Dubai Islands Market Report: Q3 2026
In Q3 2026, the median apartment price in Dubai Islands was AED 2,596 per sq ft, across 477 residential sales transactions worth AED 1.64 billion, according to Richmond Properties' analysis of Dubai Land Department data.
Key statistics
Q3 2026, compared with Q2 2026
- 477
- Residential sales transactions −64.9%
- AED1.64 billion
- Sales value −68.7%
- AED2,596
- Apartments, median price per sq ft −14.5%
- AED9.2 million
- Villas and townhouses, median price⚠ 15 +33.9%
- 97%
- Off-plan share of sales 462 off-plan sales
- 9
- New lease registrations (Ejari) +800.0%
- AED77
- Apartment rent per sq ft, a year⚠ 9 −39.9%
Apartments, median price per sq ft
Villas and townhouses, median price
Lighter bars: fewer than 30 sales
Apartment rent, median per sq ft a year
Lighter bars: fewer than 30 leases
Apartment sales
Off-planReadyTotal sales
Villa and townhouse sales
Off-planReadyTotal sales
Apartment lease registrations
NewRenewedTotal lease registrations
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FAQ
How many residential sales transactions were recorded in Dubai Islands in Q3 2026?
Residential sales transactions in Dubai Islands totalled 477 in Q3 2026, worth AED 1.64 billion. Sales declined 64.9% quarter-on-quarter. Off-plan sales accounted for 97% of the total and owner resales 0%.
What is the price per sq ft in Dubai Islands?
The median apartment price in Dubai Islands was AED 2,596 per sq ft in Q3 2026, across 462 sales; it declined 14.5% quarter-on-quarter, and was 53% above the Dubai median. The median villa and townhouse price was AED 9.2 million, across 15 sales; it rose 33.9% quarter-on-quarter.
Are property prices in Dubai Islands going up or down?
The median apartment price in Dubai Islands declined 6.6% between Q1 2026 and Q3 2026, from AED 2,778 to AED 2,596 per sq ft.
| Quarter | Sales | Value | Apartments, per sq ft | Villas, median | New lease registrations | Apartment rent, per sq ft | Gross yield |
|---|---|---|---|---|---|---|---|
| ⚠Q1 2026 | 1,681 | AED 5.55 billion | AED 2,778 | AED 9.3 million | 0 | – | – |
| ⚠Q2 2026 | 1,359 | AED 5.25 billion | AED 3,038 | AED 6.9 million | 1 | AED 127 | – |
| ⚠Q3 2026 | 477 | AED 1.64 billion | AED 2,596 | AED 9.2 million | 9 | AED 77 | – |
How much does a home in Dubai Islands cost by number of bedrooms?
In Dubai Islands in Q3 2026, median prices were AED 2.3 million for a 1-bedroom apartment (222 sales); AED 3.4 million for a 2-bedroom apartment (166 sales).
| Bedrooms | Sales | Median price | Per sq ft |
|---|---|---|---|
| ⚠Studio | 9 | AED 1.1 million | AED 3,128 |
| 1-bed | 222 | AED 2.3 million | AED 2,643 |
| 2-bed | 166 | AED 3.4 million | AED 2,452 |
| 3-bed | 54 | AED 4.5 million | AED 2,341 |
| ⚠4-bed | 11 | AED 9.6 million | AED 2,688 |
What is the average rent in Dubai Islands?
The median rental rate on new apartment lease registrations (Ejari) in Dubai Islands was AED 77 per sq ft a year in Q3 2026, across 9 registrations. 9 new leases and 0 renewals were registered with Ejari.
How much does property in Dubai Islands cost in US dollars?
The UAE dirham is pegged to the US dollar at AED 3.6725. At that rate, in Dubai Islands in Q3 2026, the median apartment price of AED 2,596 per sq ft is approximately $707 per sq ft; the median villa and townhouse price of AED 9.2 million is approximately $2.52 million; the median new apartment rental rate of AED 77 per sq ft a year is approximately $21.
How many prime sales were recorded in Dubai Islands?
8 prime sales (AED 10 million and above) were recorded in Dubai Islands in Q3 2026, worth AED 116 million and accounting for 1.7% of sales. Villas and townhouses accounted for 3 of them and off-plan sales for 5.
How does Dubai Islands compare with Dubai?
The median apartment price in Dubai Islands was 53% above the Dubai median in Q3 2026, at AED 2,596 per sq ft compared with AED 1,692.
| Measure | Dubai Islands | Dubai |
|---|---|---|
| Apartments, median per sq ft | AED 2,596 | AED 1,692 |
| ⚠Villas and townhouses, median | AED 9.2 million | AED 3.7 million |
| ⚠New apartment rent, per sq ft a year | AED 77 | AED 94 |
| Off-plan share of sales | 97% | 69% |
Which buildings in Dubai Islands recorded the most sales?
The Meriva Collection by Crestarc recorded the most sales of any building in Dubai Islands in Q3 2026, with 82 sales worth AED 383 million.
| Building or sub-community | Developer | Sales | Value | Off-plan | Apartments, per sq ft |
|---|---|---|---|---|---|
| The Meriva CollectionPalm Deira | Crestarc | 82 | AED 383 million | 100% | AED 3,513 |
| Seacliff by ImtiazPalm Deira | Imtiaz | 44 | AED 115 million | 100% | AED 2,361 |
| ⚠Wasl By AziziPalm Deira | Azizi | 22 | AED 43.1 million | 100% | AED 3,221 |
| ⚠Villa del Garda ResidencesPalm Deira | Mr. Eight Development | 21 | AED 90.0 million | 100% | AED 4,013 |
| ⚠Ellington Sands IPalm Deira | Ellington | 19 | AED 57.0 million | 100% | AED 2,723 |
| ⚠Arya Residences by Citi DevelopersPalm Deira | Citi | 17 | AED 49.7 million | 100% | AED 2,659 |
| ⚠Ellington Sands IiPalm Deira | Ellington | 16 | AED 52.9 million | 100% | AED 2,856 |
| Bay Villas - Dubai IslandsPalm Deira | – | 15 | AED 144 million | 0% | – |
| ⚠Hado By BeyondPalm Deira | Sandy Shores S.O.C | 11 | AED 43.1 million | 100% | AED 3,129 |
| ⚠Hermina By Casagrand Gallantee Real EstatePalm Deira | Casagrand | 10 | AED 27.9 million | 100% | AED 2,291 |
Which developers recorded the most off-plan sales in Dubai Islands?
Crestarc recorded the most off-plan sales in Dubai Islands in Q3 2026, with 82 sales worth AED 383 million, accounting for 18% of off-plan sales. It was followed by Imtiaz (54), Ellington (35).
| Developer | Off-plan sales | Value | Share of off-plan sales |
|---|---|---|---|
| Crestarc | 82 | AED 383 million | 18% |
| Imtiaz | 54 | AED 141 million | 12% |
| Ellington | 35 | AED 110 million | 8% |
| Citi | 31 | AED 89.1 million | 7% |
| Mr. Eight Development | 22 | AED 100.0 million | 5% |
| Azizi | 22 | AED 43.1 million | 5% |
| Samana | 21 | AED 65.1 million | 5% |
| Sandy Shores S.O.C | 11 | AED 43.1 million | 2% |
What do the figures mean?
- Median price
- The middle sale price once all sales are ranked: half of sales were above it and half below. Used instead of the average so a few very large sales don't distort the figure.
- Price per sq ft
- Sale price divided by the registered area in square feet, then the median across sales. Reported for apartments; villa records often carry the plot size, so villas are reported per home.
- Off-plan and ready
- Off-plan sales are homes sold before completion; ready sales are completed homes, including owner resales and developers' completed stock.
- Sub-community and building
- Where DLD records a home: a sub-community for villas and townhouses (for example Raya in Arabian Ranches 3), a building for apartments, or the project name for off-plan homes.
- Ejari
- Dubai's official lease registration system. Rents here are new Ejari leases registered in the period; renewals are counted separately.
- Gross rental yield
- Median new annual rent divided by the median ready sale price, before costs. Shown only between 3% and 12%; outside that range the pairing reflects data errors rather than a yield.
- DLD area and community
- The Dubai Land Department records sales and leases by official area, which can differ from the name people use. Each report names the DLD areas it covers.
- ⚠ Small sample
- A figure based on fewer than 30 sales or leases. It is shown, but can move a lot from period to period.
How should this report be cited?
Richmond Properties (2026). Dubai Islands Market Report: Q3 2026. Data: Dubai Land Department. Published 2 November 2026. https://richmondproperties.ae/insights/market-reports/dubai-islands/2026-q3. Licensed CC BY 4.0.
In copy: “according to Richmond Properties’ analysis of Dubai Land Department data”.
Figures are Dubai Land Department open data for Q3 2026 (July to September), compared with Q2 2026. Sales are counted by transaction date and cover homes only: apartments, hotel apartments, villas and townhouses (including villa plots). Offices, shops, hotel rooms, development land and labour accommodation are excluded. Rents are new Ejari leases; leases are assigned to a community through their building or sub-community where DLD files them under a different district. 2 transactions identified as recording errors are excluded. Figures and text are generated from Dubai Land Department data by Richmond Properties’ reporting system. Data as of 2 November 2026. This report is for general information and is not financial or investment advice.