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The cheapest 2-bed of all Dubai communities is in Jabal Ali Industrial First: AED 30,000 a year
The cheapest of all Dubai Municipality communities to rent in, not only the areas with a RENT DUBAI page, ranked by the median rent on new Ejari leases, 16 Oct 2025–15 Oct 2026, and what you give up for the lower rent.
The agent's view
“A cheap rent 12 km out with a long drive can cost you more than a dearer flat near the metro. Price the commute, then the rent.”
RENT DUBAI
The cheapest places to rent
Signed Ejari leases, not adverts. Two tools use them: get more home for your money, then negotiate.
Why these places are cheap
Medians of new leases, 16 Oct 2025–15 Oct 2026. Rankings cover all Dubai communities with 20+ new leases of the home type.
- The cheapest studio is in Al Rowaiyah First at AED 19,120; the cheapest 1-bed in Jabal Ali Industrial First at AED 30,000; the cheapest 2-bed in Jabal Ali Industrial First at AED 30,000; the cheapest villa in Dubai Industrial City at AED 78,000. Median rent on new leases, a year.
- Cheap is smaller. In the ten cheapest 2-bed communities (of all Dubai communities), the median of their median 2-bed sizes is 926 sq ft. The Dubai median new 2-bed is 1,206 sq ft: 280 sq ft, or 30%, larger. The median of their median rents is 50% below the Dubai median.
- The trade-off is the commute, up to a point. A new 2-bed 10–15 km from Burj Khalifa costs AED 75,000, 48% less than the AED 144,000 within 5 km. At 15–20 km it is AED 110,000.
- Leases under AED 40,000: 64,637 this year, against 79,834 in the same weeks of 2025 (−19.0%). All leases, new and renewed.
Finding
The ten cheapest 2-bed areas: AED 30,000 to AED 55,000 a year, and a median of 926 sq ft across their median sizes.
2-bed flats: median new-lease rent, the ten cheapest of all Dubai communities with 20+ new 2-bed leases, 16 Oct 2025–15 Oct 2026
All ten are 8 to 28 km from Burj Khalifa (lease-weighted median 11 km).
Building age is not in the lease record.
Finding
A 2-bed costs 48% less at 10–15 km than within 5 km, for 135 sq ft less.
2-bed flats: median new-lease rent by straight-line distance from Burj Khalifa, 16 Oct 2025–15 Oct 2026
- 0–5 km: AED 144,000 for 1,272 sq ft (8,941 leases).
- 5–10 km: AED 85,000 for 1,182 sq ft (11,706 leases).
- 10–15 km: AED 75,000 for 1,137 sq ft (15,917 leases).
- 15–20 km: AED 110,000 for 1,287 sq ft (14,288 leases).
- 20–30 km: AED 90,000 for 1,133 sq ft (3,976 leases).
- 30 km+: AED 83,077 for 1,146 sq ft (1,261 leases).
Cheapest studio rents
| Community | Median a year | A month | Middle half | Typical sq ft | On the year (like for like) | Km from Burj Khalifa | New leases |
|---|---|---|---|---|---|---|---|
| Al Rowaiyah First (Dubai International Academic City) | 19,120 | 1,593 | 18,000–30,000 | 265 | – | 18 | 198 |
| Al Baraha | 24,500 | 2,042 | 21,000–28,000 | 340 | – | 10 | 679 |
| Naif | 27,000 | 2,250 | 22,000–32,000 | 280 | – | 9 | 1,327 |
| Al Murar | 27,600 | 2,300 | 24,000–32,000 | 294 | – | 9 | 1,635 |
| Al Ras | 30,000 | 2,500 | 25,000–32,750 | 275 | – | 8 | 50 |
| Al Buteen | 30,000 | 2,500 | 25,000–37,000 | 344 | – | 8 | 42 |
| Hor Al Anz | 30,000 | 2,500 | 22,000–35,000 | 365 | – | 11 | 350 |
| Al Qouz Third | 30,000 | 2,500 | 30,000–35,000 | 403 | – | 5 | 149 |
| International City Phase 1 | 31,700 | 2,642 | 30,000–35,000 | 479 | +2.5% | 14 | 4,284 |
| Al Daghaya | 32,000 | 2,667 | 27,000–38,000 | 301 | – | 9 | 142 |
| Ayal Nasir | 32,000 | 2,667 | 28,000–36,000 | 278 | – | 9 | 381 |
| Muhaisanah Fourth | 32,144 | 2,679 | 26,000–35,000 | 347 | – | 16 | 169 |
| Al Twar Fifth | 33,000 | 2,750 | 31,000–34,919 | 301 | – | 14 | 49 |
| Al Qusais Industrial Fifth | 33,000 | 2,750 | 32,000–34,000 | 417 | – | 17 | 87 |
| Dubai Investment Park First (Dubai Investments Park, Green Community) | 34,575 | 2,881 | 24,968–44,000 | 457 | – | 26 | 276 |
Cheapest 1-bed rents
| Community | Median a year | A month | Middle half | Typical sq ft | On the year (like for like) | Km from Burj Khalifa | New leases |
|---|---|---|---|---|---|---|---|
| Jabal Ali Industrial First | 30,000 | 2,500 | 30,000–45,000 | 538 | – | 27 | 117 |
| Al Baraha | 35,000 | 2,917 | 29,000–40,000 | 618 | – | 10 | 220 |
| Abu Hail | 35,000 | 2,917 | 35,000–40,000 | 753 | – | 11 | 1,486 |
| Hor Al Anz | 35,000 | 2,917 | 35,000–43,000 | 753 | – | 11 | 1,182 |
| Al Ttay | 35,000 | 2,917 | 30,000–45,000 | 487 | – | 28 | 510 |
| Al Murar | 40,000 | 3,333 | 17,000–45,000 | 753 | – | 9 | 1,176 |
| Naif | 40,000 | 3,333 | 32,000–48,000 | 582 | – | 9 | 564 |
| Port Saeed | 40,000 | 3,333 | 30,000–55,000 | 564 | – | 8 | 463 |
| Al Daghaya | 41,500 | 3,458 | 30,000–50,000 | 538 | – | 9 | 82 |
| Al Muraqqabat | 43,000 | 3,583 | 36,000–62,000 | 646 | – | 9 | 1,924 |
| International City Phase 1 | 43,000 | 3,583 | 40,000–48,000 | 732 | +4.1% | 14 | 4,019 |
| Al Qusais Industrial Second | 44,000 | 3,667 | 40,000–49,500 | 752 | – | 15 | 42 |
| Al Rigga | 45,000 | 3,750 | 40,000–58,000 | 646 | – | 9 | 282 |
| Dubai Waterfront | 45,061 | 3,755 | 45,000–50,500 | 712 | – | 37 | 44 |
| Al Qouz Industrial Second | 46,000 | 3,833 | 46,000–47,000 | 601 | – | 7 | 189 |
Cheapest 2-bed rents
| Community | Median a year | A month | Middle half | Typical sq ft | On the year (like for like) | Km from Burj Khalifa | New leases |
|---|---|---|---|---|---|---|---|
| Jabal Ali Industrial First | 30,000 | 2,500 | 30,000–45,000 | 646 | – | 27 | 69 |
| Abu Hail | 35,000 | 2,917 | 35,000–40,000 | 969 | – | 11 | 653 |
| Hor Al Anz | 40,000 | 3,333 | 34,250–46,150 | 969 | – | 11 | 674 |
| Al Murar | 43,318 | 3,610 | 17,000–45,000 | 753 | – | 9 | 624 |
| Al Ttay | 45,000 | 3,750 | 35,000–55,000 | 1,025 | – | 28 | 240 |
| Ayal Nasir | 46,441 | 3,870 | 28,000–61,382 | 856 | – | 9 | 75 |
| Al Baraha | 48,000 | 4,000 | 40,000–55,000 | 992 | – | 10 | 99 |
| Al Buteen | 54,120 | 4,510 | 49,625–64,250 | 883 | – | 8 | 30 |
| Al Daghaya | 55,000 | 4,583 | 40,000–62,000 | 646 | – | 9 | 29 |
| Naif | 55,000 | 4,583 | 43,000–65,000 | 884 | – | 9 | 352 |
| Al Qusais Industrial First | 55,000 | 4,583 | 48,300–65,000 | 1,100 | – | 15 | 138 |
| Al Qusais Industrial Fifth | 56,000 | 4,667 | 54,000–59,000 | 1,156 | – | 17 | 548 |
| Port Saeed | 60,000 | 5,000 | 40,000–89,500 | 753 | – | 8 | 267 |
| Al Qusais | 60,000 | 5,000 | 50,000–68,000 | 1,101 | – | 13 | 812 |
| Muhaisanah Fourth | 60,000 | 5,000 | 53,999–66,000 | 1,086 | – | 16 | 589 |
Cheapest 3-bed rents
| Community | Median a year | A month | Middle half | Typical sq ft | On the year (like for like) | Km from Burj Khalifa | New leases |
|---|---|---|---|---|---|---|---|
| Al Qusais Industrial First | 35,000 | 2,917 | 30,000–56,625 | 947 | – | 15 | 51 |
| Abu Hail | 37,500 | 3,125 | 35,000–57,269 | 1,076 | – | 11 | 30 |
| Al Murar | 47,500 | 3,958 | 20,500–55,000 | 1,076 | – | 9 | 42 |
| Al Ttay | 50,000 | 4,167 | 45,000–55,000 | 1,025 | – | 28 | 57 |
| Al Qusais Industrial Fifth | 66,000 | 5,500 | 63,000–69,999 | 1,396 | – | 17 | 128 |
| Naif | 69,900 | 5,825 | 53,750–80,312 | 1,184 | – | 9 | 36 |
| Hor Al Anz | 72,500 | 6,042 | 45,000–79,750 | 1,821 | – | 11 | 30 |
| Al Nahda Second | 78,000 | 6,500 | 71,250–86,750 | 1,506 | – | 15 | 170 |
| Al Souq Al Kabeer | 87,000 | 7,250 | 75,000–110,000 | 1,530 | – | 7 | 43 |
| Muhaisanah Fourth | 90,500 | 7,542 | 75,000–95,000 | 1,715 | – | 16 | 78 |
| Al Qusais | 91,000 | 7,583 | 75,000–95,000 | 1,428 | – | 13 | 183 |
| Liwan | 93,000 | 7,750 | 85,000–100,000 | 1,720 | – | 13 | 56 |
| Al Mamzar | 93,500 | 7,792 | 85,000–100,000 | 1,848 | – | 14 | 78 |
| Ayal Nasir | 95,000 | 7,917 | 61,000–100,000 | 1,066 | – | 9 | 25 |
| Al Muteena | 97,000 | 8,083 | 90,000–110,000 | 1,600 | – | 10 | 58 |
Cheapest villa rents
| Community | Median a year | A month | Middle half | Typical sq ft | On the year (like for like) | Km from Burj Khalifa | New leases |
|---|---|---|---|---|---|---|---|
| Dubai Industrial City | 78,000 | 6,500 | 55,000–90,000 | 1,474 | – | 43 | 76 |
| Dubai Waterfront | 97,250 | 8,104 | 87,250–210,000 | 1,050 | – | 37 | 48 |
| Madinat Hind 4 (DAMAC Hills 2) | 100,000 | 8,333 | 85,000–110,000 | 1,634 | −3.0% | 22 | 2,866 |
| Al Muteena | 102,642 | 8,553 | 65,625–163,750 | 2,799 | – | 10 | 42 |
| Abu Hail | 110,000 | 9,167 | 90,000–135,000 | 2,368 | – | 11 | 185 |
| International City Phase 1 | 120,000 | 10,000 | 110,000–125,000 | 1,658 | +5.4% | 14 | 216 |
| Hor Al Anz | 126,000 | 10,500 | 91,125–160,000 | 2,497 | – | 11 | 130 |
| Al Wuheida | 130,000 | 10,833 | 80,000–167,500 | 3,853 | – | 12 | 95 |
| Al Rashidiya | 130,000 | 10,833 | 100,000–160,000 | 3,595 | – | 12 | 207 |
| Mirdif (Mirdif Hills) | 130,000 | 10,833 | 110,000–150,000 | 2,949 | – | 15 | 1,774 |
| Dubai South | 130,000 | 10,833 | 110,000–175,000 | 1,939 | −1.0% | 34 | 1,110 |
| The Valley | 140,000 | 11,667 | 130,000–159,000 | 1,873 | −3.4% | 27 | 723 |
| Al Baraha | 150,000 | 12,500 | 127,500–169,331 | 5,220 | – | 10 | 32 |
| Jebel Ali Hills | 150,000 | 12,500 | 150,000–198,750 | 5,109 | – | 43 | 38 |
| Arabian Ranches II | 150,000 | 12,500 | 86,000–230,000 | 2,113 | −4.8% | 17 | 1,169 |
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.