Dubai Real Estate Market Report — November, 2025

Dubai Real Estate Market Report – November 2025

November 2025 proved to be Dubai's property market's strongest month on record. Every property type combined produced 18,994 transactions valued at AED 64.64 billion. Once the Apartment, Villa and Commercial categories are isolated, the month generated 18,610 deals, a 31% increase over November 2024, alongside AED 47.59 billion in value — a 35% year-on-year gain that stands as the strongest November on record across the 12-year series.

The blended median reached AED 1,757 per square foot, with value expanding faster than volume — evidence that the market grew not only busier but pricier, its momentum increasingly driven by rising prices alongside higher deal counts.

Headline figures

Year-on-year performance by category

Apartments carried the month. The category logged 15,882 transactions, a 37% year-on-year rise and 4,301 more than in November 2024, marking the strongest November volume the 12-year series has seen. Value rose even quicker, hitting AED 32.06 billion for a 51% annual increase, while the median price advanced to AED 1,797 per square foot (up 14% year-on-year and 48% above the 2014 baseline). The median ticket stood at AED 1,369,000, itself 14% above a year earlier — pricing that remained affordable enough to keep volume flowing.

Villas moved in the opposite direction on volume. Deals totalled 2,077, a 7% decline and 155 fewer than the previous November, the weakest November count since 2021 and the only segment to shrink. Even so, what did sell fetched more: value still climbed 5% to AED 13.25 billion, the median price per square foot rose 12% to AED 1,587 (a substantial 108% above 2014), and the median villa ticket surged 30% to AED 4,150,000. The month's villa activity was defined by fewer, bigger and costlier homes.

Commercial ranked smallest by size but moved quickest of all. Transactions jumped 80% to 651 — 289 more than the year before and a series-best for November — while value gained 77% to reach AED 2.29 billion. The category also commanded the steepest pricing of the three, at AED 2,111 per square foot, up 41% year-on-year and 81% above 2014, with the median ticket 40% higher at AED 2,095,888.

Every category, including plots and buildings

Plots were the month's understated heavyweight: only 372 transactions, yet AED 17.03 billion in value — surpassing villas — on a median ticket of AED 6,500,000 and AED 700 per square foot. This land activity falls outside the Apartment/Villa/Commercial count, which largely explains why the all-type headline value exceeds the combined segment total by so much. Building transactions, in contrast, were minimal: just 12 deals worth AED 11.75 million.

Primary versus resale

Off-plan and developer sales kept setting the pace, capturing 71% of volume and 66% of value on 13,171 deals worth AED 31.58 billion. The secondary market made up the balance — 5,439 transactions and AED 16.01 billion, equal to 29% of volume but a larger 34% of value. That roughly 5-point spread indicates resale buyers are closing bigger-ticket deals than the off-plan average.

Where the activity was

Ranked by value, Business Bay came out on top with AED 2.84 billion, followed by Madinat Dubai Almelaheyah (AED 2.36 billion), Dubai Islands (AED 2.18 billion), Downtown Dubai (AED 2.13 billion) and Dubai South (AED 1.96 billion). By transaction count, Al Barsha South Fourth led with 1,423 deals, ahead of Wadi Al Safa 5 (1,129) and Business Bay (1,055). Business Bay, Dubai South and Madinat Dubai Almelaheyah feature on both rankings, marking them out as districts carrying weight in both capital and deal flow.

Rental market

The leasing market held steady. New apartment contracts totalled 13,555 (up 7.45%) at a median AED 75,000, while 14,702 renewals settled at AED 59,000 — the usual saving tenants secure by renewing rather than moving. New villa leases climbed 14.67% to 1,688, with a median rent of AED 185,000. Commercial bucked the pattern: new contracts fell 9.82% to 2,140, yet the median new rent still leapt 17.65% to AED 100,000, and renewals reached AED 120,000 (up 10.19%).

Supply

Developers brought 15,670 units to market across 58 projects, while 5,901 units were completed across 14 — a launch-to-delivery ratio of 2.7 and a net 9,769 more units launched than handed over. The pipeline is being replenished faster than it is being cleared, pointing to fresh supply reaching the market in coming cycles.

Launched

• Tower C – Zaabeel Second (Meraas), 557 units
• The Tides By Amis – Dubai Islands (Amis), 83 units
• Creek Bay Tower B – Dubai Creek Harbour (Emaar), 761 units
• Shahrukhz By Danube – Al Safouh First (Danube), 917 units
• Sunvale – Jabal Ali First (Prysm), 94 units
• Grand Polo - Equestra – Dubai Investment Park Second (Emaar), 361 units
• Parkgreen Residences By Alishaan – Wadi Al Safa 2 (Alishaan), 116 units
• Mi Casa By London Gate Real Estate Development – Al Barsha South Fourth (London Gate), 76 units
• Binghatti Titania – Wadi Al Safa 3 (Binghatti), 789 units
• Solaya 6 – Jumeirah First (Meraas), 44 units
• Boulevard Park 2-E2 – Jabal Ali First (Wasl), 555 units
• Damac Islands 2 - Bahamas 2 – Al Yelayiss 1 (Damac), 666 units
• Liv Oceanside – Dubai Islands (Liv), 118 units
• The Oasis - Palmiera Collective – Me'Aisem Second (Emaar), 38 units
• Meriden Beach By Green Horizon – Dubai Islands (Green Horizon), 65 units
• 31 Above By Beyond – Madinat Dubai Almelaheyah (Beyond), 118 units
• Imtiaz Symphony Tower – Bukadra (Imtiaz), 402 units
• 241 Waterside – Dubai Islands (Legacy Star), 63 units
• Rivo – Wadi Al Safa 5 (Grovy), 133 units
• Vista By Vision – Me'Aisem First (Vision Developments), 328 units
• Vista Ridge Tower 2 – Dubai South (Emaar), 195 units
• Serro 2 The Heights – Al Yelayiss 5 (Emaar), 397 units
• R Home Mh – Bukadra (Jadara), 190 units
• The Caden By Prescott – Bukadra (Prescott), 229 units
• Inaura Hotels & Residences – Downtown Dubai (Arada), 119 units
• Creek Haven Tower B – Dubai Creek Harbour (Emaar), 594 units
• Vue Doree – Dubai Islands (Crystal Group), 50 units
• Bond Living – Wadi Al Safa 5 (Pearlshire), 94 units
• Lia – Dubai Islands (Avenew), 82 units
• Royal Yacht Club Residence - Tower B – Dubai Islands (Azimuth), 4 units
• Vestoria Bay – Dubai Islands (Ahmadyar Development), 63 units
• Floarea Breeze – Dubai Islands (Mashriq Elite), 52 units
• Avarra By Palace – Business Bay (Emaar), 694 units
• Reef 996 – Me'Aisem First (Reef Luxury), 505 units
• The Valley - Avelia – Al Yufrah 1 (Emaar), 139 units
• Damac Islands 2 - Bahamas 1 – Al Yelayiss 1 (Damac), 544 units
• Waada - Altura 1 – Dubai South (Bt Properties), 381 units
• Al Vista Tower B – Bukadra (Dubai Investments), 384 units
• Boulevard Park 1-B2 – Jabal Ali First (Wasl), 717 units
• Nad Al Sheba Gardens Phase 11 – Nad Al Sheba First (Meraas), 210 units
• Serro The Heights – Al Yelayiss 5 (Emaar), 383 units
• Saray Prime Residence – Wadi Al Safa 5 (Unique Saray), 121 units
• Cybele By Wadan – Wadi Al Safa 5 (Wadan), 232 units
• Prestige One Residences – Madinat Dubai Almelaheyah (Prestige One), 220 units
• Mas Barsha Residency – Al Barsha First (Mas Development), 242 units
• Taraf 3 Residence – Al Barsha South Fourth (Taraf Development), 151 units
• Holm One – Al Satwa (Holm Avenue), 218 units
• Grand Polo - Equiterra – Dubai Investment Park Second (Emaar), 547 units
• Solaya 5 – Jumeirah First (Meraas), 26 units
• Salva The Heights – Al Yelayiss 5 (Emaar), 483 units
• Helvetia Marine – Dubai Islands (Dhg), 63 units
• Expo Valley Views 08 – Dubai South (Expo City Dubai), 364 units
• Grove Ridge Tower 2 – Dubai South (Emaar), 188 units
• The Collective – Dubai South (Bold Living), 94 units
• Divine Elements – Dubai South (Takmeel), 90 units
• Vayla Residences – Dubai Islands (Blue Square), 53 units
• The Valley - Ovelle – Al Yufrah 1 (Emaar), 133 units
• Hermina By Casagrand Gallantee Real Estate – Dubai Islands (Casagrand), 135 units

Delivered

• The Holland Gardens – Al Yelayiss 2 (Nshama), 219 units
• Creek Beach - Savanna Building 3 – Dubai Creek Harbour (Emaar), 643 units
• Peninsula Three – Business Bay (Select Group), 864 units
• Azizi Riviera 69 – Al Merkadh (Azizi), 124 units
• Amalia Residences – Jabal Ali First (Deyaar), 99 units
• Beach Mansion - Tower 2 – Marsa Dubai (Emaar), 503 units
• Celeste By Westar – Al Barsha South Fourth (Westar), 15 units
• Viridian At The Fields – Wadi Al Safa 3 (G&Co), 1,085 units
• Hyde Walk Residence By Imtiaz – Al Satwa (Imtiaz), 89 units
• The East Crest By Meteora – Al Barsha South Fourth (Meteora), 121 units
• Kempinski Residences The Creek - Tower 2 – Al Jaddaf (Swiss Property), 299 units
• Creek Beach - Moor Building 4 – Dubai Creek Harbour (Emaar), 194 units
• Parkviews – Al Yelayiss 2 (Townx), 819 units
• Skyz By Danube – Al Barsha South 3 (Danube), 827 units

Most expensive sales

Top apartment sales

1. AED 203,030,000 – Jumeirah Residences Asora Bay, Jumeirah First
2. AED 82,445,000 – Solaya 2, Jumeirah First
3. AED 80,840,333 – Aman Residences Tower 1, Jumeirah Second
4. AED 52,119,240 – Passo By Beyond - Tower A, Palm Jumeirah
5. AED 49,321,000 – Solaya 3, Jumeirah First

Top villa sales

1. AED 110,000,000 – Palm Jumeirah
2. AED 104,310,000 – Al Hebiah Fourth
3. AED 69,000,000 – Wadi Al Safa 3
4. AED 60,660,726 – Me'Aisem Second
5. AED 59,000,000 – Emirates Living

Notes on methodology

Scope. The headline figures and category table encompass every property category present in the data, Plot and Building included. The primary/resale breakdown, top-area rankings and year-on-year series are limited to Apartment, Villa and Commercial, so those numbers are intentionally smaller than the headline and should not be combined across sections.

Rounding. The headline totals are the authoritative rounded figures. Category-level breakdowns are rounded on their own and may not add up precisely to the headline.

Definitions. Price figures reflect medians rather than averages. Year-on-year measures the period against the equivalent period twelve months prior. All values are expressed in AED; areas in square feet.