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Dubai rent heat map: Jumeirah Village Circle is the busiest, Palm Jumeirah the dearest
Median rent on new leases in every Dubai community, from 609,300 Ejari leases signed 16 Oct 2025–15 Oct 2026. Below the findings: the map, then every number.
The agent's view
“Start with the busy communities. 30,413 leases in Jumeirah Village Circle in a year means there is a signed rent for almost any building and size, and that is your evidence when you negotiate.”
RENT DUBAI
Every area, by rent
Signed Ejari leases, not adverts. Two tools use them: get more home for your money, then negotiate.
What the map says
New leases, 16 Oct 2025–15 Oct 2026. The change compares 1 Jan–15 Oct of each year, like for like: the same building, bedrooms and size band, weighted by last year's leases. Rankings use communities with 100+ matched new 1-bed leases.
- Jumeirah Village Circle is the busiest place to rent: 30,413 leases 16 Oct 2025–15 Oct 2026, a median new 1-bed lease of AED 72,000 a year.
- Among the 72 busiest communities (2,000+ leases) a new 1-bed runs from AED 35,000 in Al Baraha to AED 150,000 in Palm Jumeirah: 4.3 times as much.
- Like for like, new 1-bed rents rose most in Dubai Investment Park Second (+14.9%) and Al Khail Heights (+14.8%). They fell most in Dubai Design District (−15.5%) and Dubai Marina (−12.1%). 1 Jan–15 Oct of each year.
- Tenants have most choice in Palm Jumeirah (431 adverts for every 100 new leases in 90 days) and Burj Khalifa (289); least in Madinat Hind 4 (2).
Finding
Like for like, new 1-bed rents rose most in Dubai Investment Park Second (+14.9%) and fell most in Dubai Design District (−15.5%).
1-bed flats: like-for-like change in new-lease rent, 1 Jan–15 Oct 2026 against 2025
Across Dubai, like for like, new 1-bed rents are −5.4% on the year. Of the 33 communities with 100+ matched new 1-bed leases, 7 rose and 26 fell.
The map
Every community, coloured by its rent
Tap or hover a community. Grey: too few leases of that type. The table below holds every number on the map.
Every community
Median rent on new leases, AED a year, 16 Oct 2025–15 Oct 2026. Communities with 20+ leases; a figure needs 10+ leases.
| Community | Studio | 1 bed | 2 bed | 3 bed | Villa | AED / sq ft (flats) | Leases |
|---|---|---|---|---|---|---|---|
| Jumeirah Village Circle | 49,200 | 72,000 | 100,000 | 145,000 | 190,000 | 95 | 30,413 |
| Al Furjan | 46,000 | 68,000 | 95,000 | 135,000 | 235,000 | 87 | 27,182 |
| International City Phase 1 | 31,700 | 43,000 | 60,000 | 105,000 | 120,000 | 62 | 25,091 |
| Dubai Marina | 62,000 | 95,000 | 145,000 | 223,611 | – | 112 | 19,319 |
| Business Bay | 65,000 | 90,000 | 135,000 | 190,000 | – | 121 | 18,642 |
| Dubai Silicon Oasis | 43,000 | 60,000 | 85,000 | 120,000 | 225,000 | 78 | 16,851 |
| Al Nahda Second | 35,000 | 48,000 | 62,000 | 78,000 | – | 61 | 15,752 |
| Al Barsha First | 50,000 | 65,000 | 90,000 | 132,000 | 270,000 | 83 | 14,296 |
| Arjan | 47,000 | 70,000 | 100,000 | 155,000 | – | 98 | 13,933 |
| Al Karama | 45,000 | 62,999 | 76,072 | 110,000 | – | 86 | 12,721 |
| Mirdif (Mirdif Hills) | 49,612 | 62,000 | 84,000 | 125,000 | 130,000 | 65 | 12,205 |
| Al Muraqqabat | 45,000 | 43,000 | 77,500 | 119,683 | – | 68 | 12,145 |
| Meydan One | 50,000 | 82,000 | 130,000 | 184,848 | 850,000 | 130 | 12,144 |
| Muhaisanah Fourth | 32,144 | 48,000 | 60,000 | 90,500 | – | 58 | 11,943 |
| Al Nahda First | 37,000 | 53,470 | 70,000 | 98,000 | – | 61 | 11,578 |
| Dubailand Residence Complex | 40,000 | 56,000 | 74,000 | 100,000 | 170,000 | 71 | 11,542 |
| Al Qusais | 35,000 | 50,000 | 60,000 | 91,000 | – | 64 | 11,336 |
| Mankhool | 47,000 | 68,000 | 90,000 | 125,000 | 250,000 | 81 | 11,159 |
| Al Warqa'a First | 40,000 | 53,000 | 70,000 | 110,000 | – | 67 | 10,312 |
| Dubai Sports City | 42,000 | 60,000 | 85,000 | 110,000 | 258,500 | 81 | 9,970 |
| International City Phases 2 and 3 | 40,000 | 56,000 | 72,000 | 110,000 | – | 77 | 9,882 |
| Burj Khalifa (Downtown Dubai) | 70,000 | 115,000 | 180,000 | 300,000 | – | 135 | 9,702 |
| Jumeirah Lakes Towers | 58,000 | 83,000 | 120,000 | 175,144 | 350,000 | 104 | 9,603 |
| Sama Al Jadaf | 55,000 | 73,000 | 100,000 | 142,000 | – | 92 | 9,014 |
| Dubai South | 42,000 | 57,000 | 85,000 | 120,000 | 130,000 | 82 | 8,717 |
| Al Raffa | 40,600 | 58,205 | 80,000 | 115,000 | – | 77 | 7,803 |
| Dubai Hills Estate | 57,000 | 90,000 | 140,000 | 250,000 | 280,000 | 139 | 7,739 |
| Dubai Production City | 40,000 | 63,000 | 90,000 | 117,500 | 450,000 | 88 | 7,726 |
| Al Qusais Industrial Fifth | 33,000 | 46,999 | 56,000 | 66,000 | – | 51 | 7,498 |
| Al Qouz Industrial Second | 37,050 | 46,000 | 66,000 | – | – | 56 | 7,301 |
| Al Murar | 27,600 | 40,000 | 43,318 | 47,500 | – | 66 | 7,042 |
| Naif | 27,000 | 40,000 | 55,000 | 69,900 | – | 86 | 6,819 |
| Al Souq Al Kabeer | 35,000 | 50,935 | 70,000 | 87,000 | – | 81 | 6,430 |
| Town Square | 44,000 | 63,000 | 90,000 | 126,500 | 153,000 | 98 | 6,231 |
| Dubai Creek Harbour | – | 100,000 | 150,000 | 220,000 | – | 131 | 6,088 |
| Al Satwa (Jumeirah Garden City) | 53,000 | 73,000 | 95,000 | 262,500 | 217,500 | 95 | 5,967 |
| Barsha Heights | 60,000 | 70,000 | 94,000 | 145,000 | – | 88 | 5,864 |
| Madinat Hind 4 (DAMAC Hills 2) | 37,791 | 48,000 | 68,100 | – | 100,000 | 90 | 5,543 |
| Hor Al Anz | 30,000 | 35,000 | 40,000 | 72,500 | 126,000 | 46 | 5,398 |
| Al Muteena | 38,000 | 54,849 | 70,000 | 97,000 | 102,642 | 75 | 5,228 |
| Liwan | 42,000 | 55,000 | 78,000 | 93,000 | 200,000 | 75 | 4,934 |
| Al Hamriya | 38,000 | 57,000 | 75,000 | 121,500 | – | 83 | 4,716 |
| Al Mamzar | 42,000 | 57,000 | 70,000 | 93,500 | 235,000 | 57 | 4,610 |
| Ras Al Khor Industrial Third | – | 61,500 | 85,000 | 108,000 | – | 69 | 4,473 |
| Majan | 45,000 | 68,000 | 90,000 | 130,000 | 190,000 | 79 | 4,359 |
| Oud Metha | 45,000 | 73,000 | 92,400 | 130,000 | – | 76 | 4,348 |
| DAMAC Hills | 45,000 | 70,000 | 120,000 | 165,000 | 210,000 | 99 | 4,299 |
| Palm Jumeirah | 90,000 | 150,000 | 210,000 | 310,000 | 1,300,000 | 131 | 4,283 |
| Trade Center First (Sheikh Zayed Road) | 90,000 | 95,000 | 125,000 | 145,000 | – | 86 | 4,247 |
| The Greens | 60,000 | 93,000 | 153,250 | 207,500 | 313,215 | 113 | 4,221 |
| Al Bada'a | 48,000 | 65,000 | 80,000 | 130,000 | 200,000 | 96 | 4,052 |
| Dubai Investment Park First (Dubai Investments Park, Green Community) | 34,575 | 65,000 | 85,000 | 150,000 | 345,833 | 74 | 3,880 |
| Hor Al Anz East | 39,000 | 53,000 | 72,486 | 100,000 | – | 67 | 3,825 |
| Nadd Al Hamar | 45,000 | 60,000 | 81,000 | 110,000 | 220,000 | 68 | 3,392 |
| Jumeirah Village Triangle | 47,600 | 72,000 | 95,000 | 164,000 | 180,000 | 100 | 3,374 |
| Arabian Ranches II | 44,000 | 55,000 | 88,357 | 120,000 | 150,000 | 94 | 3,310 |
| Al Baraha | 24,500 | 35,000 | 48,000 | – | 150,000 | 69 | 3,159 |
| Remraam | 42,000 | 58,000 | 82,000 | 130,000 | 150,000 | 81 | 3,011 |
| Abu Hail | 28,000 | 35,000 | 35,000 | 37,500 | 110,000 | 46 | 2,984 |
| La Mer | 54,500 | 110,000 | 180,000 | 240,000 | 300,000 | 131 | 2,878 |
| Al Khail Heights | 50,000 | 73,000 | 95,000 | 177,238 | 217,500 | 79 | 2,805 |
| Al Twar Fifth | 33,000 | 48,000 | 75,000 | 120,000 | 127,500 | 65 | 2,680 |
| Trade Center Second (DIFC, One Central) | 65,000 | 87,000 | 109,862 | 140,000 | – | 99 | 2,588 |
| Dubai Investment Park Second (Dubai Investments Park 2, DAMAC Riverside) | 40,000 | 60,000 | 85,000 | 135,000 | – | 77 | 2,556 |
| Emirates Living | – | – | – | – | 220,000 | – | 2,528 |
| Meydan Business Park | 52,000 | 78,000 | 125,000 | 185,000 | 342,500 | 92 | 2,482 |
| Port Saeed | 40,000 | 40,000 | 60,000 | 135,000 | – | 68 | 2,448 |
| Al Rigga | 38,000 | 45,000 | 81,125 | 100,000 | – | 73 | 2,439 |
| City Walk | – | 136,000 | 220,000 | 330,000 | 315,000 | 146 | 2,274 |
| Al Garhoud | 40,000 | 63,000 | 79,380 | 114,000 | 194,040 | 76 | 2,190 |
| Dubai Studio City | 46,000 | 65,000 | 90,000 | 110,000 | – | 110 | 2,124 |
| Motor City | 52,042 | 75,000 | 115,000 | 170,000 | 265,000 | 76 | 2,054 |
| Al Hudaiba | 55,000 | 65,000 | 84,000 | 140,000 | – | 75 | 2,014 |
| Ayal Nasir | 32,000 | 48,000 | 46,441 | 95,000 | – | 112 | 1,822 |
| Dubai Maritime City | – | 75,000 | 110,000 | 146,000 | – | 86 | 1,799 |
| Dubai Science Park | 48,000 | 72,000 | 120,000 | – | 300,000 | 99 | 1,608 |
| Al Qusais Industrial First | 36,000 | 46,500 | 55,000 | 35,000 | – | 64 | 1,551 |
| Mira (Reem) | – | – | – | – | 165,000 | – | 1,533 |
| Dubai Industrial City | 38,000 | 50,000 | 68,000 | – | 78,000 | 80 | 1,489 |
| Al Safa First | – | 75,000 | 145,000 | – | 300,000 | 96 | 1,433 |
| Mudon | – | 67,000 | 120,000 | – | 195,000 | 96 | 1,299 |
| Arabian Ranches I | – | – | – | – | 270,000 | – | 1,236 |
| Umm Hurair First | 45,000 | 65,000 | 89,625 | 102,500 | – | 74 | 1,203 |
| Madinat Jumeirah Living | – | 115,250 | 190,000 | 275,000 | 289,000 | 145 | 1,180 |
| Al Rashidiya | 36,999 | 59,499 | – | – | 130,000 | 104 | 1,179 |
| Dubai Design District | – | 110,000 | 166,500 | 250,000 | – | 143 | 1,080 |
| Downtown Jebel Ali | 45,000 | 60,000 | 86,500 | 95,000 | – | 101 | 987 |
| Jumeira Third | – | – | – | – | 317,500 | 130 | 922 |
| The Valley | – | – | – | – | 140,000 | – | 881 |
| Al Qusais Industrial Fourth | – | 48,000 | 63,000 | 82,000 | – | 58 | 880 |
| Jabal Ali Industrial First | 46,000 | 30,000 | 30,000 | – | – | 86 | 865 |
| Umm Suqeim Second | – | – | – | – | 316,312 | 104 | 862 |
| Al Daghaya | 32,000 | 41,500 | 55,000 | – | – | 89 | 859 |
| Tecom Site A | – | 145,000 | 190,000 | 325,000 | 180,000 | 121 | 851 |
| Riggat Al Buteen | – | 83,500 | 90,000 | 120,000 | – | 61 | 849 |
| Jumeira Second | – | 95,000 | 170,000 | 1,375,000 | 260,000 | 123 | 827 |
| Al Qusais Industrial Second | – | 44,000 | 62,000 | – | – | 53 | 824 |
| Al Ttay | – | 35,000 | 45,000 | 50,000 | – | 62 | 814 |
| Umm Suqeim First | – | – | – | – | 337,942 | – | 799 |
| Nadd Al Shiba Third | – | – | – | – | 270,000 | – | 793 |
| Al Kheeran (Dubai Creek Harbour edge) | – | 98,000 | 159,000 | 211,500 | 290,000 | 100 | 782 |
| Al Jafiliya | – | 90,000 | 90,999 | 112,000 | 190,000 | 110 | 746 |
| Al Ras | 30,000 | 60,000 | 80,000 | – | – | 91 | 726 |
| Sufouh Gardens | 50,400 | 95,000 | 110,000 | – | 570,000 | 101 | 726 |
| Al Kifaf (Wasl 1) | – | 105,000 | 150,000 | 233,500 | – | 103 | 637 |
| Dubai Waterfront | 36,750 | 45,061 | 70,000 | 79,000 | 97,250 | 63 | 592 |
| Al Twar First | – | 51,000 | 75,000 | – | 162,500 | 58 | 551 |
| Al Buteen | 30,000 | 55,000 | 54,120 | – | – | 79 | 479 |
| Al Safa Second | 47,500 | – | – | – | 280,000 | 134 | 464 |
| Al Qouz Third | 30,000 | 47,872 | 50,000 | – | – | 74 | 452 |
| Al Manara | – | – | – | – | 300,000 | – | 442 |
| Muhaisnah First | – | 80,000 | 120,000 | 175,000 | 187,500 | 83 | 408 |
| Al Qusais Industrial Third | – | 51,000 | 65,000 | – | – | 69 | 399 |
| Umm Ramool | – | 65,000 | 115,000 | – | – | 75 | 343 |
| Al Wuheida | – | – | – | – | 130,000 | – | 272 |
| Al Barsha Second | – | – | – | – | 350,000 | – | 267 |
| Al Qouz First | – | – | – | – | 225,000 | – | 262 |
| Jebel Ali Hills | – | 53,000 | 68,000 | – | 150,000 | 61 | 255 |
| Al Sabkha | 36,000 | 49,000 | 77,000 | – | – | 121 | 253 |
| Al Barsha Third | – | – | – | – | 350,000 | – | 245 |
| Al Rowaiyah First (Dubai International Academic City) | 19,120 | – | – | – | – | 72 | 240 |
| Al Awir First | – | – | – | – | 190,000 | – | 234 |
| Umm Al Sheif | – | – | 155,000 | – | 340,000 | 113 | 202 |
| Al Khwaneej Second | – | – | – | – | 230,000 | 85 | 185 |
| Ras Al Khor Industrial Second | 45,000 | 56,000 | – | – | – | 71 | 178 |
| Al Khwaneej First | – | – | – | – | 245,000 | – | 168 |
| Al Warqa'a Third | – | – | – | – | 200,000 | – | 161 |
| Al Rowaiyah Third | – | – | – | – | 100,000 | 15 | 143 |
| Al Barsha South First | – | – | – | – | 340,000 | – | 141 |
| Al Mizhar First | – | – | – | – | 190,000 | – | 132 |
| Za'abeel First | – | 300,000 | 620,000 | – | – | 273 | 126 |
| Al Khabaisi | – | – | 107,500 | 145,000 | – | 58 | 110 |
| Meydan Horizon | – | – | 110,000 | – | – | 67 | 102 |
| Nadd Al Shiba Fourth | – | – | – | – | 400,000 | – | 101 |
| Al Warqa'a Fourth | – | – | – | – | 215,000 | – | 97 |
| Warsan Third | – | – | – | – | – | 58 | 97 |
| Ghadeer Al Tair (District One West) | – | – | – | – | 300,000 | – | 93 |
| Warsan Second | – | – | – | – | 293,486 | – | 81 |
| Jumeira Bay Island | – | 740,000 | 900,000 | 870,000 | 1,450,000 | 456 | 79 |
| Al Twar Third | – | – | – | – | 170,000 | – | 78 |
| Al Twar Fourth | – | – | – | – | 155,000 | – | 76 |
| City of Arabia | 50,000 | 66,500 | 94,500 | – | 200,000 | 81 | 76 |
| Al Warqa'a Second | – | – | – | – | 230,000 | – | 75 |
| Madinat Hind 3 | – | – | – | – | 240,000 | – | 74 |
| Ras Al Khor Industrial First (Sobha One) | – | 57,225 | – | – | – | 104 | 73 |
| Al Mizhar Second | – | – | – | – | 160,577 | – | 61 |
| Al Mizhar Third | – | – | – | – | 230,000 | – | 57 |
| Al Athbah | – | – | – | – | 220,000 | – | 54 |
| Nadd Al Shiba Second | – | – | – | – | – | 50 | 50 |
| Muhaisanah Third | – | – | – | – | 180,000 | – | 47 |
| Al Twar Second | – | – | – | – | 180,000 | – | 45 |
| Al Marmoom | 55,000 | – | – | – | – | 176 | 39 |
| Wadi Al Amardi | – | – | – | – | – | – | 28 |
| Lehbab Second | 24,000 | – | – | – | – | 55 | 24 |
| Al Awir Second | – | – | – | – | – | – | 23 |
| Grayteesah | – | – | – | – | – | – | 23 |
| Lehbab First | – | – | – | – | – | – | 21 |
| Hatta | – | – | – | – | – | – | 20 |
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.