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Renewing is cheaper: a new tenant pays 3% more for the same home
New leases against renewals in the same building, home type and size, Ejari 16 Oct 2025–15 Oct 2026. What it costs you to move, and where moving saves money.
The agent's view
“If your renewal offer is under what new tenants sign for the same home, sign it. If it is above, the new leases are your evidence: in 23 community pairs new tenants pay less than renewing ones.”
RENT DUBAI
Renew or move?
Signed Ejari leases, not adverts. Two tools use them: get more home for your money, then negotiate.
What it costs to move instead of stay
A matched group is one building, one home type and one size band 15% wide, with 5+ new leases and 5+ renewals. A community needs 3+ groups and 50+ renewals.
- Moving costs more in 58% of cases. For the same building, home type and size, a new tenant pays a median 3% more than a renewing one (2,943 matched groups, 60,399 renewals, 16 Oct 2025–15 Oct 2026).
- In money: AED 2,000 a year for a studio, AED 2,333 a year for a 1-bed, AED 4,000 a year for a 2-bed, AED 6,349 a year for a 3-bed, AED 3,593 a year for a villa. Add the agent fee and moving costs on top.
- Moving costs most for a 2-bed in Barsha Heights (AED 22,375 more) and Mirdif (AED 18,650); for a 1-bed in Dubai Investment Park Second (AED 16,110).
- Moving saves money in 23 community and home-type pairs, among them Dubai Design District 3-bed (−10.6%), La Mer 2-bed (−8.5%), Dubai Design District 1-bed (−8.3%). There, a renewing tenant is paying above the market.
- The gap is closing. Across Dubai a new 1-bed lease cost 30% more than a renewal on average in 2025, and 19% since April 2026. All 1-bed leases each month, not matched by building.
Finding
What moving costs, by home type.
New lease over renewal, same building, type and size: weighted median by home type, 16 Oct 2025–15 Oct 2026
In percentage terms the gap is 5% for a studio, 3% for a 1-bed, 3% for a 2-bed, 3% for a 3-bed, 2% for a villa.
Finding
2-beds: moving costs most in Barsha Heights, Mirdif and City Walk.
2-bed flats: new lease over renewal for the same home, AED a year, 16 Oct 2025–15 Oct 2026
At the other end of the chart new leases are cheaper than renewals: a tenant there can ask the landlord to match the new leases.
Finding
Since April 2026 the gap has narrowed: 19% against 30% in 2025.
Median new 1-bed lease over median 1-bed renewal, each month since January 2019
In 2021 a new 1-bed lease cost -3% less than a renewal on average. The gap was widest in 2025.
All new and renewed 1-bed leases each month, not matched by building.
Every community pair
| Community | Home | New lease, median | Renewal, median | Gap, AED a year (same home) | Gap (same home) | Matched groups | Renewals |
|---|---|---|---|---|---|---|---|
| Al Furjan | Studio | 46,000 | 40,000 | 0 | +0.0% | 19 | 431 |
| Al Furjan | 1 bed | 68,000 | 59,849 | 1,606 | +2.4% | 27 | 413 |
| Al Furjan | 2 bed | 95,000 | 79,000 | 7,713 | +8.8% | 19 | 357 |
| Al Khail Heights | Studio | 50,000 | 35,000 | 4,905 | +12.2% | 8 | 395 |
| Al Khail Heights | 1 bed | 73,000 | 45,000 | 12,295 | +20.2% | 4 | 153 |
| Al Kifaf (Wasl 1) | 2 bed | 150,000 | 150,000 | -930 | −0.6% | 3 | 162 |
| Arabian Ranches II | Studio | 44,000 | 42,000 | 1,323 | +3.2% | 6 | 82 |
| Arabian Ranches II | 1 bed | 55,000 | 55,000 | 1,970 | +3.8% | 6 | 102 |
| Arjan | Studio | 47,000 | 44,000 | 500 | +1.1% | 36 | 1,051 |
| Arjan | 1 bed | 70,000 | 61,365 | 1,077 | +1.5% | 35 | 487 |
| Arjan | 2 bed | 100,000 | 85,000 | -1,967 | −2.1% | 10 | 112 |
| Barsha Heights | 1 bed | 70,000 | 65,000 | 5,000 | +5.6% | 3 | 50 |
| Barsha Heights | 2 bed | 94,000 | 83,375 | 22,375 | +19.9% | 4 | 96 |
| Burj Khalifa (Downtown Dubai) | Studio | 70,000 | 75,000 | -6,250 | −8.3% | 13 | 160 |
| Burj Khalifa (Downtown Dubai) | 1 bed | 115,000 | 115,000 | -1,571 | −1.4% | 57 | 1,029 |
| Burj Khalifa (Downtown Dubai) | 2 bed | 180,000 | 172,969 | -4,390 | −2.4% | 43 | 877 |
| Burj Khalifa (Downtown Dubai) | 3 bed | 300,000 | 275,780 | -11,837 | −4.1% | 17 | 203 |
| Business Bay | Studio | 65,000 | 63,000 | -5,308 | −8.2% | 58 | 928 |
| Business Bay | 1 bed | 90,000 | 82,710 | -2,032 | −2.5% | 93 | 1,588 |
| Business Bay | 2 bed | 135,000 | 115,760 | -2,945 | −2.5% | 43 | 937 |
| Business Bay | 3 bed | 190,000 | 165,000 | 10,000 | +5.0% | 7 | 118 |
| City Walk | 2 bed | 220,000 | 165,445 | 13,466 | +6.4% | 11 | 124 |
| DAMAC Hills | Studio | 45,000 | 43,000 | 1,882 | +4.5% | 15 | 543 |
| DAMAC Hills | 1 bed | 70,000 | 69,000 | 3,150 | +4.5% | 19 | 460 |
| DAMAC Hills | 2 bed | 120,000 | 115,000 | 5,000 | +4.5% | 10 | 78 |
| Downtown Jebel Ali | Studio | 45,000 | 44,000 | 2,444 | +5.6% | 5 | 140 |
| Downtown Jebel Ali | 1 bed | 60,000 | 56,000 | 3,000 | +6.0% | 6 | 119 |
| Dubai Creek Harbour | 1 bed | 100,000 | 94,998 | 4,547 | +4.9% | 38 | 880 |
| Dubai Creek Harbour | 2 bed | 150,000 | 143,506 | 5,000 | +3.6% | 38 | 906 |
| Dubai Creek Harbour | 3 bed | 220,000 | 210,000 | 9,524 | +4.8% | 20 | 292 |
| Dubai Design District | 1 bed | 110,000 | 120,000 | -10,000 | −8.3% | 3 | 169 |
| Dubai Design District | 2 bed | 166,500 | 170,182 | -1,350 | −0.8% | 5 | 223 |
| Dubai Design District | 3 bed | 250,000 | 274,000 | -28,163 | −10.6% | 3 | 74 |
| Dubai Hills Estate | 1 bed | 90,000 | 89,726 | 0 | +0.0% | 19 | 764 |
| Dubai Hills Estate | 2 bed | 140,000 | 140,000 | -5,999 | −4.3% | 20 | 619 |
| Dubai Hills Estate | 3 bed | 250,000 | 234,500 | 0 | +0.0% | 7 | 96 |
| Dubai Investment Park Second (Dubai Investments Park 2, DAMAC Riverside) | Studio | 40,000 | 34,776 | 6,218 | +18.6% | 5 | 597 |
| Dubai Investment Park Second (Dubai Investments Park 2, DAMAC Riverside) | 1 bed | 60,000 | 46,200 | 16,110 | +36.7% | 6 | 493 |
| Dubai Marina | Studio | 62,000 | 60,500 | -1,752 | −2.6% | 13 | 148 |
| Dubai Marina | 1 bed | 95,000 | 90,404 | -4,500 | −4.8% | 76 | 1,681 |
| Dubai Marina | 2 bed | 145,000 | 138,520 | -932 | −0.6% | 71 | 1,271 |
| Dubai Marina | 3 bed | 223,611 | 204,650 | -2,500 | −1.2% | 22 | 232 |
| Dubai Production City | Studio | 40,000 | 35,000 | 3,000 | +9.1% | 7 | 1,309 |
| Dubai Production City | 1 bed | 63,000 | 51,000 | 4,167 | +8.3% | 23 | 815 |
| Dubai Production City | 2 bed | 90,000 | 75,000 | 2,757 | +3.9% | 15 | 304 |
| Dubai Science Park | Studio | 48,000 | 43,000 | 3,500 | +8.1% | 4 | 91 |
| Dubai Science Park | 1 bed | 72,000 | 65,000 | 3,500 | +5.3% | 5 | 110 |
| Dubai Silicon Oasis | Studio | 43,000 | 39,000 | 3,671 | +9.7% | 34 | 644 |
| Dubai Silicon Oasis | 1 bed | 60,000 | 51,000 | 6,636 | +12.9% | 82 | 1,541 |
| Dubai Silicon Oasis | 2 bed | 85,000 | 73,000 | 9,700 | +12.4% | 14 | 160 |
| Dubai South | Studio | 42,000 | 40,000 | 1,000 | +2.5% | 10 | 412 |
| Dubai South | 1 bed | 57,000 | 57,882 | 4,622 | +8.9% | 19 | 482 |
| Dubai South | 2 bed | 85,000 | 85,000 | 5,000 | +6.7% | 21 | 436 |
| Dubai South | 3 bed | 120,000 | 115,000 | 9,000 | +9.1% | 6 | 80 |
| Dubai Sports City | Studio | 42,000 | 40,000 | 1,870 | +4.8% | 65 | 1,524 |
| Dubai Sports City | 1 bed | 60,000 | 54,600 | 3,876 | +7.2% | 76 | 1,424 |
| Dubai Sports City | 2 bed | 85,000 | 75,000 | 7,214 | +9.6% | 37 | 439 |
| Dubai Studio City | Studio | 46,000 | 47,000 | -2,159 | −4.5% | 10 | 121 |
| Dubai Studio City | 1 bed | 65,000 | 67,000 | 0 | +0.0% | 9 | 134 |
| Dubai Studio City | 2 bed | 90,000 | 90,000 | 1,000 | +1.2% | 4 | 53 |
| Dubai Waterfront | 1 bed | 45,061 | 39,500 | 5,000 | +12.5% | 4 | 105 |
| Dubailand Residence Complex | Studio | 40,000 | 35,220 | 3,086 | +8.6% | 20 | 503 |
| Dubailand Residence Complex | 1 bed | 56,000 | 49,195 | 4,000 | +8.2% | 25 | 710 |
| Dubailand Residence Complex | 2 bed | 74,000 | 61,000 | 5,000 | +7.1% | 10 | 382 |
| International City Phase 1 | Studio | 31,700 | 28,000 | 2,000 | +6.9% | 9 | 584 |
| International City Phase 1 | 1 bed | 43,000 | 39,930 | 2,009 | +5.0% | 25 | 768 |
| International City Phase 1 | 2 bed | 60,000 | 53,000 | 9,231 | +15.4% | 7 | 77 |
| International City Phases 2 and 3 | Studio | 40,000 | 34,000 | 0 | +0.0% | 9 | 126 |
| International City Phases 2 and 3 | 1 bed | 56,000 | 45,000 | 732 | +1.5% | 8 | 69 |
| Jumeirah Lakes Towers | Studio | 58,000 | 57,500 | 0 | +0.0% | 23 | 496 |
| Jumeirah Lakes Towers | 1 bed | 83,000 | 80,000 | 0 | +0.0% | 58 | 1,168 |
| Jumeirah Lakes Towers | 2 bed | 120,000 | 120,000 | 0 | +0.0% | 38 | 547 |
| Jumeirah Lakes Towers | 3 bed | 175,144 | 137,825 | 4,643 | +2.0% | 5 | 54 |
| Jumeirah Village Circle | Studio | 49,200 | 45,000 | 1,552 | +3.4% | 100 | 1,443 |
| Jumeirah Village Circle | 1 bed | 72,000 | 63,600 | 0 | +0.0% | 179 | 2,640 |
| Jumeirah Village Circle | 2 bed | 100,000 | 87,000 | 0 | +0.0% | 39 | 365 |
| Jumeirah Village Triangle | Studio | 47,600 | 42,000 | 2,000 | +5.0% | 10 | 199 |
| Jumeirah Village Triangle | 1 bed | 72,000 | 62,815 | 0 | +0.0% | 8 | 162 |
| La Mer | 1 bed | 110,000 | 95,000 | -4,414 | −3.6% | 10 | 113 |
| La Mer | 2 bed | 180,000 | 145,974 | -17,037 | −8.5% | 8 | 86 |
| Liwan | Studio | 42,000 | 36,750 | 3,000 | +7.5% | 4 | 154 |
| Liwan | 1 bed | 55,000 | 47,124 | 10,831 | +24.1% | 29 | 415 |
| Madinat Hind 4 (DAMAC Hills 2) | Studio | 37,791 | 36,000 | 1,000 | +2.8% | 3 | 89 |
| Madinat Hind 4 (DAMAC Hills 2) | 1 bed | 48,000 | 45,000 | 2,438 | +5.8% | 3 | 73 |
| Madinat Jumeirah Living | 1 bed | 115,250 | 120,000 | 0 | +0.0% | 6 | 93 |
| Majan | Studio | 45,000 | 35,800 | 1,500 | +3.9% | 5 | 75 |
| Majan | 1 bed | 68,000 | 55,000 | 9,500 | +18.1% | 6 | 73 |
| Meydan Business Park | 1 bed | 78,000 | 80,000 | 2,714 | +3.4% | 8 | 157 |
| Meydan Business Park | 2 bed | 125,000 | 120,000 | 2,500 | +1.8% | 4 | 83 |
| Meydan One | Studio | 50,000 | 48,000 | 378 | +0.8% | 83 | 936 |
| Meydan One | 1 bed | 82,000 | 82,080 | 0 | +0.0% | 67 | 1,139 |
| Meydan One | 2 bed | 130,000 | 136,500 | -3,433 | −2.5% | 26 | 379 |
| Mirdif (Mirdif Hills) | 2 bed | 84,000 | 66,990 | 18,650 | +20.4% | 5 | 98 |
| Palm Jumeirah | Studio | 90,000 | 90,000 | 0 | +0.0% | 5 | 63 |
| Palm Jumeirah | 1 bed | 150,000 | 145,000 | 0 | +0.0% | 12 | 255 |
| Palm Jumeirah | 2 bed | 210,000 | 200,000 | 7,500 | +3.9% | 13 | 401 |
| Palm Jumeirah | 3 bed | 310,000 | 283,500 | 25,154 | +8.8% | 7 | 132 |
| Remraam | Studio | 42,000 | 38,000 | 2,800 | +7.3% | 3 | 141 |
| Remraam | 1 bed | 58,000 | 50,000 | 10,334 | +20.7% | 7 | 564 |
| Remraam | 2 bed | 82,000 | 72,600 | 10,200 | +14.3% | 5 | 407 |
| Sama Al Jadaf | Studio | 55,000 | 50,000 | 0 | +0.0% | 10 | 197 |
| Sama Al Jadaf | 1 bed | 73,000 | 65,000 | 0 | +0.0% | 18 | 293 |
| Sama Al Jadaf | 2 bed | 100,000 | 82,011 | 12,871 | +13.4% | 11 | 163 |
| The Greens | 1 bed | 93,000 | 90,000 | -3,556 | −3.7% | 6 | 129 |
| The Greens | 2 bed | 153,250 | 147,000 | 1,250 | +0.8% | 7 | 151 |
| The Greens | 3 bed | 207,500 | 194,625 | -10,000 | −3.9% | 4 | 59 |
| Town Square | Studio | 44,000 | 40,000 | 4,000 | +11.1% | 5 | 129 |
| Town Square | 1 bed | 63,000 | 55,000 | 4,308 | +7.7% | 23 | 776 |
| Town Square | 2 bed | 90,000 | 80,000 | 5,333 | +6.7% | 22 | 810 |
| Town Square | 3 bed | 126,500 | 115,000 | 10,170 | +8.8% | 5 | 140 |
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.