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Apartments for rent in Al Khail Heights: what tenants really pay
A 1-bed in Al Khail Heights rents for AED 73,000 a year. This is the median of 287 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 50,000. A 2-bed is AED 95,000. Adverts ask AED 75,000; renewing tenants pay AED 45,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Al Khail Heights: AED 73,000 a year (287 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Al Khail Heights: AED 50,000 a year (318 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Al Khail Heights: AED 95,000 a year (118 new leases, Ejari, 12 months to 15 Oct 2026).
Signed rents, not adverts: medians of new Ejari leases (new tenant, a lease of six months to a year, one home). How we count.
“In Al Khail Heights, renewal costs less. A new tenant pays 20% more for the same 1-bed. Already here? Renew. Moving in? Offer at the AED 73 a sq ft new tenants signed, not the AED 76 the adverts ask.”
Renting in Al Khail Heights? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Al Khail Heights by bedrooms
AED a year, medians. Signed: Ejari leases starting 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026.
| Home | Signed, new lease | Renewal | Asking now | Typical size, sq ft | AED / sq ft (new) | Leases, 12 months |
|---|---|---|---|---|---|---|
| Studio | 50,000 | 35,000 | 50,000 | 516 | 92 | 862 |
| 1 bed | 73,000 | 45,000 | 75,000 | 936 | 73 | 1,005 |
| 2 bed | 95,000 | 54,600 | 95,000 | 1,173 | 68 | 762 |
| 3 bed | 177,238 | 72,450 | – | 1,577 | 56 | 132 |
| Villa / townhouse | 217,500 | 182,500 | 450,000 | 7,871 | 25 | 41 |
| 4-bed villa | – | – | – | 10,000 | – | 12 |
| 5+ bed villa | – | 195,000 | – | 7,761 | – | 23 |
What the leases say about Al Khail Heights
2,805 Ejari leases 16 Oct 2025–15 Oct 2026, and 188 adverts. Each finding has its chart below.
- New 1-bed rents rose 14.8% this year, like for like. Median new 1-bed: AED 57,000 in 2024, AED 65,000 in 2025, AED 75,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −5.4%. The table above (AED 73,000) covers the 12 months to 15 Oct 2026.
- Renewing a 1-bed is cheaper than moving. We compare a 1-bed in the same building with a size within 15%. A new tenant pays a median 20% more than a tenant who renews. That is about AED 12,295 a year on a typical renewal rent of AED 61,000. The table above gives AED 73,000 new against AED 45,000 renewal. This is because the table mixes cheap and expensive buildings. The same-building figure is the fair test.
- Adverts ask 4% over signed. A 1-bed advert asks AED 76 a sq ft; the 287 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 73. Offer at the signed figure.
- Same size for less nearby: a new 1-bed in Al Qouz Third, 2 km away, costs AED 47,872 for 898 sq ft. That is AED 25,128 a year less than in Al Khail Heights.
Finding
New 1-bed rents rose 14.8% this year, like for like in Al Khail Heights.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- Studio: +5.8% like for like; median AED 44,300 → 50,000 (1 Jan–15 Oct)
- 1 bed: +14.8% like for like; median AED 65,000 → 75,000 (1 Jan–15 Oct)
- All Dubai, 1-bed: −5.4% like for like
Same weeks each year so the season does not skew it. New leases only: renewals follow the market with a lag. The change compares the same building, bedrooms and size band in both years; the medians can move differently because the mix of homes changes.
Finding
In Al Khail Heights a new tenant pays 20% more than a renewing one for the same 1-bed.
New lease over renewal, same building, bedrooms and size band, 16 Oct 2025–15 Oct 2026
- Studio: new tenants pay 12% more (AED 4,905 a year)
- 1 bed: new tenants pay 20% more (AED 12,295 a year)
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
17 matched groups, 603 renewals. Each group is one named building with 5+ new and 5+ renewed leases. The bedroom table above mixes buildings, so it can point the other way.
Finding
Al Khail Heights adverts ask 4% more per sq ft than new 1-bed tenants signed in the last 12 months.
Asking rent per sq ft (adverts 16 Oct 2026) against new leases signed 16 Oct 2025–15 Oct 2026
- Studio: asking AED 89, signed AED 92 a sq ft (−3.3%)
- 1 bed: asking AED 76, signed AED 73 a sq ft (+4.1%)
- 2 bed: asking AED 71, signed AED 68 a sq ft (+4.4%)
- For rent now: about 188 homes, against 159 new flat leases in 90 days
Per sq ft, so bigger adverts do not skew it. Adverts are one day's snapshot; duplicates removed by building, bedrooms, size and price, so the count is approximate.
Every building in Al Khail Heights with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026 (a bed figure needs 10+ leases). For rent now: adverts on 16 Oct 2026 matched to the building by name, duplicates removed, so it is approximate. 54% of leases here carry no building name and are not in this table.
| Building | Leases | Studio | 1 bed | 2 bed | 3 bed | AED / sq ft, all homes | For rent now | 1-bed asking |
|---|---|---|---|---|---|---|---|---|
| Al Khail Heights | 1,270 | 77 | 15 | – |
Cheaper areas near Al Khail Heights, same size of home
Communities within 10 km (centre to centre) where the median new lease is lower and the median size within 15% of Al Khail Heights's. New leases 16 Oct 2025–15 Oct 2026, 30+ of the home type. Every community on the heat map →
| Community | Home | Median new lease | Median sq ft | Km away | AED a year less than Al Khail Heights | New leases |
|---|---|---|---|---|---|---|
| Al Qouz Third | 1 bed | 47,872 | 898 | 2 | 25,128 | 92 |
| Al Qouz Industrial Second | 2 bed | 66,000 | 1,201 | 2 | 29,000 | 600 |
| Al Barsha First | 2 bed | 90,000 | 1,171 | 7 | 5,000 | 1,582 |
| Majan | 2 bed | 90,000 | 1,346 | 8 | 5,000 | 507 |
| Barsha Heights | 2 bed | 94,000 | 1,209 | 10 | 1,000 | 721 |
Rent in this area by home and by building
Thinking of buying? Sale prices for every Dubai tower: BUY DUBAI →
Commercial rent in Al Khail Heights
Questions
What is the average rent in Al Khail Heights?
Median rent a year for a new lease in Al Khail Heights: studio AED 50,000, 1-bed AED 73,000, 2-bed AED 95,000, 3-bed AED 177,238, villa AED 217,500. This is from 769 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in Al Khail Heights?
A new studio lease costs AED 50,000 a year (AED 4,167 a month). This is the median of 318 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 35,000.
How much is a 1-bed in Al Khail Heights?
A new 1-bed lease costs AED 73,000 a year (AED 6,083 a month). This is the median of 287 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 45,000.
How much is a 2-bed in Al Khail Heights?
A new 2-bed lease costs AED 95,000 a year (AED 7,917 a month). This is the median of 118 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 54,600.
Is rent going up in Al Khail Heights?
New 1-bed leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: +14.8% on 2025. Dubai: −5.4%. The median new 1-bed was AED 65,000 in 2025 and AED 75,000 in 2026.
Do landlords in Al Khail Heights accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 76 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 73 a sq ft. Adverts ask 4% more.
How we worked it out, and the limits
Updated 21 Oct 2026. Leases to 15 Oct 2026; adverts of 16 Oct 2026.
Leases. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. There are 2,805 in Al Khail Heights, and 769 of them are new. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it.
New and renewal. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Renewals are often registered weeks late. Thus the latest month shows too few renewals. Like for like means the same building, the same bedrooms and a size band 15% wide. Leases with no building name are left out of this test. A group needs 5 or more of each: new leases and renewals.
Adverts. We use active yearly rent adverts from listing sites on 16 Oct 2026. We put each advert in Al Khail Heights by the building or community name in the advert. There are 188 adverts after we remove repeats. A repeat has the same building, bedrooms, size and price. One home can still show more than once. Thus "for rent now" is approximate. Adverts are matched to a building by name.
Not used. The Ejari nearest-metro field names a station but no distance, so we do not compare metro and non-metro homes here. Floor, view, parking and furnishing are not in the lease record.
The full method, and twenty Dubai-wide comparisons: What the leases say →. Checking a rent rise? Rent increase calculator →
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.