Dubai’s residential market maintained steady fundamentals in November 2025, reflecting continued demographic expansion, long-term residency uptake, and a clear policy direction following the announcement of Dubai’s 2025 budget.

The 2025 budget; announced in November, outlines a forward-looking allocation with 48% directed toward infrastructure and construction, 28% toward social development, 18% toward security and justice, and 6% toward government development. While implementation begins next year, the announced priorities reinforce confidence in the emirate’s long-term economic direction, particularly for real-estate investors evaluating future value and liveability.

Dubai recorded 17,777 total transactions in November, valued at AED 45,794,886,635. Overall activity remained broadly aligned with October, with a continued uptick in ready home absorption among end-users seeking immediate handover in established communities. Golden Visa enhancements, particularly within property-linked categories – also continued to deepen long-term end-user engagement.

Dubai’s real estate sector remains defined by stability, liquidity, and the alignment of policy direction with demographic demand, reinforcing its position as one of the most resilient residential markets globally.

For more information about the real estate market, download Springfield Properties’ Real Estate November 2025 Market Report PDF.

Dubai Real Estate Market November 2024 vs. November 2025

Metric November 2024 November 2025
Total Volume 13,472 17,777
Total Value AED 33,766,106,677 AED 45,794,886,635

Dubai Real Estate Market October 2025 vs. November 2025

Metric October 2025 November 2025
Total Volume 18,283 17,777
Total Value AED 46,369,933,310 AED 45,794,886,635

Off-Plan vs. Secondary Market

Off-plan Secondary
Total Volume 12,735 5,042
Total Value 30,598,540,150 15,196,346,485

Off-plan transactions accounted for approximately 71.64% of total activity in November, maintaining the segment’s dominance as developers moderated release schedules to match buyer selectivity and affordability considerations. Buyer interest remained concentrated in master communities with strong infrastructure visibility and family-centric amenities.

The secondary market recorded 5,042 transactions, with secondary apartments in established districts anchoring demand. Secondary villas and townhouses continued to attract long-term residents seeking space efficiency and quality-of-life value, consistent with November’s rise in secondary property transactions.

Top Performing Areas

Key areas sustaining transaction activity in November included a mix of mature and emerging districts. Jumeirah Village Circle (JVC) continued to lead in total volume, followed by Business Bay, Dubai Residence Complex, and Dubai South. Waterfront and master-planned communities also maintained strong absorption, supported by connectivity improvements and ongoing infrastructure commitments.

Area Volume Average Price (AED/sq. ft.)
Jumeirah Village Circle 1,330 AED 1,501/Sq. Ft.
Dubai South 896 AED 1,532/Sq. Ft.
Business Bay 857 AED 2,484/Sq. Ft.
Dubai Maritime City 744 AED 3,037/Sq. Ft.
Dubai Residence Complex 709 AED 1,350/Sq. Ft.
Dubai Creek Harbour 548 AED 2,525/Sq. Ft.
Damac Riverside 532 AED 1,455/Sq. Ft.
Dubai Islands 524 AED 2,557/Sq. Ft.

Transaction dispersion continues to favour communities offering balanced price points, reliable developer reputations, and integrated lifestyle amenities.

Average Sales Prices

Price performance in November remained within a narrow range across segments, indicating a balanced and steady market environment.

Property Type Off-plan Average Price (AED / Sq. Ft.) Secondary Average Price (AED / Sq. Ft.)
Apartment AED 2,082/Sq. Ft. AED 1,731/Sq. Ft.
Villa AED 1,987/Sq. Ft. AED 2,432/Sq. Ft.
Townhouse AED 1,246/Sq. Ft. AED 1,458/Sq. Ft.

Prime districts such as Palm Jumeirah, Downtown Dubai, and Dubai Hills Estate continued to outperform due to limited inventory and sustained end-user demand. Mid-tier communities showed stable pricing, supported by rental yield appeal and improved mortgage accessibility.

Commercial Market Overview

Dubai’s commercial market saw consistent leasing activity in November, particularly within Grade A office hubs such as DIFC, Business Bay, and One Central. Demand remained driven by technology firms, financial institutions, and multinational corporates expanding regional headquarters and back-office operations.

Warehousing and logistics facilities in Dubai South and Jebel Ali continued to benefit from rising regional trade, e-commerce activity, and demand for built-to-suit industrial units.

Category Volume Sales % Total
Land 236 AED 11,054,409,264 59.95%
Office 494 AED 1,555,423,174 8.44%
Whole Building 35 AED 1,509,009,586 8.18%
Retail 159 AED 742,967,798 4.03%
Hotel Apartment 159 AED 485,384,605 2.63%
Others 114 AED 3,092,274,826 16.77%
Total 1,197 AED 18,439,469,253 100%

Sales Price Mix

Price Range No. of Transactions % in the Mix
AED 0 – 1M 4,381 25.10%
AED 1M  – 3M 9,501 54.44%
AED 3M – 5M 2,250 12.89%
AED 5M – 10M 838 4.80%
AED 10M+ 483 2.77%

Dubai’s property market in November 2025 remained driven by the AED 1M–3M segment, which captured 54.44% of all transactions (9,501 sales), reinforcing its role as the core of market demand.

Homes under AED 1M accounted for 25.10% (4,381 sales), reflecting steady interest from first-time buyers and yield focused investors.

The AED 3M–5M bracket contributed 12.89% (2,250 sales), supported by families seeking larger homes, while AED 5M–10M properties made up 4.80% (838 sales) in established upscale communities.

At the top end, AED 10M+ properties represented 2.77% (483 sales), with demand concentrated in prime and waterfront luxury projects.

Overall, November’s results highlight a market firmly anchored in mid-market demand, complemented by stable activity in both affordable and luxury categories.

Rental Market Insights

Metric Value
No. of Units Rented 43,893
Total Value from Rentals (AED) 3,916,949,985

Dubai’s rental market remained robust in November, with 43,893 units rented and a total rental value of AED 3,916,949,985. Strong rental formation reflects ongoing job creation, new household formation, and the continued appeal of family-oriented communities.

Villa communities such as Al Barari, MBR City, and Jumeirah Islands recorded the highest rental averages, while Dubai Hills Estate, JVC, and Arjan continued to attract mid-market tenants prioritizing space, proximity to schools, and long-term stability.

Limited prime ready supply, combined with expanding expatriate inflows, continues to support rental growth across key segments, sustaining attractive yields for investors.

New Project Launches

Creek Haven & Creek Bay by Emaar

Creek Haven & Creek Bay, developed by Emaar and located in Dubai Creek Harbour, offers 1- to 3-bedroom apartments starting at AED 1.8 million. The project features an 80/20 payment plan and is scheduled for completion in Q1 2030.

Ovelle & Avelia by Emaar

Ovelle & Avelia, developed by Emaar and located in The Valley, offers 4- to 5-bedroom villas starting at AED 7.09 million. The project features an 80/20 payment plan and is scheduled for completion in Q4 2029.

Skyvue Altier by Sobha

Skyvue Altier, developed by Sobha and located in Sobha Hartland 2, offers 1- to 2-bedroom apartments starting at AED 1.59 million. The project is scheduled for completion in Q2 2030.

The Symphony by Imtiaz

The Symphony, developed by Imtiaz and located in Mohammed bin Rashid City, offers 1- to 3-bedroom apartments, penthouses, offices, and retail spaces starting at AED 2 million. The project features a 60/40 payment plan and is scheduled for completion in Q2 2029.

Avarra by Palace by Emaar

Avarra by Palace, developed by Emaar and located in Business Bay, offers 1- to 4-bedroom apartments starting at AED 2.7 million. The project features a 90/10 payment plan and is scheduled for completion in Q2 2031.

Equestra and Equiterra 1 & Equiterra 2 by Emaar

Equestra & Equiterra, developed by Emaar and located at Grand Polo Club & Resort, offers 3- to 5-bedroom townhouses and residences starting at AED 3.5 million. The project features an 80/20 payment plan and is scheduled for completion in Q3 2029.

Nad Al Sheba Gardens Phase 11 by Meraas

Nad Al Sheba Gardens Phase 11, developed by Meraas and located in Nad Al Sheba, offers 3-bedroom townhouses and 4- to 5-bedroom villas starting at AED 6.15 million. The project features an 80/20 payment plan and is scheduled for completion in Q2 2029.

Shahrukhz by Danube

Shahrukhz, developed by Danube and located on Sheikh Zayed Road, offers standard, executive, premium, and prestige office units starting at AED 1.9 million. The project features a 6-year payment plan with 2.5 years post-handover and is scheduled for completion in Q2 2029.

Looking Ahead

Dubai’s residential market is expected to maintain steady momentum through the end of 2025 and into early 2026. The alignment of population growth, long term visa accessibility, and the forward priorities outlined in the 2025 budget announcement provides a clear foundation for continued demand.

Upcoming project completions in 2026 may ease pressure in select sub markets, while new transport and infrastructure commitments, including the Metro Blue Line, will unlock additional value across transit-linked districts. With stable financing conditions and sustained global investor interest, Dubai remains well-positioned as one of the world’s most transparent, liquid, and resilient real-estate ecosystems.

Sources