Dubai Real Estate Market Report — Q3, 2025

Dubai Real Estate Market Report – Q3 2025

Dubai's property market closed Q3 2025 at a fresh peak, recording 59,340 transactions worth AED 170.63 billion — the strongest third quarter in the twelve-year series by both measures. Across apartments, villas and commercial units, volume rose 17% year on year and value 16%, reaching AED 143.16 billion.

The quarter's shape was uneven: apartments and commercial units advanced sharply while villas were the lone category to pull back, yet median prices per square foot firmed in every segment. Blended across all property types, pricing settled at AED 1,687/sqft, kept down by low-cost land.

Headline figures

Year-on-year performance by category

Apartments carried the market. At 49,464 deals — the highest Q3 volume in the twelve-year series and 10,249 more than the year before — the segment expanded volume 26% and value 30%, to AED 94.65 billion. Pricing climbed to a series-high AED 1,752/sqft, up 8% on the year and 52% above the 2014 base. Notably, the median apartment ticket dipped 1% to AED 1,287,000: far more buyers transacted, but at marginally smaller cheque sizes, suggesting the growth came from breadth of activity rather than premium pricing.

Villas moved in the opposite direction on activity. Volume declined 23% to 7,168 deals — 2,085 fewer than last year and the lowest Q3 count since 2022 — yet value dropped only 8%, to AED 44.29 billion, and pricing did anything but retreat. Villa price per square foot climbed 14% to a series-high AED 1,534, now 131% above the 2014 base, while the median villa ticket rose a sharp 33% to AED 4,374,000. Fewer villas traded, but those that did were notably larger and more expensive.

Commercial was the quarter's understated highlight. On a smaller base of 1,564 transactions — itself the highest Q3 commercial volume in the twelve-year series — volume climbed 42% and value 85% to AED 4.21 billion. Price per square foot advanced 32% to a series-high AED 1,748, and the median commercial ticket rose 32% to AED 1,849,227. In percentage terms these gains beat every other segment, even though the absolute value remained modest next to the residential categories.

Every category, including plots and buildings

Plots sat outside the headline apartment/villa/commercial basis but were no minor detail: 1,119 plot deals generated AED 27.34 billion — more land value than the commercial and whole-building segments combined — at a median AED 7,300,000 per transaction and just AED 676/sqft. That low per-foot land rate is what pulls the all-property blended median down to AED 1,687/sqft. A further 25 building sales added AED 128.13 million.

Primary versus resale

New-build stock dominated deal flow. Primary sales made up 74% of activity — 43,091 deals worth AED 101.16 billion — versus 26% for resale (15,105 deals, AED 42.00 billion). Resale punched slightly above its weight on value, at 29% of the total against 26% of volume, a 3-point gap reflecting the higher average price of completed, secondary-market homes.

Where the activity was

Business Bay led on value at AED 9.60 billion, ahead of Wadi Al Safa 3 (AED 8.49 billion) and Dubai Investment Park Second (AED 7.68 billion). By sheer count, Al Barsha South Fourth topped the table with 5,540 transactions, followed by Business Bay (4,552) and Dubai Investment Park Second (3,135). The overlap of Business Bay and the Al Barsha/DIP corridor across both rankings marks them as the quarter's twin centres of gravity.

Rental market

Leasing held firm across every segment. New apartment contracts climbed 13.20% to 42,254 at a median AED 73,000 (+4.34%), while renewals reached 44,975 (+8.32%) at AED 60,000 — the renewal discount that keeps sitting tenants in place. Villa rents ran richest, with new leases up 15.62% to a median AED 190,000. Commercial saw the sharpest rent inflation: new-lease medians jumped 19.04% to AED 136,900 and per-square-foot rates 20.91% to AED 133/sqft.

Supply

Developers kept the pipeline running hot: 32,035 units launched across 136 projects against just 6,633 delivered from 35 — a launch-to-delivery ratio of 4.8 and a net 25,402 more units started than handed over. The gap points to sustained forward supply, with today's launches feeding completions several quarters out.

Selected launches

• Azizi Riviera 49 – Al Merkadh (Azizi), 234 units
• Ethan – Nad Al Sheba First (Griffin), 48 units
• Ashwood Estates – Me'Aisem First (Wasl), 187 units
• Octa Isle Interiors By Missoni – Dubai Islands (Octa), 112 units
• Avant Garde Residences Ii By Skyline – Al Barsha South Fourth (Skyline Builders), 223 units
• 27 East End Garden Residences By Mirha Homes Real Estate Development – Warsan Fourth (Mirha Homes), 96 units
• Binghatti Flare 02 – Al Barsha South Fifth (Binghatti), 613 units
• Aurea – Madinat Dubai Almelaheyah (Emaar), 172 units
• Saddlewood Park – Nad Al Sheba First (Mak Developers), 62 units
• Azizi Riviera 50 – Al Merkadh (Azizi), 234 units
• … and 126 further projects

Selected completions

• Park Horizon - Tower 2 – Hadaeq Sheikh Mohammed Bin Rashid (Emaar), 302 units
• Park Field Tower 2 – Hadaeq Sheikh Mohammed Bin Rashid (Emaar), 306 units
• Myrtle – Al Wasl (Meraas), 132 units
• Ellington House – Hadaeq Sheikh Mohammed Bin Rashid (Ellington), 150 units
• Arista One – Al Satwa (Arista), 64 units
• Floarea Residence – Al Barsha South 3 (Mashriq Elite), 206 units
• West Five Businessbay Residence – Business Bay (Mag), 144 units
• Azizi Vista – Al Hebiah Second (Azizi), 166 units
• Alicante Villas – Al Hebiah Fourth (Dubai Sports City), 14 units
• Hadley Heights – Al Barsha South Fourth (Leos), 219 units
• … and 25 further projects

Most expensive sales

Top apartment sales

1. AED 173,640,867 – Aman Residences Tower 1, Jumeirah Second
2. AED 65,405,073 – Peninsula Dubai Residences - Tower 1, Jumeirah Second
3. AED 64,000,000 – Balqis Residence - Beach Villas, Palm Jumeirah
4. AED 53,869,313 – Sobha Seahaven - Tower A, Marsa Dubai
5. AED 50,185,800 – The Alba Resort Residences, Palm Jumeirah

Top villa sales

1. AED 350,000,000 – Jumeirah First
2. AED 260,000,000 – Emirates Living
3. AED 250,000,000 – Jumeirah Second
4. AED 161,000,000 – Palm Jumeirah
5. AED 110,000,000 – Al Merkadh

Notes on methodology

Scope. Headline totals and the category table cover every property category recorded in the data, including Plot and Building. The primary/resale split, top-area rankings and the year-on-year series cover Apartment, Villa and Commercial only, so those figures are deliberately smaller than the headline and should not be added across sections.

Rounding. Headline totals are the authoritative rounded figures. Category-level breakdowns are rounded independently and may not sum exactly to the headline.

Definitions. Price figures are medians, not averages. Year-on-year compares the period against the same period one year earlier. All values in AED; areas in square feet.