Dubai Real Estate Market Report — Q4, 2025

Dubai Real Estate Market Report – Q4 2025

Dubai's residential and commercial sales market ended 2025 on a new high. Across every property type, Q4 produced 57,510 transactions worth AED 187.19 billion — both records for the all-property total in the 12-year series — at a median of AED 1,746/sqft.

On the narrower Apartment, Villa and Commercial basis, volume reached 56,333 deals, up 15% on Q4 2024, while value climbed 19% to AED 143.69 billion. Apartments did most of the work, commercial staged the sharpest turnaround, and villas were the only segment to soften.

Headline figures

Year-on-year performance by category

Apartments drove the expansion. The segment logged 47,251 transactions, up 21% year on year and the highest Q4 volume in the 12-year series — roughly 8,095 more deals than the prior Q4. Value climbed 31% to AED 92.53 billion, the largest of any category. Pricing firmed alongside the volume: the median reached AED 1,765/sqft, up 8% on the year and the highest Q4 price per square foot in the series, now 45% above the 2014 base, with the median ticket edging up 6% to AED 1,300,000.

Villas were the sole category to decline. Volume dropped 20% to 7,015 deals — about 1,805 fewer than a year earlier — and value eased 6% to AED 44.28 billion, the second-largest by value. Yet this was a pullback in count, not in worth: the median price per square foot rose 16% to AED 1,675, the highest Q4 figure in the series and 120% above 2014, while the median villa ticket jumped 24% to AED 3,900,000. Fewer villas changed hands, but each commanded materially more.

Commercial was the standout mover. Transactions surged 83% to 2,067 — the highest Q4 volume in the series, roughly 935 more than the prior Q4 — and value more than doubled, up 120% to AED 6.88 billion. Price per square foot climbed 42% to AED 2,201, itself a series-high Q4 figure and the richest per-foot rate of any category, with the median ticket up 34% to AED 2,013,125. Price per foot rose across all three categories this quarter.

Every category, including plots and buildings

Plots earn a mention for their weight relative to their count. Just 1,144 plot deals generated AED 43.47 billion — the third-largest value of any category, behind only apartments and villas — on a median ticket of AED 7,000,000, the largest median ticket of any category. Land continues to trade in small numbers but at very large amounts.

Primary versus resale

The off-plan pipeline dominated. Primary sales accounted for 71% of volume and 68% of value — 40,233 deals worth AED 97.10 billion. Resale took the remaining 29% of volume but a slightly larger 32% of value, a 3-point gap reflecting 16,100 deals worth AED 46.58 billion; the average completed home traded above the average new launch.

Where the activity was

Business Bay led by value at AED 10.19 billion, ahead of Dubai Investment Park Second (AED 8.31 billion) and Al Barsha South Fourth (AED 5.55 billion), with Madinat Dubai Almelaheyah and Marsa Dubai rounding out the top five. By volume the order shifted, with Al Barsha South Fourth first at 4,642 deals, followed by Business Bay, Wadi Al Safa 5, Dubai Investment Park Second and Wadi Al Safa 3. Three areas appear on both lists — Business Bay, Dubai Investment Park Second and Al Barsha South Fourth — combining high deal counts with high total value.

Rental market

Leasing demand held firm. New apartment contracts rose 10.16% to 41,956 at a median rent of AED 75,000 (up 8.70%), while renewals grew 8.97% to 47,045 at AED 58,650. New villa leases jumped 22.77% to 5,225, though their median rent rose a modest 2.96% to AED 180,180. Commercial was the exception on volume: new commercial contracts fell 8.25% to 6,269 even as their median rent surged 31.60% to AED 120,000 and per-square-foot rents climbed 20.20% — fewer new leases, but at sharply higher rates.

Supply

Supply ran launch-heavy. Developers launched 45,392 units across 162 projects while delivering 18,827 units across 49 projects — a launch-to-delivery ratio of 2.4 and a net of 26,565 more units launched than handed over, pointing to a pipeline still filling faster than it clears.

Selected launches

• Nest – Warsan Fourth (Andi), 112 units
• Kanyon By Beyond – Madinat Dubai Almelaheyah (Beyond), 412 units
• Verde By Vision – Al Hebiah Fourth (Vision Developments), 253 units
• City Walk Crestlane 4 Building B – Al Wasl (Meraas), 204 units
• Terra Gardens - Townhouse – Dubai South (Emaar), 561 units
• Jad 288 - Block C – Al Satwa (Jad Global), 222 units
• Zyra Hills – Warsan Fourth (Laraix), 81 units
• Tower C – Zaabeel Second (Meraas), 557 units
• The Tides By Amis – Dubai Islands (Amis), 83 units
• Sol Luxe – Trade Center First (Sol Properties), 420 units
• … and 152 further projects

Selected completions

• Torino By Oro24 - 6 – Al Barsha South 3 (Oro24), 627 units
• Ciel – Marsa Dubai (The First Group), 2,632 units
• The Holland Gardens – Al Yelayiss 2 (Nshama), 219 units
• Arabian Ranches Lll - Raya – Wadi Al Safa 5 (Emaar), 240 units
• Binghatti Royale – Al Barsha South Fourth (Binghatti), 370 units
• Creek Beach - Savanna Building 3 – Dubai Creek Harbour (Emaar), 643 units
• Avenue Residence 5 – Jabal Ali First (Al Jaziri Brothers), 87 units
• Peninsula Three – Business Bay (Select Group), 864 units
• Joya Dorado Residence – Al Barsha South 3 (Green Yard), 422 units
• Azizi Riviera 69 – Al Merkadh (Azizi), 124 units
• … and 39 further projects

Most expensive sales

Top apartment sales

1. AED 203,030,000 – Jumeirah Residences Asora Bay, Jumeirah First
2. AED 144,764,122 – Aman Residences Tower 1, Jumeirah Second
3. AED 99,653,000 – Solaya 3, Jumeirah First
4. AED 82,445,000 – Solaya 2, Jumeirah First
5. AED 71,364,427 – Peninsula Dubai Residences - Tower 2, Jumeirah Second

Top villa sales

1. AED 233,500,000 – Emirates Living
2. AED 220,000,000 – Jumeirah Second
3. AED 120,000,000 – Hadaeq Sheikh Mohammed Bin Rashid
4. AED 110,000,000 – Palm Jumeirah
5. AED 104,310,000 – Al Hebiah Fourth

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.