extremely high, particularly in prime areas such as Downtown Dubai, Palm Jumeirah, and Dubai Marina. 'Rent prices remain stable in prime communities, with occupancy rates over 90 per cent,' Kaswani said. 'This reflects a strong underlying demand base and a balanced market.' The stabilization is seen as a sign of market maturity rather than cooling, with most experts forecasting continued resilience through the remainder of 2025. Outlook: Strong fundamentals, sustainable growth Dubai's property market enters the second half of 2025 with strong tailwinds: population growth, infrastructure expansion, investor interest, and regulatory innovation. While supply will increase, it is expected to be absorbed steadily due to growing end-user demand and global appetite for Dubai's lifestyle offering. 'As we look to the next two to three years, we fundamentally believe in the Dubai story,' Kaswani said. 'With our leadership's vision, smart regulation, and continued innovation, Dubai is not only resilient—it's future-proof.'
Khaleej Times
17-07-2025
- Business
- Khaleej Times
Tiger Properties sells out phase one of 255m-tall Auresta Tower; launches phase two on July 15
Tiger Properties has officially sold out Phase One of Auresta Tower, its flagship 255-meter residential skyscraper located in the heart of Jumeirah Village Circle (JVC). Achieved within just a few weeks of launch, the rapid sell-out underscores the strong demand from both investors and end-users for high-quality, move-in-ready homes in Dubai's thriving real estate market. Following this success, the developer has launched Phase Two sales as of July 15, 2025, inviting buyers to explore a new wave of premium apartments that blend elegance, functionality, and value. Luxury living redefined One of the tallest residential towers in JVC, Auresta Tower features approximately 900 fully furnished apartments, each equipped with modern appliances and designed to provide residents with a seamless, ready-to-live-in experience. The architectural design is sleek and contemporary, enhanced by high-end finishes including marble flooring, custom lighting, and meticulously crafted interiors that reflect refined craftsmanship. Residents can enjoy a wide array of upscale amenities such as an infinity swimming pool, a yoga deck, entertainment zones, a state-of-the-art fitness center, luxury spa, outdoor jogging track, BBQ area, and seven levels of dedicated parking. The tower also features premium ground-floor retail outlets, with 24/7 security and concierge services ensuring comfort and peace of mind. Flexible investment plans Phase two units start from Dh628,000 and are available with attractive post-handover payment plans. Studio buyers can benefit from a 20% down payment, 50% during construction, 10% on handover, and the remaining 20% post-handover over two years. For one to three-bedroom apartments, buyers can opt for a 70% payment during construction and 30% post-handover over two years. Commenting on the project's success, Eng. Amer Waleed Al Zaabi, CEO of Tiger Properties, said: "At Auresta, our focus was on delivering the highest levels of quality — from material selection to the finishing touches. Every apartment is fully furnished and thoughtfully equipped with modern appliances, tailored to meet the refined tastes of our clientele. This project sets a new benchmark for luxury and craftsmanship in Dubai's residential market." A prime location with high returns Strategically positioned in Jumeirah Village Circle, Auresta Tower offers residents freehold ownership and projected rental yields of up to 8%. The central location ensures convenient connectivity to key city landmarks: just 10 minutes to Dubai Hills Mall, 13 minutes to Dubai Marina, and 15 minutes to both the Mall of the Emirates and Downtown Dubai. Dubai International Airport is also a short 25-minute drive away.
