Emirates Living Market Report: Q3 2026
In Q3 2026, the median villa and townhouse price in Emirates Living was AED 5.0 million, across 109 residential sales transactions worth AED 1.17 billion, according to Richmond Properties' analysis of Dubai Land Department data.
Key statistics
Q3 2026, compared with Q2 2026
- 109
- Residential sales transactions +22.5%
- AED1.17 billion
- Sales value +45.3%
- AED5.0 million
- Villas and townhouses, median price −0.8%
- 0%
- Off-plan share of sales 0 off-plan sales
- 371
- New lease registrations (Ejari) +63.4%
- AED199,650
- Villa rent, median a year Broadly unchanged
- 4.0%
- Gross rental yield, villas
Villas and townhouses, median price
Lighter bars: fewer than 30 sales
Villa and townhouse rent, median a year
Villa and townhouse sales
Off-planReadyTotal sales
Villa and townhouse lease registrations
NewRenewedTotal lease registrations
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FAQ
How many residential sales transactions were recorded in Emirates Living in Q3 2026?
Residential sales transactions in Emirates Living totalled 109 in Q3 2026, worth AED 1.17 billion. Sales rose 22.5% quarter-on-quarter. Off-plan sales accounted for 0% of the total and owner resales 99%.
How much does a villa cost in Emirates Living?
The median villa and townhouse price was AED 5.0 million, across 109 sales; it declined 0.8% quarter-on-quarter.
Are property prices in Emirates Living going up or down?
The median villa or townhouse price in Emirates Living declined 11.6% between Q1 2026 and Q3 2026, from AED 5.6 million to AED 5.0 million.
| Quarter | Sales | Value | Apartments, per sq ft | Villas, median | New lease registrations | Apartment rent, per sq ft | Gross yield |
|---|---|---|---|---|---|---|---|
| Q1 2026 | 141 | AED 1.39 billion | – | AED 5.6 million | 207 | – | – |
| Q2 2026 | 89 | AED 808 million | – | AED 5.0 million | 227 | – | – |
| Q3 2026 | 109 | AED 1.17 billion | – | AED 5.0 million | 371 | – | – |
How much does a home in Emirates Living cost by number of bedrooms?
In Emirates Living in Q3 2026, median prices were AED 3.6 million for a 2-bedroom villa or townhouse (49 sales); AED 5.3 million for a 3-bedroom villa or townhouse (36 sales).
| Bedrooms | Sales | Median price | New lease registrations | Median rent, a year | Gross yield |
|---|---|---|---|---|---|
| 2-bed | 49 | AED 3.6 million | 167 | AED 150,000 | 4.1% |
| 3-bed | 36 | AED 5.3 million | 193 | AED 230,000 | 4.4% |
| ⚠5-bed | 0 | – | 6 | AED 1.3 million | – |
| ⚠6-bed | 0 | – | 2 | AED 10.0 million | – |
| ⚠7-bed | 0 | – | 3 | AED 5.0 million | – |
What is the average rent in Emirates Living?
New villa and townhouse lease registrations had a median rental rate of AED 199,650 a year, across 371 registrations. 371 new leases and 351 renewals were registered with Ejari.
What is the rental yield in Emirates Living?
The gross rental yield on ready villas and townhouses in Emirates Living was 4.0% in Q3 2026, comparing median new rents with median ready sale prices.
How much does property in Emirates Living cost in US dollars?
The UAE dirham is pegged to the US dollar at AED 3.6725. At that rate, in Emirates Living in Q3 2026, the median villa and townhouse price of AED 5.0 million is approximately $1.35 million.
How many prime sales were recorded in Emirates Living?
22 prime sales (AED 10 million and above) were recorded in Emirates Living in Q3 2026, worth AED 788 million and accounting for 20.2% of sales. Villas and townhouses accounted for 22 of them and off-plan sales for 0. They included 8 super-prime sales ($10 million and above, approximately AED 37 million), worth AED 612 million.
How does Emirates Living compare with Dubai?
The median villa and townhouse price in Emirates Living was 34% above the Dubai median in Q3 2026, at AED 5.0 million compared with AED 3.7 million.
| Measure | Emirates Living | Dubai |
|---|---|---|
| Villas and townhouses, median | AED 5.0 million | AED 3.7 million |
| Villa rent, median a year | AED 199,650 | AED 180,000 |
| Gross yield, villas | 4.0% | 4.4% |
| Off-plan share of sales | 0% | 69% |
Which sub-communities in Emirates Living recorded the most sales?
Springs 2 recorded the most sales of any sub-community in Emirates Living in Q3 2026, with 12 sales worth AED 49.4 million.
| Sub-community | Developer | Sales | Value | Off-plan |
|---|---|---|---|---|
| Springs 2Emirates Living | – | 12 | AED 49.4 million | 0% |
| Springs 8Emirates Living | – | 9 | AED 38.5 million | 0% |
| Springs 9Emirates Living | – | 9 | AED 36.3 million | 0% |
| Emirates HillsEmirate Living | – | 8 | AED 612 million | 0% |
| Springs 10Emirates Living | – | 8 | AED 37.9 million | 0% |
| Springs 14Emirates Living | – | 8 | AED 36.2 million | 0% |
| Springs 11Emirates Living | – | 7 | AED 33.1 million | 0% |
| Springs 7Emirates Living | – | 7 | AED 22.3 million | 0% |
| Springs 3Emirates Living | – | 6 | AED 26.8 million | 0% |
| Springs 12Emirates Living | – | 5 | AED 22.9 million | 0% |
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). Emirates Living Market Report: Q3 2026. Data: Dubai Land Department. Published 2 November 2026. https://richmondproperties.ae/insights/market-reports/emirates-living/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.