Dubai real estate intelligence
What it actually sold for.
Not the asking price. Look up any Dubai building, community or developer and see what actually registered with the Land Department. We take no commission from anyone.
Every Dubai community, 3,600+ buildings and 34,000 licensed brokers, from the Land Department's own register. Or paste a listing.
The Dubai market, right now
Registered transactions through 4 November 2026
- AED 533.8B
- registered sales value, all property types, 12 months
- 170,913
- registered transactions, all property types, 12 months
- 1,719
- median AED per square foot, homes
- 73.4%
- of home sales were off-plan
Compiled by Dubai Diligence from the Dubai Land Department's registered transaction record. These are completed, registered transactions, not asking prices. Value and volume cover every property type the register holds, land and commercial included. The median and the off-plan share are homes only, because that is how people read them. Journalists are welcome to cite any of it, and we pull custom data for a story free. Press kit.
Off-plan
Where money is landing right now
Every project that registered its first sale this month. Hover a community for the names.
23 new projects have started selling in Dubai in the last 30 days, across 15 communities.
Hover an area for its name. Click an area or a circle to see what launched there. Drag to move, scroll or use the buttons to zoom. Coastline, roads, areas and airports from OpenStreetMap. Not yet on the map: Downtown Jebel Ali, Dubai Health Care City Phase 1, Mohammed Bin Rashid City, District 11.
What just started selling
- 4 NovRaw District 2 Tower C by ImtiazDowntown Jebel AliRegistered fromAED 1.2M
- 2 NovElinorDubai South Residential DistrictRegistered fromAED 696,000
- 29 OctCresswell HomesDubai South Residential DistrictRegistered fromAED 1.1M
- 27 OctCoventry LivingJumeirah Village CircleRegistered fromAED 1.2M
Everything you can check here, free
Registered figures, not asking prices. No account, no agent calling you.
Is this listing a fair price?
Bayut, Property Finder
What has actually sold in this tower?
3,600+ buildings
Is my agent actually registered?
every licensed broker
What does this community really cost?
every Dubai community
Where does the rent actually pay best?
yields by area
Just ask a question
free
“Only here” means no other Dubai source publishes it free, checked against six competitors. Where somebody else has it, even behind a paywall, we do not claim it.
Start where the money is actually going.
Both lists are ordered by homes registered with the Dubai Land Department in the last twelve months. Not an editorial score, not a sponsored placement, and not a single asking price.
Where Dubai is buying
- 1Dubai South11,823 homes registered in 12 months1,686AED per sqft
- 2Jumeirah Village Circle11,012 homes registered in 12 months1,474AED per sqft
- 3Dubailand Residence Complex6,420 homes registered in 12 months1,406AED per sqft
- 4Majan6,011 homes registered in 12 months1,471AED per sqft
- 5Business Bay4,600 homes registered in 12 months2,335AED per sqft
- 6Dubai Islands4,354 homes registered in 12 months2,752AED per sqft
Who is building them
- 1Binghatti Developers9,392 homes registered · 21 projects560,000From AED
- 2Emaar7,338 homes registered · 224 projects1,271,888From AED
- 3Emaar Properties7,338 homes registered · 224 projects1,271,888From AED
- 4Dubai Properties4,188 homes registered · 50 projects1,166,822From AED
- 5Ellington2,892 homes registered · 11 projects1,156,828From AED
- 6Ellington Properties2,892 homes registered · 11 projects1,156,828From AED
Where the rent actually pays
Gross rental yield by community: registered Ejari rents against registered sale prices. Communities with at least 300 registered home sales in twelve months.
- DIP2,410 sales1,080/sqft10.1%
- Discovery Gardens1,169 sales990/sqft7%
- International City3,034 sales984/sqft6.9%
- Wasl Gate1,957 sales1,551/sqft6.9%
- Dubai Studio City1,316 sales1,485/sqft6.7%
- Mohammed Bin Rashid City727 sales1,875/sqft6.6%
Gross, before service charges, which vary by building and are the difference between this and what you keep. Check a specific building or run your own numbers.
Compare investment options in Dubai
What Dubai property has actually done against stocks, gold and cash, from registered Dubai Land Department sales. We are not a brokerage and take nothing from developers.
Same money. Different direction.
Where could AED 1,000,000 work harder?
The same amount, in two places, over 5 years. One is a purchase. One is an investment that can go either way.
Starts at AED 1,000,000
AED 1,000,000
-52% after 5 years
Illustrative: a fifth off in year one, then about 12% a year. Not our data.
Starts at AED 1,000,000
AED 1,000,000
+59.9% after 5 years
What the registered median price per square foot did across Dubai. History, not a forecast.
Illustrative comparison only. Property values can fall as well as rise, and past performance does not guarantee future returns. The property figures are the registered record to 4 November 2026, not a projection. Capital only: rent, service charges, agency fees and the 4% transfer fee are not counted. Let at the city median gross yield of 4.3%, rent would be counted separately.
Then check a specific area, building or developer.
Dubai property versus other investments▾
Some purchases consume capital and some investments may produce income or growth. A supercar is the clearest example of the first: it is bought to be used, and its value falls from the day it is driven. Property sits in the second group, but nothing about that group is automatic. Over the last five years the registered median price per square foot across Dubai homes rose 59.9%; over the last twelve months it moved -1.8%. Both figures come from the same 669,863 registered sales, and the second is the reason we show it.
The city average matters less than the specific purchase. What moves the answer: the community, the building, the price against comparable registered sales, the rental yield after service charges, the supply due nearby, and the developer's delivery record. Those are the checks the rest of this site exists to make, free, on any listing you are looking at.
Dubai Diligence app
The full picture. In your pocket.
Every registered price, your areas tracked, and a straight answer on any listing. Free, and built on the same record the government keeps.
Works on any phone today: sign up, then install it from your browser in one tap and it sits on your home screen like any other app. The App Store version is on its way.
Questions investors ask before buying in Dubai
Is Dubai property a good investment?
It depends on what you buy and at what price. Dubai property can produce rental income and capital growth, but returns vary by area, building, developer, purchase price, property type, supply and demand. The registered record shows what comparable homes actually sold and rented for, which is the starting point for judging any particular listing.
What affects Dubai property prices?
Location and building quality, the balance of new supply against demand, whether a home is off-plan or ready, interest rates and mortgage availability, service charges, and the developer's delivery record. Prices move differently by community: two towers in the same district can price a third apart.
What is rental yield?
Annual rent divided by the purchase price, as a percentage. Gross yield ignores costs; net yield subtracts service charges, agency and management fees, maintenance and vacant periods, and is always the lower number. Dubai Diligence calculates yields from registered Ejari rent contracts and registered sale prices for similar homes.
What is capital appreciation?
The change in a property's value between buying and selling, before costs. It is history when it is measured from registered transactions and a forecast when it is not, and the two should never be presented as the same thing.
What are the risks of investing in Dubai property?
Prices can fall as well as rise. New supply can arrive in the same community. Off-plan handovers can be late. Service charges rise, and some months there is no tenant. Buying and selling costs money: a 4% Dubai Land Department transfer fee, plus agency and registration fees. And property is slow to sell when you need the cash.
What should investors check before buying in Dubai?
Six things. What comparable homes in that building actually registered for. The service charge. The developer's delivery record on previous projects. The rent registered on similar units. How much competing supply is due nearby. And the Trakheesi permit on the advert itself.
How does Dubai property compare with other investments?
Property is slower to sell than shares or gold, costs more to enter and exit, and can pay rent while it is held. Shares and gold are easier to sell and carry no maintenance or tenants. A car is a purchase rather than an investment: it consumes capital. The right comparison depends on how long the money can be left alone and how easily you need it back.
