Recorded rents · Dubai
Dubai rent prices
What a home in Dubai rents for this year and what it did on last year, from every tenancy registered through Ejari with the Land Department — 555,102 contracts in the twelve months to 15 Sept 2026, a new lease and a renewal kept apart. The city by layout, then every community’s year, ranked by the change. The figure beside each name is what tenants actually paid, not what an advert asked.
Read this first
A new lease and a renewal are two different prices
Every average rent you will read elsewhere blends them, or prints an asking figure. The register records both, separately, and the gap between them is the number a renewal negotiation turns on.
A new lease is what the market asked the month it was signed. A renewal is the same home, the same tenant, a year on — and the law holds it to the RERA rental index: nothing if the rent is within 10% of the index’s average, at most 20% if it has fallen far behind. So renewals trail new leases, by design, and a page that averages the two says less than it seems to.
City-wide, a one-bedroom’s two medians sit at AED 67,000 and AED 53,361 (−20%), but part of that gap is where each kind of contract is signed: new leases cluster in the freehold districts and renewals in the old city, so the city figure compares different homes. The like-for-like number is in the league — the same area, the same layout, the same twelve months — where a renewal came in a median 10% below a new lease.
“On the year” means the twelve months to the date printed against the twelve months before them, median against median. A median is the middle contract, not the average: a run of penthouses does not move it. A row of the league is a reading of the register — a Land Department area, or the communities that share one, since Ejari files a home under its area and not its community — so 85 communities sit on 56 rows. Every figure is a registered contract; none is an advert.
The year in rents
What Dubai rented for, by layout
Median annual rent on every residential tenancy registered with Ejari in the twelve months to 15 Sept 2026, against the twelve months before, with the new-lease and renewal medians beside it.
A one-bedroom flat let for a median AED 59,000 in the year, AED 4,000 more than the year before (+7%); a new lease on one cost AED 67,000 and a renewal AED 53,361. By the square foot, which sets a small flat beside a large one fairly, the city’s median rent rose from AED 69.2 to AED 73.9 a year (+7%).
Villas moved differently from flats. A new lease on a four-bedroom villa fetched a median AED 220,000 against AED 235,000 the year before, while renewals on the same layout rose from AED 190,000 to AED 200,000 — the sitting tenants’ rents stepping up under the index while the incoming ones came in lower.
| Layout | Contracts | Median rent | Year before | Change | New lease | Renewal | AED/sqft/yr |
|---|---|---|---|---|---|---|---|
| Studio | 98,909 | 40,000 | 38,000 | +5% | 45,000 | 36,820 | 94.5 |
| 1 B/R | 206,667 | 59,000 | 55,000 | +7% | 67,000 | 53,361 | 75.5 |
| 2 B/R | 162,090 | 77,000 | 73,500 | +5% | 95,000 | 70,560 | 64.5 |
| 3 B/R | 32,853 | 120,000 | 114,611 | +5% | 150,000 | 110,000 | 67.8 |
| All apartments | 502,752 | 61,858 | 59,844 | +3% | 68,000 | 58,000 | 75.0 |
| 3 B/R villa | 24,236 | 150,000 | 147,808 | +1% | 150,000 | 149,500 | 67.5 |
| 4 B/R villa | 16,466 | 210,000 | 205,000 | +2% | 220,000 | 200,000 | 63.1 |
| 5 B/R villa | 5,801 | 290,000 | 276,000 | +5% | 320,000 | 265,000 | 57.5 |
| All villas and townhouses | 52,350 | 175,000 | 170,000 | +3% | 180,000 | 168,000 | 65.2 |
| All homes | 555,102 | 65,000 | 63,000 | +3% | 73,000 | 60,899 | 73.9 |
AED a year. Contracts and medians are the twelve months to 15 Sept 2026; “Year before” is the same layout’s median over the twelve months before them, and “Change” is one on the other. Apartments are the register’s Units and villas its Villas, which include townhouses; the four apartment layouts and three villa layouts shown are the ones the register holds in volume, and the totals include every layout. Rent per square foot is read on the contracts with a sane recorded size. Of the 555,102 contracts, 226,427 were new tenancies and 328,675 renewals. Read from the register on 15 Sept 2026; the community league below is rebuilt from the register as it moves.
Every community's year
What each community's rent did this year
The one-bedroom apartment — the most-let home in Dubai — in every community with 100 or more one-bedroom tenancies registered in the twelve months to 15 Sept 2026, ranked by the change on the year before. Each name opens its area guide.
Rents rose most in Majan, Living Legends and Al Barari (+14%), Motor City (+13%), Dubai South (Dubai World Central) and Expo City (+11%), Dubai Industrial City (+11%) and Dubai Production City (IMPZ) and Jumeirah Golf Estates (+10%). They fell in Umm Suqeim (−4%), Arabian Ranches (−3%), Dubai Studio City (−3%) and Dubai Festival City (−2%). In Downtown Dubai, Dubai Hills Estate, Nad Al Sheba, City Walk, Al Safa and Al Wasl, Zabeel, Dubai Design District and Bur Dubai the median did not move. Across the 56 readings, the median change was +4%.
| Community | Change | Median rent | Year before | New lease | Renewal | Renewal vs new | Contracts | |
|---|---|---|---|---|---|---|---|---|
| 1 | Majan, Living Legends and Al BarariRead from the DLD area Wadi Al Safa 3 | +14% | 60,000 | 52,500 | 65,000 | 53,361 | −18% | 1,650 |
| 2 | Motor City | +13% | 72,000 | 63,888 | 75,000 | 68,000 | −9% | 873 |
| 3 | Dubai South (Dubai World Central) and Expo CityRead from the DLD area Madinat Al Mataar | +11% | 57,882 | 52,000 | 57,500 | 57,882 | +1% | 2,477 |
| 4 | Dubai Industrial City | +11% | 50,000 | 45,000 | 50,000 | 47,625 | −5% | 459 |
| 5 | Dubai Production City (IMPZ) and Jumeirah Golf EstatesRead from the DLD area Me'Aisem First | +10% | 57,000 | 52,000 | 63,000 | 51,000 | −19% | 2,724 |
| 6 | Dubai Investment Park (DIP) | +10% | 55,000 | 50,000 | 63,000 | 50,000 | −21% | 2,324 |
| 7 | Al Quoz | +10% | 58,319 | 52,800 | 73,000 | 46,999 | −36% | 746 |
| 8 | Al Warsan | +9% | 49,000 | 45,000 | 56,000 | 44,872 | −20% | 5,402 |
| 9 | Liwan, Falcon City of Wonders and Wadi Al Safa 2Read from the DLD area Wadi Al Safa 2 | +9% | 50,802 | 46,500 | 55,000 | 47,000 | −15% | 2,656 |
| 10 | Town Square | +9% | 60,000 | 55,000 | 64,000 | 53,800 | −16% | 1,665 |
| 11 | Damac Lagoons and RemraamRead from the DLD area Al Hebiah Fifth | +9% | 54,346 | 50,000 | 58,000 | 50,000 | −14% | 1,070 |
| 12 | Jebel AliRead from the DLD areas Jabal Ali First and Jabal Ali Industrial Second | +8% | 62,000 | 57,200 | 68,000 | 58,500 | −14% | 9,217 |
| 13 | Al Furjan, Discovery Gardens and Wasl GateRead from the DLD area Jabal Ali First | +8% | 62,000 | 57,500 | 68,665 | 58,783 | −14% | 8,842 |
| 14 | Dubai Silicon Oasis | +8% | 54,000 | 50,000 | 60,000 | 50,500 | −16% | 8,272 |
| 15 | Dubai LandRead from the DLD areas Al Yelayiss 1, Wadi Al Safa 4, Wadi Al Safa 5 and Wadi Al Safa 7 | +8% | 52,500 | 48,400 | 59,500 | 49,195 | −17% | 4,146 |
| 16 | Dubai Science ParkRead from the DLD area Al Barshaa South Second | +8% | 70,000 | 65,000 | 72,000 | 63,000 | −12% | 539 |
| 17 | Al BarshaRead from the DLD areas Al Barsha First and Al Barshaa South Second | +7% | 65,000 | 61,000 | 68,000 | 62,000 | −9% | 6,265 |
| 18 | Arjan | +7% | 65,000 | 61,000 | 70,000 | 60,350 | −14% | 5,592 |
| 19 | Dubai Land Residence Complex, Villanova, Arabian Ranches 3 and Athlon by AldarRead from the DLD area Wadi Al Safa 5 | +7% | 51,000 | 47,500 | 56,000 | 48,640 | −13% | 3,497 |
| 20 | Damac Hills 2 | +7% | 48,000 | 45,000 | 50,000 | 45,000 | −10% | 219 |
| 21 | Al Satwa | +6% | 72,000 | 68,000 | 75,000 | 66,740 | −11% | 2,494 |
| 22 | Jumeirah Village Triangle | +6% | 72,000 | 68,000 | 75,000 | 65,000 | −13% | 1,433 |
| 23 | International City | +5% | 40,000 | 38,000 | 43,000 | 39,500 | −8% | 10,868 |
| 24 | Dubai Creek Harbour (The Lagoons) | +5% | 100,000 | 95,000 | 100,000 | 94,500 | −5% | 2,392 |
| 25 | Barsha Heights (Tecom) | +5% | 68,000 | 65,000 | 72,000 | 65,000 | −10% | 2,271 |
| 26 | Downtown Jebel AliRead from the DLD area Jabal Ali Industrial Second | +5% | 58,000 | 55,000 | 60,000 | 55,000 | −8% | 375 |
| 27 | Jumeirah Village Circle | +4% | 70,000 | 67,000 | 72,000 | 63,000 | −12% | 15,469 |
| 28 | Al Jaddaf and Culture VillageRead from the DLD area Al Jadaf | +4% | 70,000 | 67,000 | 74,000 | 65,000 | −12% | 3,599 |
| 29 | Dubai Sports City and Tilal Al GhafRead from the DLD area Al Hebiah Fourth | +4% | 56,000 | 54,000 | 60,000 | 54,000 | −10% | 3,392 |
| 30 | Mirdif | +4% | 52,920 | 51,000 | 62,500 | 51,818 | −17% | 2,361 |
| 31 | Maritime City and Mina RashidRead from the DLD area Madinat Dubai Almelaheyah | +4% | 63,063 | 60,375 | 75,000 | 61,215 | −18% | 646 |
| 32 | MeydanRead from the DLD areas Al Merkadh and Nad Al Shiba First | +3% | 82,000 | 80,000 | 82,500 | 80,000 | −3% | 5,869 |
| 33 | Jumeirah Lake Towers, Jumeirah Islands and Jumeirah ParkRead from the DLD area Al Thanyah Fifth | +3% | 82,000 | 80,000 | 85,000 | 80,000 | −6% | 3,858 |
| 34 | MudonRead from the DLD areas Al Hebiah Sixth and Al Hebiah Third | +3% | 70,000 | 68,000 | 70,000 | 66,000 | −6% | 1,319 |
| 35 | Damac HillsRead from the DLD area Al Hebiah Third | +3% | 70,000 | 68,000 | 70,000 | 66,700 | −5% | 1,274 |
| 36 | Palm Jumeirah and Emirates Golf ClubRead from the DLD area Palm Jumeirah | +3% | 150,000 | 145,000 | 150,000 | 145,000 | −3% | 1,058 |
| 37 | Jumeirah and Pearl JumeirahRead from the DLD area Jumeirah First | +3% | 100,000 | 96,999 | 110,000 | 90,200 | −18% | 690 |
| 38 | Al Muhaisnah | +3% | 80,000 | 78,000 | 80,000 | 78,000 | −2% | 149 |
| 39 | Dubai Waterfront | +3% | 41,000 | 40,000 | 45,061 | 39,500 | −12% | 144 |
| 40 | Business Bay | +2% | 87,000 | 85,000 | 90,000 | 82,000 | −9% | 7,343 |
| 41 | Rukan, Arabian Ranches 2, Serena and Reportage VillageRead from the DLD area Wadi Al Safa 7 | +2% | 66,000 | 65,000 | 68,000 | 60,000 | −12% | 631 |
| 42 | Mohammed Bin Rashid CityRead from the DLD areas Al Merkadh, Hadaeq Sheikh Mohammed Bin Rashid and Wadi Al Safa 3 | +1% | 80,416 | 80,000 | 83,077 | 79,365 | −4% | 8,870 |
| 43 | Dubai Marina, Jumeirah Beach Residence, Dubai Harbour and BluewatersRead from the DLD area Marsa Dubai | +1% | 95,000 | 94,500 | 96,000 | 90,527 | −6% | 7,692 |
| 44 | Greens, The Views and The LakesRead from the DLD area Al Thanyah Third | +1% | 90,000 | 89,000 | 95,000 | 90,000 | −5% | 1,797 |
| 45 | Al Sufouh | +1% | 85,800 | 85,000 | 95,000 | 77,640 | −18% | 163 |
| 46 | Downtown Dubai | 0% | 115,000 | 115,000 | 115,000 | 115,000 | 0% | 4,036 |
| 47 | Dubai Hills EstateRead from the DLD area Hadaeq Sheikh Mohammed Bin Rashid | 0% | 90,000 | 90,000 | 92,000 | 90,000 | −2% | 2,408 |
| 48 | Nad Al ShebaRead from the DLD area Nad Al Shiba First | 0% | 80,000 | 80,000 | 80,000 | 78,000 | −2% | 1,057 |
| 49 | City Walk, Al Safa and Al WaslRead from the DLD area Al Wasl | 0% | 139,783 | 139,466 | 140,000 | 137,500 | −2% | 555 |
| 50 | ZabeelRead from the DLD areas Zaabeel First and Zaabeel Second | 0% | 120,000 | 120,000 | 120,000 | 120,000 | 0% | 376 |
| 51 | Dubai Design DistrictRead from the DLD area Zaabeel Second | 0% | 120,000 | 120,000 | 120,000 | 120,000 | 0% | 351 |
| 52 | Bur Dubai | 0% | 105,000 | 105,000 | 105,000 | 104,000 | −1% | 240 |
| 53 | Dubai Festival City | −2% | 86,000 | 88,000 | 97,000 | 58,432 | −40% | 224 |
| 54 | Arabian RanchesRead from the DLD areas Al Hebiah Second and Wadi Al Safa 6 | −3% | 66,150 | 68,000 | 66,000 | 67,000 | +2% | 773 |
| 55 | Dubai Studio CityRead from the DLD area Al Hebiah Second | −3% | 66,150 | 68,000 | 66,000 | 67,000 | +2% | 773 |
| 56 | Umm Suqeim | −4% | 120,000 | 125,000 | 120,000 | 120,000 | 0% | 373 |
AED a year, the median of every one-bedroom apartment tenancy registered with Ejari in the twelve months to 15 Sept 2026, new leases and renewals together; “Year before” is the same reading over the twelve months before them, and “Change” one on the other, to the whole per cent. “New lease” and “Renewal” are the medians of each kind alone, and “Renewal vs new” the second on the first — a minus sign is what the sitting tenant saved. The register files a tenancy under its Land Department area rather than its community, so communities that share an area share a row, and the area is named beneath them; a figure read across several areas includes homes in the neighbours those areas also serve. Every figure here is the one on the community’s own rent report. Communities the register cannot yet tie to an area, and areas with no community page, have no row.
The renewal discount
What a sitting tenant paid against a new one
The same area, the same layout, the same twelve months: the median renewal against the median new lease. The saving is the index doing its work — and the figure a landlord weighs against an empty month when a good tenant asks to stay.
The widest gaps were in Dubai Festival City (40%), Al Quoz (36%), Dubai Investment Park (DIP) (21%), Al Warsan (20%) and Dubai Production City (IMPZ) and Jumeirah Golf Estates (19%) — in each, a tenant who stayed paid that much less than one who arrived. The narrowest: Bur Dubai (1%), Al Muhaisnah (2%) and City Walk, Al Safa and Al Wasl (2%). In Dubai South (Dubai World Central) and Expo City, Downtown Dubai, Zabeel, Dubai Design District, Arabian Ranches, Dubai Studio City and Umm Suqeim the renewal median matched or passed the new-lease median — the tenants who stayed were paying the going rate.
| Community | New lease | Renewal | Sitting tenant paid | New tenancies | Renewals | |
|---|---|---|---|---|---|---|
| 1 | Dubai Festival City | 97,000 | 58,432 | −40% | 56 | 168 |
| 2 | Al Quoz | 73,000 | 46,999 | −36% | 278 | 468 |
| 3 | Dubai Investment Park (DIP) | 63,000 | 50,000 | −21% | 664 | 1,660 |
| 4 | Al Warsan | 56,000 | 44,872 | −20% | 2,145 | 3,257 |
| 5 | Dubai Production City (IMPZ) and Jumeirah Golf EstatesRead from the DLD area Me'Aisem First | 63,000 | 51,000 | −19% | 1,379 | 1,345 |
| 6 | Majan, Living Legends and Al BarariRead from the DLD area Wadi Al Safa 3 | 65,000 | 53,361 | −18% | 823 | 827 |
| 7 | Jumeirah and Pearl JumeirahRead from the DLD area Jumeirah First | 110,000 | 90,200 | −18% | 347 | 343 |
| 8 | Maritime City and Mina RashidRead from the DLD area Madinat Dubai Almelaheyah | 75,000 | 61,215 | −18% | 168 | 478 |
| 9 | Al Sufouh | 95,000 | 77,640 | −18% | 77 | 86 |
| 10 | Dubai LandRead from the DLD areas Al Yelayiss 1, Wadi Al Safa 4, Wadi Al Safa 5 and Wadi Al Safa 7 | 59,500 | 49,195 | −17% | 1,671 | 2,475 |
The ten readings where a one-bedroom renewal sat furthest under a one-bedroom new lease in the twelve months to 15 Sept 2026, with the count of each kind behind them; the whole league above carries the same column for every community. A wide gap says the area’s market moved faster than the index let renewals follow — and, read the other way, how much a landlord there gives up to keep a tenant, and how much a tenant gives up to move.
The rule behind the gap is Decree 43 of 2013 — the five bands and the ninety days’ notice — set out in the RERA rental index; the rent increase calculator works the bands on your own rent, seeded with the register’s figure for your area, and Ejari renewal is the paperwork once the figure is agreed. The other side of the same gap — what a landlord gains by taking the vacancy — is what an eviction notice is worth, and property management in Dubai is who makes the keep-or-relet call for a landlord abroad.
What this is not
This is the register, not the rental index
Two figures with similar names answer different questions. The page says which one it is.
The Land Department’s Smart Rental Index is the ruling: since January 2025 it rates every building from one to five stars and sets, per building, the average a renewal is measured against under Decree 43. It is what the Rental Dispute Centre applies. This page is the other thing — the recorded median of what tenants in each area actually paid, on the contracts the same department registered. The two will not match, and should not: one is a permitted ceiling on a renewal for one building, the other a measured middle of all the tenancies in an area.
Use this page to know what was paid — what a new lease in your area really cost, and what the tenant who stayed really got. Use the department’s index and calculator for the number a dispute would be decided on. The one figure the index cannot give you is the first: it governs the step from one term to the next, and says nothing about what the market asked of a new tenant.
Questions people ask
Rent in Dubai, answered
What is the average rent in Dubai?
The median annual rent across every home let in Dubai in the twelve months to 15 Sept 2026 was AED 65,000, on 555,102 tenancies registered with Ejari — AED 61,858 for an apartment and AED 175,000 for a villa or townhouse. By layout: a studio AED 40,000, a one-bedroom AED 59,000, a two-bedroom AED 77,000, a three-bedroom flat AED 120,000. Those are medians of what was actually paid, new leases and renewals together; the figure on a new lease alone is higher (AED 73,000) and on a renewal lower (AED 60,899).
Are rents in Dubai going up?
Yes, on the register: the median rent rose +3% on the twelve months before, from AED 63,000 to AED 65,000, and by the square foot +7%. A one-bedroom's median rose +7%, a studio's +5%, a two-bedroom's +5%. It was not uniform: across the 56 readings in the league (85 communities, those sharing a Land Department area sharing a reading), one-bedroom rents rose on 45, held level on 7 and fell on 4 — the largest rise Majan, Living Legends and Al Barari (+14%), the largest fall Umm Suqeim (−4%).
How much can my landlord increase my rent?
Only as far as the RERA rental index allows, and only with ninety days' written notice before the contract ends. Decree 43 of 2013 measures how far your rent sits below the index's average for a similar home and permits nothing up to 10% below, then 5%, 10%, 15% and at most 20% in steps. What sitting tenants actually paid is on this page: across the league a renewal came in a median 10% below a new lease in the same area, and the rent increase calculator works the bands on your own figures.
How much is rent for a 1 bedroom apartment in Dubai?
A median AED 59,000 a year across 206,667 one-bedroom tenancies in the twelve months to 15 Sept 2026: AED 67,000 on a new lease, AED 53,361 on a renewal. By area, from AED 40,000 in International City to AED 150,000 in Palm Jumeirah and Emirates Golf Club; the cheapest areas page ranks every area by the level, and this page ranks them by the change.
This page ranks the change; the cheapest areas in Dubai rank the level, studio to three bedrooms, cheapest first. Every community here has an area guide with its full rent report — every layout, new lease and renewal apart, and the buildings the register names — and the reports index carries the sale side beside it. The one-bedroom this league is built on has a page of its own, and the houses do too: villas in Dubai prices them by bedroom from both registers. If the year’s rise has you wondering whether to buy instead, the rent vs buy calculator costs out both paths over the years you would stay. What is to let with us today is on property for rent.