Dubai Property Prices by Area 2026: Price per Sq Ft Guide

How much does property cost per square foot in Dubai in 2026?

There is no single answer.

Dubai’s residential market now spans everything from apartments trading below AED 1,000 per sq ft to ultra-prime waterfront property exceeding AED 8,000 per sq ft in some communities.

Location remains one of the biggest drivers of value, but it is not the only one. Property type, building quality, developer, age, view, floor, unit size, payment structure and whether a property is ready or off-plan can all materially affect the price.

The latest available Dubai City Index places the citywide residential market at approximately AED 1,636 per sq ft, compared with a recent all-time high of approximately AED 1,683 per sq ft.

However, comparing that citywide figure with individual communities reveals just how fragmented the Dubai property market in 2026 has become.

Prime locations such as Palm Jumeirah, Bluewaters Island and Jumeirah Islands can command several times the Dubai-wide average, while established investment communities such as JVC, Dubai South, International City and Dubai Production City remain considerably more accessible.

This guide compares Dubai property prices by area, explains which communities are currently the most expensive and most affordable, and shows why price per square foot should never be analysed in isolation.

Dubai Property Prices by Area 2026

The following figures are based primarily on Property Monitor’s July 2026 community-level sales index.

Because some communities contain very different property types, apartments and villas are shown separately where appropriate.

Dubai Area / Property Type	Avg. AED/sq ft	12-Month Change	3-Month Change
Palm Jumeirah – Fronds / Garden Homes	8,038	+35.34%	+7.66%
Bluewaters Island	5,352	-2.55%	-4.38%
Jumeirah Islands	4,935	+19.10%	+10.58%
Dubai Harbour	3,316	-6.28%	-2.35%
The Meadows – Villas	3,211	+13.47%	-1.62%
Dubai Water Canal – Apartments	2,980	+2.54%	-3.66%
City Walk	2,899	+6.04%	-0.23%
The Lakes – Villas	2,818	+13.42%	-5.89%
Sobha Hartland – Villas	2,705	+13.21%	+9.23%
Palm Jumeirah – Apartments	2,585	+2.39%	-5.56%
Dubai Hills Estate – Villas	2,573	-3.42%	-7.47%
Al Jaddaf – Apartments	2,478	+20.55%	-5.15%
Downtown Dubai	2,433	-1.81%	-4.10%
Dubai Creek Harbour	2,322	+3.21%	-2.66%
Arabian Ranches	2,310	+11.05%	-0.51%
The Springs – Villas	2,265	+10.00%	+0.45%
Jumeirah Golf Estates – Villas	2,235	+3.82%	+3.85%
Dubai Sports City – Villas	2,197	+22.11%	+6.07%
DIFC	2,174	+8.61%	-5.14%
Jumeirah Park	2,115	+6.36%	-2.11%
The Views – Apartments	2,034	+3.28%	-1.18%
Sobha Hartland – Apartments	2,019	-2.16%	-4.40%
Tilal Al Ghaf	1,993	+0.32%	-1.80%
Al Barari – Apartments	1,971	+12.26%	-0.68%
JVT – Villas	1,964	+20.38%	+4.40%
Business Bay	1,871	+5.53%	-2.50%
Dubai Marina	1,845	+4.98%	-2.57%
DAMAC Hills – Villas	1,793	+5.37%	+5.60%
The Villa	1,721	+12.99%	+1.79%
JBR	1,642	-2.40%	-6.70%
Arabian Ranches 3	1,618	+8.08%	-4.71%
Al Furjan – Villas	1,587	-9.66%	-7.67%
Serena	1,585	+9.90%	+3.61%
Jumeirah Golf Estates – Apartments	1,567	+10.90%	-0.95%
Zabeel	1,565	+5.96%	+1.90%
Wasl Gate – Apartments	1,467	+8.74%	-0.19%
The Valley	1,435	+6.09%	-3.70%
Barsha Heights	1,430	+22.10%	+11.97%
JLT	1,428	+2.52%	-1.81%
Arjan	1,380	+12.24%	+1.18%
Dubai South Residential District – Villas	1,370	+8.08%	+2.88%
Town Square – Townhouses	1,370	+10.35%	-1.34%
DAMAC Hills – Apartments	1,347	+8.47%	-2.40%
Town Square – Apartments	1,347	+6.63%	-2.36%
Al Furjan – Apartments	1,313	+3.82%	+0.52%
JVC – Apartments	1,301	+3.54%	-4.28%
Dubai South Residential District – Apartments	1,102	+9.54%	+2.13%
JVC – Villas	1,094	+11.30%	+0.26%
DAMAC Hills 2 – Apartments	1,057	+1.60%	-3.71%
Dubai Production City	1,027	+11.90%	+1.31%
Dubai Studio City	1,005	+2.29%	+0.44%
Discovery Gardens	988	+16.83%	-1.11%
Al Khail Heights	966	+19.93%	+5.34%
Dubai Silicon Oasis – Apartments	956	+9.16%	+1.50%
Remraam	955	+9.10%	-0.25%
Dubai Residence Complex	826	-0.65%	+1.63%
International City	660	+3.23%	-1.26%

These figures provide a useful comparison, but they should not be interpreted as a valuation for an individual property.

A penthouse, branded residence or newly launched luxury building may transact far above its wider community average, while an older or less well-positioned unit can trade significantly below it.

What Does Price per Square Foot Mean in Dubai Real Estate?

Price per square foot — usually written as AED/sq ft or AED/PSF — is one of the most useful tools for comparing property values.

The basic calculation is:

Property Price ÷ Property Size = Price per Square Foot

For example, a 1,000 sq ft apartment selling for AED 1.8 million would have a price of approximately:

AED 1,800 per sq ft

This metric allows buyers to compare properties of different sizes much more effectively than looking only at total purchase price.

A two-bedroom apartment priced at AED 3 million may initially look more expensive than another priced at AED 2.5 million.

But if the first unit is considerably larger, its price per square foot could actually be lower.

That is why serious investors should look at both total price and AED per sq ft.

What Is the Average Price per Square Foot in Dubai in 2026?

At the citywide level, residential property prices were approximately AED 1,636 per sq ft in the latest Dubai City Index.

That figure is useful as a market reference point, but it should not be treated as a target price.

Dubai contains multiple property markets operating simultaneously.

A property at AED 1,600 per sq ft could be:

• expensive in one community;
• fairly valued in another;
• exceptionally cheap in a prime district.

For example, AED 1,600 per sq ft is substantially above current average apartment pricing in several affordable and mid-market communities.

At the same time, it is well below average pricing in areas such as Downtown Dubai, Dubai Harbour, Palm Jumeirah and parts of the waterfront luxury market.

Most Expensive Areas to Buy Property in Dubai in 2026

Dubai’s luxury market contains some of the largest differences in price per square foot.

 

Palm Jumeirah

Palm Jumeirah remains one of the clearest examples.

Apartments averaged approximately:

AED 2,585 per sq ft

while Frond and Garden Home villas averaged approximately:

AED 8,038 per sq ft

The difference is enormous even though both properties are located on Palm Jumeirah.

This illustrates an important rule:

Community name alone is not enough to establish fair value.

Property type and sub-location can completely change the price.

Palm Jumeirah Fronds also remained up approximately 35.34% year-on-year in July, although the latest monthly reading was negative.

Luxury assets can therefore produce substantial long-term appreciation while still experiencing sharp short-term fluctuations.

 

Bluewaters Island

Bluewaters Island averaged approximately:

AED 5,352 per sq ft

making it one of Dubai’s most expensive apartment markets.

However, price direction is as important as absolute price.

Despite the very high price level, the community was down approximately:

• 2.55% over 12 months;
• 7.63% over six months;
• 4.38% over three months.

High price does not automatically mean high growth.

 

Jumeirah Islands

Jumeirah Islands was one of the more interesting premium performers.

Average prices reached approximately:

AED 4,935 per sq ft

while performance remained positive across multiple periods:

• 12 months: +19.10%
• 6 months: +15.63%
• 3 months: +10.58%
• latest month: +1.46%

This is notably different from some other premium areas where annual growth remains positive but shorter-term momentum has weakened.

 

Dubai Harbour

Dubai Harbour averaged approximately:

AED 3,316 per sq ft

placing it firmly in Dubai’s premium waterfront segment.

However, the market recorded:

• -6.28% over 12 months;
• -6.99% over six months;
• -2.35% over three months.

The data reinforces a broader 2026 theme:

premium pricing and positive momentum are not the same thing.

Downtown Dubai Property Prices in 2026

Downtown Dubai remains one of the city’s best-known prime residential markets.

The July 2026 community index showed an average price of approximately:

AED 2,433 per sq ft

However, recent momentum was weaker:

• 12 months: -1.81%
• 6 months: -6.78%
• 3 months: -4.10%
• latest month: -2.11%

For investors, this does not mean every Downtown property has declined by those percentages.

Buildings surrounding Burj Khalifa, premium branded residences, larger layouts and units with exceptional views can behave very differently.

The data instead suggests that buyers in 2026 should place greater emphasis on building-level comparable sales and acquisition price rather than paying a premium solely for the Downtown address.

 

Business Bay Property Prices in 2026

Business Bay averaged approximately:

AED 1,871 per sq ft

in July 2026.

Performance remained positive over 12 months at approximately +5.53%, but shorter-term momentum had softened:

• 6 months: +0.12%
• 3 months: -2.50%
• latest month: -0.45%

Business Bay is particularly difficult to judge from one average because its inventory is extremely diverse.

The community includes:

• older residential towers;
• newer high-end developments;
• waterfront property;
• branded residences;
• serviced residences;
• commercial buildings;
• major new off-plan launches.

Two Business Bay apartments can therefore trade at dramatically different AED-per-square-foot levels while still being located only a short distance apart.

Buyers should always compare like-for-like buildings.

 

Dubai Marina Property Prices in 2026

Dubai Marina averaged approximately:

AED 1,845 per sq ft

in July.

Annual performance remained positive at approximately +4.98%, although:

• six-month performance was -1.41%;
• three-month performance was -2.57%;
• the latest month returned to +1.70%.

Dubai Marina remains particularly interesting because of the size and depth of its apartment market.

The area includes a wide range of:

• studios;
• one-bedroom apartments;
• two-bedroom apartments;
• large family units;
• penthouses;
• waterfront and marina-view property.

As a result, the community average should be used as a starting point rather than as a valuation.

Buyers considering nearby beachfront inventory can also explore JBR properties, where the community average was approximately AED 1,642 per sq ft in July.

 

Dubai Hills Estate Property Prices in 2026

Dubai Hills Estate demonstrates why property type must be separated when analysing Dubai real estate prices.

Dubai Hills Apartments

Approximately:

AED 2,313 per sq ft

Dubai Hills Villas

Approximately:

AED 2,573 per sq ft

But the difference is not limited to price.

Apartment prices remained approximately 3.41% higher year-on-year, while villas were approximately 3.42% lower.

Over three months:

• Apartments: -4.00%
• Villas: -7.47%

That means the villa segment was experiencing substantially greater short-term price pressure in the July data.

Investors comparing Dubai apartments with Dubai villas should therefore avoid assuming that both property types follow the same market cycle.

 

Dubai Creek Harbour Property Prices

Dubai Creek Harbour averaged approximately:

AED 2,322 per sq ft

Annual performance remained positive at approximately +3.21%.

However, prices were down around:

• 1.25% over six months;
• 2.66% over three months;
• 1.08% over the latest month.

Dubai Creek Harbour remains positioned above the Dubai-wide average and competes more directly with newer waterfront and master-planned communities than with Dubai’s mass-market apartment districts.

 

Al Jaddaf Property Prices in 2026

Al Jaddaf is an excellent example of why investors need to distinguish between submarkets.

Al Jaddaf apartments averaged approximately:

AED 2,478 per sq ft

while Jaddaf Waterfront apartments averaged around:

AED 1,818 per sq ft

Jaddaf Waterfront was one of the strongest momentum markets in the July dataset, recording:

• +28.43% over 12 months;
• +23.02% over six months;
• +16.47% over three months;
• +4.92% over the latest month.

Al Jaddaf itself showed strong annual growth but considerably weaker recent momentum.

This distinction demonstrates how adjacent or similarly named markets can produce very different pricing signals.

 

JVC Property Prices in 2026

Jumeirah Village Circle remains one of Dubai’s largest investor-oriented residential markets.

JVC Apartments

Approximately:

AED 1,301 per sq ft

JVC Villas

Approximately:

AED 1,094 per sq ft

Apartment prices remained approximately 3.54% higher year-on-year, but short-term momentum weakened:

• 6 months: -2.84%
• 3 months: -4.28%
• latest month: -2.08%

Villas showed stronger annual appreciation at approximately +11.30%, although the latest monthly reading was much weaker.

JVC remains below the Dubai-wide average on a community basis, which helps explain its continued appeal among investors seeking lower entry prices than central Dubai.

However, new launches can trade at significant premiums to older ready inventory.

A buyer comparing JVC properties should therefore distinguish between:

new off-plan price per sq ft and existing secondary-market price per sq ft.

 

JLT Property Prices in 2026

Jumeirah Lakes Towers averaged approximately:

AED 1,428 per sq ft

in July.

The community remained approximately 2.52% higher year-on-year, but:

• six-month performance was -0.32%;
• three-month performance was -1.84%;
• latest-month performance was -0.53%.

JLT continues to sit at a significantly lower average price point than nearby Dubai Marina while maintaining a central location around Sheikh Zayed Road and the metro network.

That pricing gap can be relevant for buyers comparing similar apartment sizes across the wider Marina/JLT corridor.

 

Barsha Heights Property Prices

Barsha Heights was one of the strongest momentum performers in the July data.

Average prices reached approximately:

AED 1,430 per sq ft

with:

• +22.10% over 12 months;
• +30.44% over six months;
• +11.97% over three months;
• +4.40% in the latest month.

Unlike some areas where year-on-year appreciation mainly reflects earlier growth, Barsha Heights maintained positive short-term momentum.

That makes it an area worth monitoring closely rather than judging only from its relatively modest absolute AED-per-square-foot level.

 

Dubai South Property Prices in 2026

Dubai South remains considerably more affordable than most prime central Dubai communities.

In the Residential District:

Apartments

Approximately:

AED 1,102 per sq ft

Villas

Approximately:

AED 1,370 per sq ft

Both segments remained positive year-on-year:

• Apartments: +9.54%
• Villas: +8.08%

They also recorded positive three-month performance.

Dubai South is therefore a useful example of an area where prices remain below the Dubai-wide average while transaction and development activity continue to expand.

Its investment profile, however, is very different from mature central communities such as Downtown or Dubai Marina.

Buyers are generally taking greater exposure to future infrastructure, population growth and master-plan development.

 

Dubai Sports City Property Prices

Dubai Sports City also shows a striking difference between property types.

Apartments

Approximately:

AED 973 per sq ft

Villas

Approximately:

AED 2,197 per sq ft

Villa prices were approximately 22.11% higher year-on-year and 6.07% higher over three months.

Apartment prices were approximately 10.94% higher year-on-year, while remaining below AED 1,000 per sq ft on the July community index.

The almost 2.3x price-per-square-foot difference between apartment and villa inventory demonstrates why area-wide averages can hide more than they reveal.

 

Arabian Ranches Property Prices

Dubai’s established villa communities continue to trade at significant premiums to many suburban apartment markets.

Arabian Ranches averaged approximately:

AED 2,310 per sq ft

with annual growth of around 11.05%.

By comparison:

• Arabian Ranches 2: approximately AED 1,821/sq ft
• Arabian Ranches 3: approximately AED 1,618/sq ft

This reflects differences in:

• maturity;
• plot size;
• property age;
• villa type;
• location;
• development phase;
• transaction mix.

It also shows why comparing villa communities on total purchase price alone can be misleading.

 

The Meadows and The Springs Property Prices

For buyers looking at established Emaar villa communities, The Meadows averaged approximately:

AED 3,211 per sq ft

while The Springs averaged approximately:

AED 2,265 per sq ft.

The Meadows remained around 13.47% higher year-on-year, while The Springs was approximately 10.00% higher.

The significant difference in AED per sq ft reflects the different property sizes, plot characteristics and market positioning of these neighbouring communities.

 

Affordable Property Prices in Dubai in 2026

For buyers focused on lower entry points, several communities remained substantially below Dubai’s citywide average.

Examples include:

Area	Approx. AED/sq ft
International City	660
Dubai Residence Complex	826
Remraam	955
Dubai Silicon Oasis – Apartments	956
Al Khail Heights	966
Discovery Gardens	988
Dubai Studio City	1,005
Dubai Production City	1,027
DAMAC Hills 2 – Apartments	1,057
JVC – Apartments	1,301

The lowest price per square foot is not automatically the best investment.

Affordable communities can provide attractive rental returns and lower acquisition costs, but investors also need to consider:

• tenant demand;
• future supply;
• service charges;
• building quality;
• vacancy risk;
• resale liquidity;
• infrastructure;
• developer reputation.

Price is only one component of value.

 

Is a Higher Price per Square Foot Better?

No.

A high AED-per-square-foot value primarily tells you that the market is assigning a higher value to each unit of space.

It does not automatically indicate:

• better rental yield;
• stronger future appreciation;
• lower risk;
• better liquidity.

For example, luxury waterfront properties can command very high price-per-square-foot levels while producing relatively modest gross rental yields.

Conversely, some lower-priced apartment communities can generate considerably stronger rental yields.

For investors, a more useful framework is:

Price + Yield + Growth + Liquidity + Supply + Asset Quality

rather than simply:

Price = Quality

 

Why Do Prices Vary So Much Within the Same Dubai Area?

Even within one community, two similar-sized properties may sell at substantially different price-per-square-foot levels.

Key factors include:

Building Quality

Newer or better-managed buildings can command a premium.

Developer

Projects by established developers can trade differently from nearby buildings because buyers place a value on construction quality, maintenance, design and brand reputation.

View

Waterfront, skyline, Burj Khalifa, golf-course and park views can significantly affect price.

Floor

High-floor units often command premiums, although this varies by building.

Layout

Efficient layouts can achieve higher AED-per-square-foot values than units with large unusable spaces.

Condition

Renovated and upgraded ready properties can achieve significant premiums.

Branded Residences

Hotel and luxury-brand partnerships can create a separate pricing tier within the same community.

Off-Plan vs Ready

Newly launched off-plan projects may trade above comparable existing properties because of:

• newer specifications;
• payment plans;
• marketing premiums;
• future delivery expectations.

This is why community averages should never replace a proper comparable-sales analysis.

 

Should Buyers Compare Asking Prices or Transaction Prices?

Whenever possible, buyers should focus on achievable and transferred prices, not only listing prices.

An owner’s asking price represents an expectation.

A completed transaction represents a price at which a buyer and seller actually agreed to exchange the property.

The difference becomes particularly important in a more selective market.

Investors can use the official Dubai Land Department Real Estate Data platform for primary transaction information.

For broader market analytics, Property Monitor provides community-level indices and real estate market intelligence.

 

How to Compare Dubai Property Prices Correctly

Before buying a property, compare it at five different levels.

1. Compare the Community

Determine the average price per square foot for the wider area.

2. Compare the Property Type

Do not compare a villa with an apartment average.

3. Compare the Building or Project

Find recent transactions in the same building or development whenever possible.

4. Compare Similar Units

Bedroom count, floor, view, layout, condition and size should be comparable.

5. Compare Price Momentum

A property may appear reasonably priced against last year’s average while the community is currently experiencing negative three-month momentum.

This is particularly relevant in the 2026 market.

 

Which Dubai Areas Offer the Best Value in 2026?

There is no single “best value” community because value depends on the investor’s objective.

For lower entry prices

Areas such as Dubai Residence Complex, Dubai Production City, Dubai South and JVC can offer lower average AED-per-square-foot levels.

For established central locations

Business Bay, Dubai Marina and JLT provide mature infrastructure and relatively deep transaction markets.

For premium master-planned communities

Dubai Hills Estate and Dubai Creek Harbour occupy higher price tiers while offering newer master-planned environments.

For luxury property

Palm Jumeirah, Bluewaters, Jumeirah Islands and Dubai Harbour remain at the upper end of Dubai’s pricing spectrum.

For emerging locations

Dubai South and Dubai Islands provide exposure to major long-term development stories, although their risk profile differs from mature communities.

 

Dubai Property Prices: Apartment vs Villa

One of the biggest mistakes when comparing areas is combining apartments and villas into a single number.

The July data shows several examples.

Community	Apartment / Other	Villa
Dubai Hills Estate	AED 2,313	AED 2,573
JVC	AED 1,301	AED 1,094
JVT	AED 1,261	AED 1,964
DAMAC Hills	AED 1,347	AED 1,793
DAMAC Hills 2	AED 1,057	AED 878
Al Furjan	AED 1,313	AED 1,587
Dubai South Residential District	AED 1,102	AED 1,370
Jumeirah Golf Estates	AED 1,567	AED 2,235
Sobha Hartland	AED 2,019	AED 2,705

There is no rule stating that a villa must always have a higher price per square foot than an apartment.

Large villas can sometimes have lower AED-per-square-foot values because their total built-up area is much greater.

This is why investors should compare like with like.

Browse current apartments in Dubai, villas in Dubai and townhouses separately when evaluating available inventory.

 

What Are Dubai Property Prices Likely to Do Next?

The 2026 data does not support one universal forecast for every Dubai community.

Some markets are experiencing clear short-term corrections.

Others continue to show strong positive momentum.

For example:

Dubai Hills Villas

• 12M: -3.42%
• 3M: -7.47%

while:

Jumeirah Islands

• 12M: +19.10%
• 3M: +10.58%

and:

Barsha Heights

• 12M: +22.10%
• 3M: +11.97%

The market is therefore becoming increasingly selective.

For buyers, this means 2026 is less about answering:

“Are Dubai prices going up or down?”

and more about answering:

“Which community and property segment has the strongest fundamentals at the price I am being asked to pay?”

 

Important Note About Dubai Property Price Data

Property-market statistics should never be interpreted without understanding the methodology.

Property Monitor explains that its market index uses moving-average median price data and cleanses extreme values and unusual behaviour.

Community-level average prices can still move when the underlying transaction mix changes.

For example, if an unusually large number of premium units transact in one month, the average AED-per-square-foot figure for that community may rise even if every comparable property has not increased by the same amount.

This guide should therefore be used as a market benchmark rather than an individual property valuation.

For an investment decision, recent comparable transactions from the same project and similar units should carry greater weight.

 

Frequently Asked Questions

What is the average property price per square foot in Dubai in 2026?

The latest Dubai City Index used in this analysis places average residential pricing at approximately AED 1,636 per sq ft.

However, individual community prices range from below AED 1,000 per sq ft to several thousand dirhams per square foot in prime locations.

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What is the most expensive area in Dubai per square foot?

Among the major communities in the July 2026 Property Monitor dataset, Palm Jumeirah Fronds and Garden Homes recorded approximately AED 8,038 per sq ft.

Bluewaters Island and Jumeirah Islands were also among the highest-priced major residential markets.

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How much is property per square foot in Downtown Dubai?

The July 2026 community index placed Downtown Dubai at approximately AED 2,433 per sq ft.

Individual projects can trade significantly above or below that figure.

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How much is property per square foot in Dubai Marina?

Dubai Marina averaged approximately AED 1,845 per sq ft in July 2026.

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How much is property per square foot in JVC?

JVC apartments averaged approximately AED 1,301 per sq ft, while the villa segment averaged around AED 1,094 per sq ft.

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How much is property per square foot in Business Bay?

Business Bay averaged approximately AED 1,871 per sq ft in the July 2026 data.

However, individual buildings and new luxury developments can trade far above the community average.

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What are the more affordable areas to buy property in Dubai?

Communities with relatively low average AED-per-square-foot levels include International City, Dubai Residence Complex, Dubai Silicon Oasis, Remraam, Discovery Gardens and Dubai Production City.

Affordability should still be assessed together with rental demand, service charges and future supply.

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Is price per square foot the best way to value Dubai property?

It is one of the most useful metrics, but it should not be used alone.

A proper valuation should also consider:

• recent comparable transactions;
• building;
• developer;
• floor;
• view;
• property condition;
• layout;
• unit size;
• property type;
• rental income;
• service charges.

 

Find the Right Dubai Property at the Right Price

Dubai property prices vary dramatically from one community — and even one building — to another.

The most important step is therefore not simply finding a property within budget.

It is determining whether the price being asked is justified by:

the location, project, property type, recent comparable sales and current market direction.

Browse Dubai properties for sale, explore the Dubai locations directory or contact CA Properties for assistance comparing current opportunities against recent market data.