I’m urgently looking for a 4 bedroom ready-to-move property in Dubai for a serious end-user client.
• Budget: Up to AED 2.5M
• Property: 4 Bedroom
• Status: Ready to Move
• Buyer: Mortgage approved/financed client
• Timeline: Urgent

Hi.. I'm a tech consultancy founder, and I analysed the government Ejari rental data for Dubai. I looked at the last 12 months (Oct 2025 to Sep 2026) against the 12 months before, plus a 10-year view back to 2015. I work with data all day, so I wanted to see what the numbers say instead of relying on gut feel

The short version

• Around 994K contracts registered, down about 2% YoY
• Median rent is up 4.2% (AED 57K), and residential median is AED 65K, up 4.8%
• Rent per sq. ft. is up about 7.8% (AED 68 overall, AED 67 residential)
• For perspective, residential rent/sq. ft. bottomed at AED 39 in 2021 and has climbed every year since

Median rent by unit type (YoY)

• Studio: AED 40K (+5.3%)
• 1BR: AED 58K (+5.5%)
• 2BR: AED 77K (+5.0%)
• 3BR: AED 132K (+7.1%)

Other things I found interesting

• 55 of 59 larger areas saw rent per sq. ft. go UP (despite the hiccups?)
• Fastest risers: Dubai Investment Park Second (+24.5%), Al Goze Fourth (+17.1%), Dubai Investment Park First (+13.4%)
• Marsa Dubai (Marina) is up 12.5% per sq. ft.
• Business Bay has the most contracts overall (~46.5K), and JVC is the biggest residential community (~30.7K)
• Burj Khalifa area is the priciest per sq. ft. at AED 158. Palm Jumeirah has the highest median rent (AED 198K) because the units are bigger
• About half of all contracts are renewals (49.8%), and 93% of leases are ~12 months
• January is the busiest month for new contracts (10.4%) and June is the quietest (7.1%)

Caveats: this is registered contracts, so it includes renewals, and median rents can shift with the mix of units. Not financial advice; I'm just a data person yall, please keep that in mind. I did see another data guy work on the same data but EDA is an open box so im guessing some numbers that I have shared above might be useful.

I put everything into a PDF report with charts if anyone wants the full breakdown, let me know.

Hey everyone posting as agent

I have a fully vetted, 100% cash-ready client looking to deploy capital immediately into real estate assets.

We are looking for genuine distress opportunities only.

Our Criteria:

• The Discount: Minimum 15% below true market value (we verify comps aggressively).
• Asset Type: Premium apartments, bulk units, or off-plan payment takeovers.
• Location: High-liquidity, high-rental-demand areas.
• The Catch: Must be a real liquidation scenario (moving country, sudden capital call, developer distress, etc.).

What we bring to the table:

• Zero financing contingencies.
• Immediate booking deposits.
• Lightning-fast execution to bail out motivated sellers.

If you are an agent with an off-market pocket listing, a wholesaler, or a seller needing an immediate out:

DM me the numbers, location, and the reason for distress.

Hello everyone,
We currently have direct access to a portfolio of residential and mixed use development plots across key Dubai locations:

Al Jaddaf / Waterfront: Multiple plots | Buildable areas (GFA) from 31,000 to 165,000+ sqft.
Dubai Islands: Prime waterfront residential plots | ~90,000+ sqft. GFA
• DLRC & IMPZ: Mid to high-density residential plots | 95,000 to 250,000+ sqft. GFA
Barsha Heights (TECOM): Rare main road plot | 110,000+ sqft. GFA
Suitable for mid-rise to high-rise towers (G+7 up to G+17).
Both Freehold and GCC options are available.

Open to collaborating with direct buyers or agents with active developer mandates.
Feel free to send a DM with your specific requirements.

Hello everyone I own a villa that costed me 1.6mil after a few years it’s now worth around 3 mil now during this time I bought one villa off plan in Dubai south and I bought one more also off plan in Dubai south, one of the off plan villa should be ready by December and I’m planning to rent it, now recently a person offered 3 million to buy the villa and I’m thinking should I sell and buy 3 more off plans properties or should I stay as I am and just continue paying off the loans that I took for the off plans. Also one more info I rent the villa that I first bought 160000 yearly need your help this is a massive decision!!!

Hi All,

I was evicted from my previous apartment in DUBAI following a legal eviction notice. The reason stated in the notice was personal use by the owner.

I have recently discovered that the apartment has now been rented to another tenant.

I was paying AED 44,000 per year for the previous apartment, whereas I am now paying AED 57,000 per year for my new apartment.

1. Obtaining information about the new tenancy

• Is it possible to obtain a copy of the new Ejari/

2. Potential compensation

Please let me know if there are any other items I should include, or whether I can claim any additional compensation:

• Difference in rent for 2 years – AED 13,000 per year
• Security deposit for the new apartment
• GAS deposit and installation costs for the new apartment
• Gas admin fees for two years
• DEWA deposit and relocation/connection fees
• Moving/movers' costs
• AC compressor cost – I replaced the compressor at my own expense because the owner refused to pay
• Previous security deposit – the owner refused to return it, despite his representative signing a document confirming that there were no damages
• Difference in Dubai Municipality housing fees for 2 years
• Ejari cancellation fees
• Compensation for moral/non-pecuniary damages and the stress and inconvenience caused

3. Procedure and supporting documents :

• What is the correct procedure for making a compensation claim?
• What documents and evidence should I prepare?
• Should I first obtain evidence of the new tenancy before filing the claim?
• Are there any other losses or expenses that I may be entitled to claim?

Any advice from someone familiar with Dubai tenancy law/RERA and eviction cases would be greatly appreciated.

Thank you.

Hi everyone, I’m considering buying a 2BHK townhouse in Rukan. The property has some issues, and the seller is offering a small discount because of them.

Before I proceed, I’d really appreciate hearing from current Rukan townhouse owners. Have you experienced similar issues, and if so, how serious were they and how much did repairs cost?

https://preview.redd.it/ml7e9pxwbwth1.png?width=960&format=png&auto=webp&s=8cfa7f5fe52e141d59cde46632e8b37a614817b1

https://preview.redd.it/gdrn1kpybwth1.png?width=1280&format=png&auto=webp&s=5752a6780bb7ef1902363eadb39c68c684cae00e

https://preview.redd.it/355bj610cwth1.png?width=960&format=png&auto=webp&s=3b31363ea861937ff4a315bd84acd065a20a52d4

https://preview.redd.it/zp7kf4r0cwth1.png?width=960&format=png&auto=webp&s=1ef3424ea426d13bc2f03e64fda489b86924b6b1

https://preview.redd.it/jq28hsl1cwth1.png?width=960&format=png&auto=webp&s=e64b9d039b830e7f7f4c7a8c8e3ddfccd89aba98

Would really appreciate any honest experiences or advice. Thank you!

Also could there be a mould issue ? I didn't do a thorough inspection yet, but someone explained this needs proper fixes and can cost around 50k + and might have mould issue as well.

Should I proceed and buy or pass this ?

*I've been on roughly a 1-year journey trying to turn some crypto gains into actual wealth.*
*Me and a few friends had made a decent amount from crypto, including a sizeable position in XMR. We got into it relatively early and eventually sold after the big run, so we ended up with several times what we'd originally put in.*
*The next problem was actually getting the money into the banking system.*
*We were looking at the UAE because we wanted to eventually buy property in Dubai. The difficult part was source of funds. Once crypto has gone through XMR and then back into USDT, proving the entire history of the funds isn't exactly straightforward. We eventually were able to get the funds into a bank account.*
*But we didn't immediately rush into buying property.*
*We left the money sitting in the account for a couple of months and made sure everything was settled. By around the third month, we decided to start looking seriously at property and after much considerations, we ended up buying several villas, including some fairly expensive ones in what we thought were good areas.*
*At that point, we genuinely thought we'd done everything right.*
*Crypto gains -> bank -> property.*
*Then Feb 28 happened.*
*The US and Israel launched strikes against Iran and Iran retaliated. Suddenly there was a lot of uncertainty around the region.*
*We're technically UAE residents and have Emirates IDs, but we're basically non-residents in practice. We don't live there full time, so watching everything unfold from outside the UAE made us pretty nervous. We started asking ourselves whether it really made sense to be sitting on several expensive Dubai properties while a war was happening in the region.*
*And honestly, we panicked.*
*Instead of waiting it out, we decided to sell and put the money somewhere else.*
*We ended up selling a few months later. Between the prices we bought at, the prices we eventually accepted, transaction costs and everything else involved in exiting, we gave back a huge chunk of the gains we'd made in crypto.*
*Basically, a year's worth of work and we managed to undo a big part of it 😂*
*The funny thing is that I've since had plenty of people tell me we should have just held the properties. The Dubai market obviously didn't just disappear, and there were still transactions happening despite everything.*
*But hindsight is easy.*
*When you're a non-resident watching missiles being fired in the region, you're not necessarily thinking about what Dubai property prices might look like 12 months later. You're thinking about getting your money somewhere you feel is safer.*
*Looking back, the whole experience taught me something I didn't really appreciate before:*
*Making money is one thing. Turning it into wealth is another. And keeping that wealth is a completely different game.*
*Curious to hear from people actually living in Dubai, if you had been holding several expensive properties as a non-resident when Feb 28 happened, would you have held or sold?*

Hi All,

I am looking to buy one of the following, given the right price, I can close as early as next week but the price should be right.

- 4 Bed, Should be Mortgageable
Single Row
Budget: 2.5M

- 5 Bed, Should be Mortgageable
Single Row or B2B
Budget: 2.8M

Looking for Distress deals only, within my budget.
Anything that dont meet the requirements, pls dont reach out.

5BR + Maid | G+2 | Single Row Corner | 4-Plex

OP + DLD: AED 4.10M

Distress Selling Price: AED 3.03M

Approx. 26% below OP + DLD

BUA: 3,323 sq.ft.

Plot: 2,972 sq.ft.

Layout: G+2

Single Row | Corner Unit

Community: DAMAC Sun City

A genuine distress opportunity for investors or end users looking for a 5-bedroom villa at a significant discount to the original cost.

DM for payment plan, seller details, and full deal breakdown.

Serious buyers only. Price subject to seller confirmation.