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Villa and townhouse rent in The Valley, by bedrooms: what tenants really pay
A villa or townhouse in The Valley rents for AED 140,000 a year (AED 11,667 a month). This is the median of 723 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 130,000 and AED 159,000. Renewing tenants pay AED 135,000. Adverts ask AED 179,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“For a villa or townhouse in The Valley, start at AED 130,000 and do not go above AED 140,000 unless the unit is special. The Valley - Orania is where the value is.”
Know the rent before you sign
What the last tenants here really paid, and the buildings where your money goes furthest.
Villa or townhouse rent in The Valley: the numbers
| AED a year | Leases | |
|---|---|---|
| New lease, median | AED 140,000 | 723 |
| Middle half of new leases | AED 130,000–159,000 | |
| Renewal, median | AED 135,000 | 143 |
| Asking (adverts 16 Oct 2026) | AED 179,000 | 476 |
| Size, median | 1,873 sq ft | |
| Per sq ft, new leases | AED 69 | |
| Dubai median, villa or townhouse | AED 180,000 | 26,186 |
Finding
A new villa or townhouse lease in The Valley fell 4% on the year, like for like.
Median new villa or townhouse lease, 12 months to 15 Oct 2026, The Valley
- Like for like compares the same building, bedrooms and size band in the 12 months to 15 Oct 2026 and the 12 months before.
- The median new lease is AED 140,000 now.
- Months with fewer than 10 leases are left out of the chart.
Finding
The cheapest villa or townhouse building in The Valley is The Valley - Orania at AED 135,000.
Median new villa or townhouse lease by building, cheapest 10
Every building with 10 or more new villa or townhouse leases is in the table. The dearest is The Valley - Talia at AED 148,148.
Finding
The Valley villa or townhouse adverts ask less per sq ft than new tenants signed.
Asking rent per sq ft against signed rent per sq ft
476 villa or townhouse adverts on 16 Oct 2026 ask a median AED 67 a sq ft. New leases signed for AED 69.
Finding
New and renewing villa or townhouse tenants in The Valley pay about the same for the same home.
New lease against renewal: same building, same bedrooms, size within 15%
Median new lease AED 140,000 (723 leases); renewal AED 135,000 (143). The percentage compares the same homes; the two medians mix buildings. Renew or move →
Villas and townhouses in The Valley, building by building
AED a year, medians of Ejari leases 16 Oct 2025–15 Oct 2026. Size and per sq ft cover all leases. For rent now: adverts on 16 Oct 2026 matched by building name (approximate).
| Building | New lease | Renewal | Size sq ft | AED / sq ft | Leases | For rent now |
|---|---|---|---|---|---|---|
| The Valley - Orania | 135,000 | – | 1,873 | 69 | 215 | – |
| The Valley - Eden | 135,000 | 135,000 | 1,873 | 69 | 165 | – |
| The Valley - Elora | 135,000 | – | 1,483 | 88 | 62 | – |
| The Valley-Nara | 140,000 | 135,000 | 1,873 | 69 | 223 | – |
| The Valley - Talia | 148,148 | 135,000 | 1,873 | 72 | 199 | – |
Villas and townhouses at a similar rent elsewhere
| Area | New lease | Size sq ft | Leases |
|---|---|---|---|
| Mirdif | 130,000 | 2,949 | 1,774 |
| Dubai South | 130,000 | 1,939 | 1,110 |
| Arabian Ranches 2 | 150,000 | 2,113 | 1,169 |
| Al Baraha | 150,000 | 5,220 | 32 |
| Remraam | 150,000 | 1,550 | 764 |
| Al Rashidiya | 130,000 | 3,595 | 207 |
| Al Wuheida | 130,000 | 3,853 | 95 |
| Jebel Ali Hills | 150,000 | 5,109 | 38 |
Thinking of buying? Sale prices for every Dubai tower: BUY DUBAI →
Questions
How much is a villa in The Valley?
A villa or townhouse in The Valley rents for AED 140,000 a year (AED 11,667 a month). This is the median of 723 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 130,000 and AED 159,000. Renewing tenants pay AED 135,000. Adverts ask AED 179,000.
What is the monthly rent of a villa in The Valley?
About AED 11,667 a month, from a median new lease of AED 140,000 a year (723 new Ejari leases, 16 Oct 2025–15 Oct 2026).
How big is a villa in The Valley?
The median new villa or townhouse lease in The Valley is for 1,873 sq ft.
Is The Valley expensive for a villa?
A new villa or townhouse lease in The Valley is 22% below the Dubai median of AED 180,000.
Which is the cheapest villa building in The Valley?
The Valley - Orania: median new villa or townhouse lease AED 135,000 (215 leases). Next: The Valley - Eden AED 135,000, The Valley - Elora AED 135,000, The Valley-Nara AED 140,000.
Where is a villa cheaper than The Valley?
Close in price and cheaper: Mirdif AED 130,000, Dubai South AED 130,000, Al Rashidiya AED 130,000, Al Wuheida AED 130,000.
How we worked it out, and the limits
Updated 21 Oct 2026. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it. A figure needs 10 or more leases. A page needs 30 or more.
Full method: 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.