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Villas and townhouses for rent in The Valley: what tenants really pay
A villa in The Valley rents for AED 140,000 a year. This is the median of 723 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Adverts ask AED 179,000; renewing tenants pay AED 135,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median villa rent in The Valley: AED 140,000 a year (723 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 The Valley, new and renewing tenants pay about the same for the same villa. ”
Renting in The Valley? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in The Valley 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 |
|---|---|---|---|---|---|---|
| Villa / townhouse | 140,000 | 135,000 | 179,000 | 1,873 | 69 | 881 |
| 3-bed villa | 135,000 | 135,000 | – | 1,873 | 72 | 656 |
| 4-bed villa | 170,000 | 175,000 | – | 2,772 | 61 | 223 |
What the leases say about The Valley
881 Ejari leases 16 Oct 2025–15 Oct 2026, and 477 adverts. Each finding has its chart below.
- New villa rents fell 3.4% this year, like for like. Median new villa: AED 130,000 in 2024, AED 140,000 in 2025, AED 140,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −3.2%.
- Renewing costs about the same as moving. We compare homes in the same building, with the same bedrooms and a size within 15%. New and renewing tenants pay within 1% of each other. This uses 6 matched groups and 136 renewals.
Finding
New villa rents fell 3.4% this year, like for like in The Valley.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- Villa / townhouse: −3.4% like for like; median AED 140,000 → 140,000 (1 Jan–15 Oct)
- All Dubai, villa: −3.2% 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 The Valley new and renewing tenants pay about the same for the same villa.
New lease over renewal, same building, bedrooms and size band, 16 Oct 2025–15 Oct 2026
- Villa / townhouse: about the same
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
6 matched groups, 136 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.
Every villa and townhouse community in The Valley with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026. A bedroom figure needs 10 or more leases. Size is the Ejari unit size.
| Community | Leases | 2 bed | 3 bed | 4 bed | 5+ bed | All villas | Typical size, sq ft | For rent now |
|---|---|---|---|---|---|---|---|---|
| The Valley-Nara | 223 | – | 135,000 | 170,000 | – | 140,000 | 1,873 | – |
| The Valley - Orania | 215 | – | 135,000 | 170,000 | – | 135,000 | 1,873 | – |
| The Valley - Talia | 199 | – | 140,000 | 172,784 | – | 145,000 | 1,873 | – |
| The Valley - Eden | 165 | – | 130,000 | 170,000 | – | 135,000 | 1,873 | – |
| The Valley - Elora | 62 | – | 130,000 | 180,000 | – | 135,000 | 1,483 | – |
Rent in this area by home and by building
Villas3-bed villas4-bed villas
The Valley - Eden
The Valley - Elora
The Valley - Orania
The Valley - Talia
The Valley-Nara
Thinking of buying? Sale prices for every Dubai tower: BUY DUBAI →
Questions
What is the average rent in The Valley?
Median rent a year for a new lease in The Valley: villa AED 140,000. This is from 723 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a villa in The Valley?
A new villa lease costs AED 140,000 a year (AED 11,667 a month). This is the median of 723 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 135,000.
Is rent going up in The Valley?
New villa leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: −3.4% on 2025. Dubai: −3.2%. The median new villa was AED 140,000 in 2025 and AED 140,000 in 2026.
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 881 in The Valley, and 723 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 The Valley by the building or community name in the advert. There are 477 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.