Home › Where to negotiate
Adverts ask 8% more than tenants sign for a 2-bed. In Majan the gap is 39%.
Asking rents on 16 Oct 2026 against the new Ejari leases signed 16 Oct 2025–15 Oct 2026, per sq ft so bigger adverts do not skew it. A big gap is room to negotiate; the signed figure is your evidence.
The agent's view
“Never argue with the advert. Bring the signed rent per sq ft for the building and size you want, and offer at it. In Majan that is AED 69 a sq ft for a 2-bed, not the AED 96 on the advert.”
RENT DUBAI
Where to negotiate
Signed Ejari leases, not adverts. Two tools use them: get more home for your money, then negotiate.
Where a tenant has the most power to negotiate
Adverts 16 Oct 2026; new leases 16 Oct 2025–15 Oct 2026. Communities need 20+ new leases and 20+ adverts of the home type.
- Adverts ask more than tenants pay. For a 2-bed, asking rents per sq ft sit a median 8% above the new leases signed 16 Oct 2025–15 Oct 2026; for a 1-bed 8%.
- Most room: 2-beds in Majan (adverts AED 96 a sq ft, signed AED 69: +39.1%) and Sufouh Gardens (+33.0%).
- Least room: 8 communities where 2-bed adverts already ask at or below the signed rate, among them Meydan One, International City Phase 1, Jumeirah Lakes Towers.
- Evidence you can quote: in Jumeirah Village Circle, 9,896 new 1-bed leases 16 Oct 2025–15 Oct 2026 were signed at a median AED 91 a sq ft (AED 72,000 a year). Adverts there ask AED 95. The figures are in the public Ejari record.
- Timing: new leases were −23.6% on 2025 in April, when tenants had the most power to negotiate. September had 26,991 new leases, +14.9% on a year before: demand is back, so expect less give than in spring.
Finding
2-beds: the widest gaps between asking and signed are in Majan, Sufouh Gardens and Dubailand Residence Complex.
2-bed flats: asking rent per sq ft over signed rent per sq ft, top 12 communities
Across 43 communities the median gap is 8%. The table below has every community with its lease counts, so you can quote the number.
Finding
1-beds: Jumeira Second has the widest gap (+43.5%).
1-bed flats: asking rent per sq ft over signed rent per sq ft, top 12 communities
Across 48 communities the median 1-bed gap is 8%. In Tecom Site A adverts are at −35.6%.
2-bed flats, every community
| Community | Asking over signed | Asking AED / sq ft | Signed AED / sq ft | Median asking | Median signed (12 months) | Adverts | New leases (12 months) |
|---|---|---|---|---|---|---|---|
| Majan | +39.1% | 96 | 69 | 115,000 | 90,000 | 161 | 507 |
| Sufouh Gardens | +33.0% | 117 | 88 | 155,000 | 110,000 | 43 | 71 |
| Dubailand Residence Complex | +29.5% | 79 | 61 | 88,000 | 74,000 | 229 | 631 |
| Dubai Silicon Oasis | +27.1% | 89 | 70 | 105,000 | 85,000 | 262 | 743 |
| Mirdif (Mirdif Hills) | +23.3% | 74 | 60 | 110,000 | 84,000 | 23 | 460 |
| Jumeirah Village Triangle | +22.9% | 102 | 83 | 110,000 | 95,000 | 190 | 215 |
| Dubai Investment Park Second (Dubai Investments Park 2, DAMAC Riverside) | +22.8% | 70 | 57 | 90,000 | 85,000 | 45 | 99 |
| Dubai Maritime City | +20.9% | 104 | 86 | 135,000 | 110,000 | 184 | 181 |
| Trade Center First (Sheikh Zayed Road) | +20.9% | 104 | 86 | 140,000 | 125,000 | 205 | 500 |
| Meydan Business Park | +18.9% | 107 | 90 | 110,000 | 125,000 | 31 | 434 |
| Burj Khalifa (Downtown Dubai) | +17.8% | 159 | 135 | 205,000 | 180,000 | 2,279 | 2,000 |
| Sama Al Jadaf | +15.2% | 91 | 79 | 117,000 | 100,000 | 829 | 1,159 |
| City Walk | +14.7% | 164 | 143 | 235,000 | 220,000 | 424 | 426 |
| Dubai Production City | +14.6% | 94 | 82 | 115,000 | 90,000 | 268 | 617 |
| Dubai Marina | +13.0% | 122 | 108 | 170,000 | 145,000 | 2,675 | 3,703 |
| Palm Jumeirah | +12.9% | 140 | 124 | 250,000 | 210,000 | 852 | 857 |
| Madinat Jumeirah Living | +11.6% | 163 | 146 | 210,000 | 190,000 | 256 | 191 |
| Arjan | +10.7% | 93 | 84 | 114,999 | 100,000 | 793 | 1,099 |
| Business Bay | +9.5% | 115 | 105 | 144,999 | 135,000 | 1,990 | 2,421 |
| Dubai Hills Estate | +8.0% | 148 | 137 | 159,994 | 140,000 | 1,152 | 1,339 |
| Dubai Science Park | +7.9% | 109 | 101 | 120,000 | 120,000 | 217 | 198 |
| International City Phases 2 and 3 | +7.8% | 69 | 64 | 85,000 | 72,000 | 89 | 363 |
| Dubai Design District | +7.7% | 153 | 142 | 190,000 | 166,500 | 50 | 270 |
| Al Qusais | +6.8% | 63 | 59 | 65,000 | 60,000 | 53 | 812 |
| Town Square | +6.5% | 99 | 93 | 95,000 | 90,000 | 299 | 801 |
| The Greens | +6.4% | 117 | 110 | 165,000 | 153,250 | 123 | 532 |
| Al Furjan | +6.1% | 87 | 82 | 105,000 | 95,000 | 725 | 1,497 |
| Al Garhoud | +5.8% | 73 | 69 | 110,000 | 79,380 | 39 | 247 |
| Liwan | +5.7% | 74 | 70 | 85,500 | 78,000 | 106 | 613 |
| Jumeirah Village Circle | +4.7% | 89 | 85 | 110,000 | 100,000 | 2,316 | 2,695 |
| Dubai Creek Harbour | +4.7% | 134 | 128 | 150,000 | 150,000 | 1,099 | 1,593 |
| Motor City | +4.0% | 78 | 75 | 116,000 | 115,000 | 68 | 275 |
| Dubai Sports City | +2.9% | 71 | 69 | 87,000 | 85,000 | 300 | 663 |
| Al Satwa (Jumeirah Garden City) | +2.4% | 87 | 85 | 100,000 | 95,000 | 339 | 769 |
| Remraam | +1.3% | 78 | 77 | 83,000 | 82,000 | 37 | 256 |
| Meydan One | +0.0% | 118 | 118 | 131,000 | 130,000 | 1,264 | 1,426 |
| International City Phase 1 | +0.0% | 63 | 63 | 68,000 | 60,000 | 74 | 824 |
| Jumeirah Lakes Towers | −1.1% | 92 | 93 | 125,000 | 120,000 | 630 | 1,099 |
| Dubai South | −1.4% | 70 | 71 | 83,000 | 85,000 | 273 | 1,047 |
| Dubai Studio City | −5.2% | 73 | 77 | 90,000 | 90,000 | 53 | 149 |
| Barsha Heights | −14.3% | 72 | 84 | 90,000 | 94,000 | 247 | 721 |
| Al Kifaf (Wasl 1) | −34.3% | 65 | 99 | 90,000 | 150,000 | 64 | 195 |
| Za'abeel First | −45.6% | 153 | 281 | 179,888 | 620,000 | 316 | 65 |
1-bed flats, every community
| Community | Asking over signed | Asking AED / sq ft | Signed AED / sq ft | Median asking | Median signed (12 months) | Adverts | New leases (12 months) |
|---|---|---|---|---|---|---|---|
| Jumeira Second | +43.5% | 165 | 115 | 135,000 | 95,000 | 188 | 34 |
| Dubailand Residence Complex | +29.4% | 88 | 68 | 65,000 | 56,000 | 488 | 1,214 |
| Al Furjan | +26.3% | 96 | 76 | 74,000 | 68,000 | 678 | 2,969 |
| Dubai Maritime City | +24.1% | 108 | 87 | 95,000 | 75,000 | 119 | 165 |
| Sufouh Gardens | +19.8% | 139 | 116 | 105,000 | 95,000 | 72 | 73 |
| Majan | +16.5% | 92 | 79 | 78,000 | 68,000 | 239 | 769 |
| Dubai Marina | +15.8% | 132 | 114 | 110,000 | 95,000 | 2,402 | 4,672 |
| Meydan Business Park | +15.8% | 110 | 95 | 81,000 | 78,000 | 82 | 573 |
| International City Phase 1 | +15.5% | 67 | 58 | 48,000 | 43,000 | 173 | 4,019 |
| Dubai Production City | +15.5% | 97 | 84 | 69,998 | 63,000 | 389 | 1,424 |
| The Greens | +14.2% | 129 | 113 | 105,000 | 93,000 | 142 | 899 |
| Burj Khalifa (Downtown Dubai) | +13.8% | 148 | 130 | 124,999 | 115,000 | 1,962 | 2,444 |
| Dubai Science Park | +12.9% | 105 | 93 | 80,000 | 72,000 | 320 | 384 |
| Dubai Investment Park Second (Dubai Investments Park 2, DAMAC Riverside) | +12.9% | 79 | 70 | 68,000 | 60,000 | 50 | 298 |
| Dubai Silicon Oasis | +12.2% | 83 | 74 | 64,000 | 60,000 | 489 | 2,861 |
| City Walk | +11.5% | 165 | 148 | 140,000 | 136,000 | 372 | 376 |
| Madinat Jumeirah Living | +11.1% | 160 | 144 | 125,000 | 115,250 | 263 | 306 |
| Trade Center First (Sheikh Zayed Road) | +10.6% | 115 | 104 | 100,000 | 95,000 | 179 | 204 |
| Barsha Heights | +10.0% | 99 | 90 | 74,990 | 70,000 | 285 | 870 |
| Palm Jumeirah | +9.9% | 144 | 131 | 160,000 | 150,000 | 567 | 622 |
| Dubai Sports City | +9.6% | 80 | 73 | 65,000 | 60,000 | 504 | 1,621 |
| Downtown Jebel Ali | +9.5% | 92 | 84 | 63,000 | 60,000 | 39 | 261 |
| Liwan | +9.5% | 81 | 74 | 58,000 | 55,000 | 136 | 1,196 |
| Sama Al Jadaf | +8.6% | 101 | 93 | 77,650 | 73,000 | 946 | 1,893 |
| International City Phases 2 and 3 | +8.2% | 79 | 73 | 60,000 | 56,000 | 302 | 2,293 |
| Arjan | +7.7% | 98 | 91 | 75,000 | 70,000 | 1,329 | 2,860 |
| Jumeirah Village Triangle | +7.1% | 106 | 99 | 75,000 | 72,000 | 379 | 809 |
| Motor City | +6.6% | 81 | 76 | 75,000 | 75,000 | 147 | 494 |
| City of Arabia | +6.2% | 85 | 80 | 70,000 | 66,500 | 56 | 26 |
| Dubai Hills Estate | +5.8% | 147 | 139 | 100,000 | 90,000 | 1,145 | 1,727 |
| Dubai South | +5.1% | 83 | 79 | 60,000 | 57,000 | 259 | 1,059 |
| Remraam | +5.0% | 84 | 80 | 58,000 | 58,000 | 91 | 496 |
| Business Bay | +4.9% | 128 | 122 | 99,999 | 90,000 | 3,030 | 4,836 |
| Town Square | +4.8% | 110 | 105 | 65,000 | 63,000 | 203 | 765 |
| Dubai Creek Harbour | +4.5% | 140 | 134 | 100,000 | 100,000 | 856 | 1,540 |
| Jumeirah Village Circle | +4.4% | 95 | 91 | 72,999 | 72,000 | 6,745 | 9,896 |
| Al Khail Heights | +4.1% | 76 | 73 | 75,000 | 73,000 | 26 | 287 |
| Al Satwa (Jumeirah Garden City) | +2.1% | 99 | 97 | 74,989 | 73,000 | 509 | 1,082 |
| Al Qusais | +0.0% | 68 | 68 | 53,000 | 50,000 | 41 | 732 |
| Dubai Studio City | +0.0% | 97 | 97 | 69,000 | 65,000 | 184 | 496 |
| Jumeirah Lakes Towers | −1.0% | 101 | 102 | 84,998 | 83,000 | 1,077 | 2,209 |
| Meydan One | −1.6% | 127 | 129 | 84,999 | 82,000 | 2,009 | 3,491 |
| Arabian Ranches II | −2.1% | 94 | 96 | 59,999 | 55,000 | 52 | 119 |
| Dubai Design District | −2.1% | 140 | 143 | 125,000 | 110,000 | 41 | 196 |
| Al Garhoud | −2.5% | 78 | 80 | 72,000 | 63,000 | 22 | 189 |
| Al Kifaf (Wasl 1) | −33.3% | 74 | 111 | 65,000 | 105,000 | 155 | 151 |
| Za'abeel First | −35.2% | 164 | 253 | 125,000 | 300,000 | 146 | 20 |
| Tecom Site A | −35.6% | 85 | 132 | 71,999 | 145,000 | 29 | 29 |
An advert is one day's snapshot, and one home can be listed by several agents. Advert price cuts are not used here yet.
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.