What the leases say

Comparison 1 of 20

A new tenant pays 34% more for a 1-bed than in January 2019, and 81% more than at the low of Feb 2021.

Median rent on new leases, 1-bed and 2-bed flats, each month, January 2019 to Oct 2026

• In January 2019 a new 1-bed lease had a median rent of AED 50,000 a year.
• It fell to AED 37,000 in Feb 2021, came back to its 2019 level in Jul 2023, and peaked at AED 70,000 in Sep 2025.
• In Sep 2026 it was AED 67,000.

• The 2-bed took the same path: AED 70,000 in January 2019, AED 57,000 at the low, AED 100,000 at the peak in Sep 2025, AED 100,000 in Sep 2026.
• The 2-bed is at its peak; the 1-bed is 4% below its own.

The latest month in the line is the last full month. Monthly medians before 2024 come from the same Ejari records; we hold the individual leases from 2024.

Comparison 2 of 20

Across all leases, rents moved +2.9% to +5.5% on the year. Like for like, the rent on a new lease moved between −7.8% and −3.2%.

Rent change, 1 Jan–15 Oct 2026 against the same weeks of 2025: all leases (median) and new leases (like for like)

• Across every lease that started this year, the median 1-bed rent is AED 58,000, against AED 55,000 in the same weeks of 2025 (+5.5%).
• Renewals pull that figure: a renewing tenant's rent catches up with the market a year late.

• For someone signing a new lease the year looks different.
• We compare the same building, bedrooms and size band in both years: a new 1-bed is −5.4% and a new 2-bed −5.9%.
• A new 1-bed has a median of AED 65,000 this year.

480,371 leases in 2026 and 498,142 in the same weeks of 2025.

Comparison 3 of 20

New leases were −23.6% on 2025 in April, and +14.9% in September.

New leases starting each month, January to September, 2025 and 2026

• In January and February 2026 the count of new leases was +10.9% and +10.1% on 2025.
• Then it fell away: 14,538 new leases in March (−17.6%) and 12,363 in April (−23.6%).
• Fewer people moved in the first months of the conflict.

The count came back from June. August had 24,356 new leases (+11.7%) and September 26,991 (+14.9%), the most of any September we hold (from 2024).

Comparison 4 of 20

More of the market is people moving: 44% of August leases were new, against 39% in August 2025.

New leases as a share of all leases starting each month

Most leases are renewals. In August 2024 new leases were 40% of the month; in August 2025 39%; in August 2026 44%. A renewal is the same tenant staying; a new lease is a move.

Renewals are often registered weeks late, so the latest months show too few of them.

Comparison 5 of 20

In 2021 a new tenant paid 3% less than a renewing one for a 1-bed. In 2025 30% more. Since April 2026 it is 19%.

Median new 1-bed lease over median 1-bed renewal, each month since January 2019 (monthly average by year in the text)

The gap was widest in 2025. New-lease rents move with the market at once; renewals follow a year late, so when new rents stop rising the gap narrows.

All new and renewed 1-bed leases each month, not matched by building. Comparison 6 matches them.

Comparison 6 of 20

Like for like, moving costs 3% more than staying: AED 2,333 a year on a 1-bed, AED 4,000 on a 2-bed.

New lease over renewal for the same home (same building, bedrooms and size band), 16 Oct 2025–15 Oct 2026

58% of the 2,943 matched groups have new tenants paying more. studio 5%, 1-bed 3%, 2-bed 3%, 3-bed 3%, villa 2%.

Comparison 7 of 20

Moving costs most in Barsha Heights: AED 22,375 more a year for a new 2-bed. In 9 of 30 communities a new 2-bed costs less than a renewal of the same home.

2-bed flats: new lease over renewal for the same home, AED a year, communities with 3+ matched groups and 50+ renewals, 16 Oct 2025–15 Oct 2026

Next: Mirdif AED 18,650, City Walk AED 13,466, Sama Al Jadaf AED 12,871. At the other end: Burj Khalifa AED -4,390, Dubai Hills Estate AED -5,999, La Mer AED -17,037.

Comparison 8 of 20

Leases under AED 40,000 fell by 19%. Dearer bands moved: AED 60,000–100,000 +2.5%, AED 100,000–150,000 +1.4%, AED 150,000+ −0.0%.

Leases by yearly rent, 1 Jan–15 Oct 2026 against the same weeks of 2025, all leases

• Under AED 40,000: 64,637 leases (−19.0%).
• AED 40,000–60,000: 136,661 leases (−5.0%).
• AED 60,000–100,000: 159,452 leases (+2.5%).
• AED 100,000–150,000: 60,543 leases (+1.4%).
• AED 150,000+: 59,078 leases (−0.0%).

Comparison 9 of 20

Dubai Studio City signed 60% more leases than a year before. Dubai Investment Park First signed 21% fewer. Dubai: −3.6%.

Change in the number of leases, 1 Jan–15 Oct 2026 against the same weeks of 2025, communities with 1,000+ leases this year

Next: Abu Hail +47.3%, Mudon +25.3%, Remraam +23.7%. Falls: Trade Center Second −16.7%, Motor City −19.1%, Dubai Industrial City −20.1%.

Comparison 10 of 20

A new 1-bed is about the same size as in Q1 2024 (766 sq ft). The rent per sq ft rose 23%.

New 1-bed leases: median size and rent per sq ft, Q1 2024 against Q3 2026

Q1 2024: 766 sq ft at AED 70 a sq ft (median rent AED 53,000). Q3 2026: 766 sq ft at AED 86 (AED 65,000). The rise is in price, not in size.

Comparison 11 of 20

Adverts ask a median 25% more per sq ft than new tenants signed in 12 months. In Jumeira Second the gap is 46%.

Asking rent per sq ft (adverts 2026-10-16) against new leases signed 16 Oct 2025–15 Oct 2026

Next: Mira +32.8%, Majan +30.4%, Dubai Maritime City +27.9%. Smallest: Al Khail Heights −29.5%, Za'abeel First −42.9%, Madinat Hind 3 −44.7%. Where to negotiate →

Comparison 12 of 20

The cheapest rent and the cheapest space are different places: 4 of the 12 cheapest areas per sq ft are among the 12 cheapest for a 1-bed.

New leases: the 12 cheapest communities per sq ft (flats) and the 12 cheapest for a 1-bed, communities with 100+ new leases, 16 Oct 2025–15 Oct 2026

• Cheapest per sq ft: Abu Hail AED 46, Hor Al Anz AED 46, Al Qusais Industrial Fifth AED 51, Al Qusais Industrial Second AED 53, Al Qouz Industrial Second AED 56.
• Cheapest 1-bed: Jabal Ali Industrial First AED 30,000, Al Baraha AED 35,000, Abu Hail AED 35,000, Hor Al Anz AED 35,000, Al Ttay AED 35,000.

Comparison 13 of 20

A new 2-bed 10–15 km from Burj Khalifa costs 48% less than within 5 km, and is 135 sq ft smaller. Further out it costs AED 110,000 at 15–20 km.

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).

Comparison 14 of 20

A 3-bed villa cost 18% more than a 3-bed flat in 2019. In 2026 it costs 23% more.

Median rent, 3-bed villa against 3-bed flat, all leases, each month since January 2019 (yearly averages in the text)

Since 2019 villa rents ran ahead of flat rents. A villa gives a garden and more rooms, so compare like with like on a viewing.

Comparison 15 of 20

A new 2-bed in a freehold area costs AED 115,000, 60% more than outside, for 84 sq ft more.

2-bed flats: median new-lease rent and size, freehold areas against the rest, 16 Oct 2025–15 Oct 2026

Outside the freehold areas a new 2-bed is AED 72,000 for 1,155 sq ft; inside, AED 115,000 for 1,238 sq ft. Freehold areas are mostly newer towers with more amenities.

Comparison 16 of 20

A new 1-bed by Abu Baker Al Siddique Metro Station costs AED 35,000. By Palm Jumeirah it costs AED 149,086.

1-bed flats: median new-lease rent by the nearest metro station on the lease, stations with 300+ new 1-bed leases, 16 Oct 2025–15 Oct 2026

• Abu Baker Al Siddique Metro Station: AED 35,000 (2,834 leases).
• Abu Hail Metro Station: AED 35,000 (787 leases).
• Baniyas Square Metro Station: AED 43,000 (566 leases).
• Palm Deira Metro Stations: AED 43,000 (621 leases). … Creek Metro Station: AED 95,000 (1,819).
• Marina Towers: AED 105,000 (632).
• Palm Jumeirah: AED 149,086 (457).

The Ejari field names a station but no distance.

Comparison 17 of 20

85 towers had their first leases this year: 7,358 leases. 65 of them rent above their community per sq ft.

Towers first leased in 2026 with 20+ flat leases: rent per sq ft against the community, 1 Jan–15 Oct 2026

• Sobha Hartland - Crest Grande: 449 leases at AED 106 a sq ft against AED 128 for its community (−16.7%).
• Peninsula Three: 449 leases at AED 163 a sq ft against AED 110 for its community (+48.0%).
• Creek Beach - Savanna-Cedar-Mangrove: 282 leases at AED 118 a sq ft against AED 126 for its community (−5.9%).
• Binghatti Apex: 246 leases at AED 97 a sq ft against AED 90 for its community (+8.1%).

Comparison 18 of 20

Ten communities signed 32% of Dubai's leases. Jumeirah Village Circle alone signed 30,413.

Leases by community, 16 Oct 2025–15 Oct 2026, the ten busiest

Jumeirah Village Circle 30,413, Al Furjan 27,182, International City Phase 1 25,091, Dubai Marina 19,319, Business Bay 18,642, Dubai Silicon Oasis 16,851, Al Nahda Second 15,752, Al Barsha First 14,296, Arjan 13,933, Al Karama 12,721.

Comparison 19 of 20

About one lease in 5 is signed by a company: 19% this year, 17% in 2024. A new company 1-bed lease is AED 75,000; a personal one AED 65,000.

Leases signed by a company (Ejari tenant type "Authority"), share of all leases by year; 1-bed medians, new leases 16 Oct 2025–15 Oct 2026

In 2025 it was 18%. Companies rent for staff, often whole floors, and pay close to the market.

Comparison 20 of 20

Palm Jumeirah has 431 rent adverts for every 100 new leases signed in 90 days. Across Dubai it is 125.

Adverts (2026-10-16) for every 100 new leases signed in the last 90 days, communities with 300+ such leases

• Next: Burj Khalifa 289, City Walk 277, Dubai Science Park 254.
• Fewest: International City Phase 1 22, DAMAC Hills 2, Madinat Hind 4 2.
• More adverts for each lease means more choice and more room to negotiate.