Home › Communities › Sheikh Zayed Road
Apartments for rent in Sheikh Zayed Road: what tenants really pay
A 2-bed in Sheikh Zayed Road rents for AED 125,000 a year. This is the median of 500 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 90,000. A 1-bed is AED 95,000. Adverts ask AED 140,000; renewing tenants pay AED 104,190.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Sheikh Zayed Road: AED 95,000 a year (204 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Sheikh Zayed Road: AED 90,000 a year (27 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Sheikh Zayed Road: AED 125,000 a year (500 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.
“Moving in? Offer at the AED 104 a sq ft new tenants signed, not the AED 115 the adverts ask.”
Renting in Sheikh Zayed Road? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Sheikh Zayed Road 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 | 90,000 | 67,000 | 87,500 | 381 | 167 | 77 |
| 1 bed | 95,000 | 82,770 | 100,000 | 878 | 104 | 878 |
| 2 bed | 125,000 | 104,190 | 140,000 | 1,354 | 86 | 2,047 |
| 3 bed | 145,000 | 131,670 | 200,000 | 1,997 | 70 | 1,245 |
What the leases say about Sheikh Zayed Road
4,247 Ejari leases 16 Oct 2025–15 Oct 2026, and 552 adverts. Each finding has its chart below.
- Adverts ask 11% over signed. A 1-bed advert asks AED 115 a sq ft; the 204 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 104. Offer at the signed figure.
- Same size for less nearby: a new 1-bed in Al Qouz Third, 8 km away, costs AED 47,872 for 898 sq ft. That is AED 47,128 a year less than in Sheikh Zayed Road.
Finding
Sheikh Zayed Road adverts ask 11% 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 187, signed AED 167 a sq ft (+12.0%)
- 1 bed: asking AED 115, signed AED 104 a sq ft (+10.6%)
- 2 bed: asking AED 104, signed AED 86 a sq ft (+20.9%)
- 3 bed: asking AED 90, signed AED 70 a sq ft (+28.6%)
- For rent now: about 552 homes, against 336 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.
Every building in Sheikh Zayed Road 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. 96% 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 |
|---|---|---|---|---|---|---|---|---|
| Latifa Tower | 176 | 70 | 13 | – |
Cheaper areas near Sheikh Zayed Road, 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 Sheikh Zayed Road'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 Sheikh Zayed Road | New leases |
|---|---|---|---|---|---|---|
| Al Qouz Third | Studio | 30,000 | 403 | 8 | 60,000 | 149 |
| Al Raffa | Studio | 40,600 | 441 | 4 | 49,400 | 329 |
| Al Muraqqabat | Studio | 45,000 | 434 | 7 | 45,000 | 243 |
| Oud Metha | Studio | 45,000 | 420 | 4 | 45,000 | 88 |
| Al Qouz Third | 1 bed | 47,872 | 898 | 8 | 47,128 | 92 |
| Hor Al Anz East | 1 bed | 53,000 | 791 | 10 | 42,000 | 321 |
| Al Karama | 1 bed | 62,999 | 795 | 4 | 32,001 | 708 |
| Al Garhoud | 1 bed | 63,000 | 780 | 8 | 32,000 | 189 |
| Al Qouz Industrial Second | 2 bed | 66,000 | 1,201 | 10 | 59,000 | 600 |
| Hor Al Anz East | 2 bed | 72,486 | 1,232 | 10 | 52,514 | 317 |
| Al Garhoud | 2 bed | 79,380 | 1,271 | 8 | 45,620 | 247 |
| Al Ras | 2 bed | 80,000 | 1,200 | 6 | 45,000 | 49 |
Rent in this area by home and by building
Thinking of buying? Sale prices for every Dubai tower: BUY DUBAI →
Commercial rent in Sheikh Zayed Road
Offices in Sheikh Zayed RoadShops in Sheikh Zayed RoadShowrooms in Sheikh Zayed Road
Questions
What is the average rent in Sheikh Zayed Road?
Median rent a year for a new lease in Sheikh Zayed Road: studio AED 90,000, 1-bed AED 95,000, 2-bed AED 125,000, 3-bed AED 145,000. This is from 1,038 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in Sheikh Zayed Road?
A new studio lease costs AED 90,000 a year (AED 7,500 a month). This is the median of 27 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 67,000.
How much is a 1-bed in Sheikh Zayed Road?
A new 1-bed lease costs AED 95,000 a year (AED 7,917 a month). This is the median of 204 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 82,770.
How much is a 2-bed in Sheikh Zayed Road?
A new 2-bed lease costs AED 125,000 a year (AED 10,417 a month). This is the median of 500 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 104,190.
Do landlords in Sheikh Zayed Road accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 115 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 104 a sq ft. Adverts ask 11% 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 4,247 in Sheikh Zayed Road, and 1,038 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 Sheikh Zayed Road by the building or community name in the advert. There are 552 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.