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Apartments for rent in Jebel Ali Downtown: what tenants really pay
A 1-bed in Jebel Ali Downtown rents for AED 60,000 a year. This is the median of 261 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 45,000. A 2-bed is AED 86,500. Adverts ask AED 63,000; renewing tenants pay AED 56,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Jebel Ali Downtown: AED 60,000 a year (261 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Jebel Ali Downtown: AED 45,000 a year (311 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Jebel Ali Downtown: AED 86,500 a year (48 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 Jebel Ali Downtown, renewal costs less. A new tenant pays 6% more for the same 1-bed. Already here? Renew. Moving in? Offer at the AED 84 a sq ft new tenants signed, not the AED 92 the adverts ask.”
Renting in Jebel Ali Downtown? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Jebel Ali Downtown 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 | 45,000 | 44,000 | 48,000 | 361 | 127 | 461 |
| 1 bed | 60,000 | 56,000 | 63,000 | 718 | 84 | 401 |
| 2 bed | 86,500 | 72,000 | 80,000 | 1,149 | 78 | 94 |
| 3 bed | 95,000 | 82,500 | – | 1,608 | 60 | 31 |
What the leases say about Jebel Ali Downtown
987 Ejari leases 16 Oct 2025–15 Oct 2026, and 130 adverts. Each finding has its chart below.
- New 1-bed rents fell 1.5% this year, like for like. Median new 1-bed: AED 53,000 in 2024, AED 60,000 in 2025, AED 60,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −5.4%.
- 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 6% more than a tenant who renews. That is about AED 3,000 a year on a typical renewal rent of AED 50,000.
- Adverts ask 10% over signed. A 1-bed advert asks AED 92 a sq ft; the 261 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 84. Offer at the signed figure.
- Cheapest 1-bed for its size: Suberbia, AED 71 a sq ft, the median of its 177 1-bed leases (typical rent AED 52,000). The median 1-bed lease in Jebel Ali Downtown is AED 82 a sq ft.
- Same size for less nearby: a new 1-bed in Dubai Waterfront, 8 km away, costs AED 45,061 for 712 sq ft. That is AED 14,939 a year less than in Jebel Ali Downtown.
Finding
New 1-bed rents fell 1.5% this year, like for like in Jebel Ali Downtown.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- Studio: −2.6% like for like; median AED 45,000 → 44,000 (1 Jan–15 Oct)
- 1 bed: −1.5% like for like; median AED 60,000 → 60,000 (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 Jebel Ali Downtown a new tenant pays 6% 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 6% more (AED 2,444 a year)
- 1 bed: new tenants pay 6% more (AED 3,000 a year)
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
14 matched groups, 283 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
Jebel Ali Downtown adverts ask 10% 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 135, signed AED 127 a sq ft (+6.3%)
- 1 bed: asking AED 92, signed AED 84 a sq ft (+9.5%)
- 2 bed: asking AED 73, signed AED 78 a sq ft (−6.4%)
- For rent now: about 130 homes, against 227 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.
Finding
The cheapest 1-beds for their size are in Suberbia, Equiti Gates and Azizi Aura Residences.
1 bed flats: median rent per sq ft by building, buildings with 10+ 1-bed leases, 16 Oct 2025–15 Oct 2026
- Suberbia: AED 52,000 for 726 sq ft
- Equiti Gates: AED 48,000 for 575 sq ft
- Azizi Aura Residences: AED 63,000 for 694 sq ft
- Dearest per sq ft: Alexis Tower, AED 96 for a 1-bed
- Buildings compared: every building with 10+ 1-bed leases
Cheap per sq ft can mean an older building, fewer amenities or a worse view: none of these is in the lease record.
Every building in Jebel Ali Downtown 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. 8% 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 |
|---|---|---|---|---|---|---|---|---|
| Azizi Aura Residences | 328 | 114 | 46 | 65,000 | ||||
| Alexis Tower | 262 | 121 | 64 | 63,000 | ||||
| Suberbia | 250 | 68 | – | – | ||||
| Equiti Gates | 69 | 95 | – | – |
Cheaper areas near Jebel Ali Downtown, 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 Jebel Ali Downtown'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 Jebel Ali Downtown | New leases |
|---|---|---|---|---|---|---|
| Dubai Waterfront | 1 bed | 45,061 | 712 | 8 | 14,939 | 44 |
| Dubai South | 1 bed | 57,000 | 718 | 7 | 3,000 | 1,059 |
| Dubai South | 2 bed | 85,000 | 1,157 | 7 | 1,500 | 1,047 |
| Dubai Investment Park First (Dubai Investments Park, Green Community) | 2 bed | 85,000 | 1,157 | 7 | 1,500 | 376 |
Rent in this area by home and by building
Buying in Jebel Ali Downtown? Sale prices, every tower, resale and off-plan: Jebel Ali Downtown on BUY DUBAI →
Questions
What is the average rent in Jebel Ali Downtown?
Median rent a year for a new lease in Jebel Ali Downtown: studio AED 45,000, 1-bed AED 60,000, 2-bed AED 86,500, 3-bed AED 95,000. This is from 639 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in Jebel Ali Downtown?
A new studio lease costs AED 45,000 a year (AED 3,750 a month). This is the median of 311 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 44,000.
How much is a 1-bed in Jebel Ali Downtown?
A new 1-bed lease costs AED 60,000 a year (AED 5,000 a month). This is the median of 261 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 56,000.
How much is a 2-bed in Jebel Ali Downtown?
A new 2-bed lease costs AED 86,500 a year (AED 7,208 a month). This is the median of 48 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 72,000.
Which is the cheapest building in Jebel Ali Downtown?
For a 1-bed, it is Suberbia: AED 71 a sq ft. This is the median of 177 leases, 16 Oct 2025–15 Oct 2026. The typical rent is AED 52,000. Next is Equiti Gates at AED 82.
Is rent going up in Jebel Ali Downtown?
New 1-bed leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: −1.5% on 2025. Dubai: −5.4%. The median new 1-bed was AED 60,000 in 2025 and AED 60,000 in 2026.
Do landlords in Jebel Ali Downtown accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 92 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 84 a sq ft. Adverts ask 10% 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 987 in Jebel Ali Downtown, and 639 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 Jebel Ali Downtown by the building or community name in the advert. There are 130 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.