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Apartments for rent in Umm Al Sheif: what tenants really pay
A 2-bed in Umm Al Sheif rents for AED 155,000 a year. This is the median of 21 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A villa is AED 340,000. Renewing tenants pay AED 137,648. Umm Al Sheif had 202 Ejari leases in all in these 12 months.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 2-bed rent in Umm Al Sheif: AED 155,000 a year (21 new leases, Ejari, 12 months to 15 Oct 2026).
Median villa rent in Umm Al Sheif: AED 340,000 a year (11 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.
A smaller area: 202 Ejari leases in 12 months. We show a figure only where 10 or more leases back it; sections that would need more are left out.
“In Umm Al Sheif, start from what new tenants signed: AED 155,000 for a 2-bed. Ask what the last tenant paid before you offer.”
Renting in Umm Al Sheif? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Umm Al Sheif 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 |
|---|---|---|---|---|---|---|
| 2 bed | 155,000 | 137,648 | – | 1,292 | 114 | 71 |
| 3 bed | – | 168,000 | – | 2,271 | – | 18 |
| Villa / townhouse | 340,000 | 284,682 | – | 4,069 | 90 | 110 |
| 4-bed villa | – | 270,915 | – | 2,863 | – | 64 |
| 5+ bed villa | – | 360,000 | – | 8,876 | – | 40 |
What the leases say about Umm Al Sheif
202 Ejari leases 16 Oct 2025–15 Oct 2026, and 17 adverts. Each finding has its chart below.
- Same size for less nearby: a new 2-bed in Al Qouz Industrial Second, 4 km away, costs AED 66,000 for 1,201 sq ft. That is AED 89,000 a year less than in Umm Al Sheif.
Cheaper areas near Umm Al Sheif, 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 Umm Al Sheif'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 Umm Al Sheif | New leases |
|---|---|---|---|---|---|---|
| Al Qouz Industrial Second | 2 bed | 66,000 | 1,201 | 4 | 89,000 | 600 |
| Al Barsha First | 2 bed | 90,000 | 1,171 | 2 | 65,000 | 1,582 |
| Barsha Heights | 2 bed | 94,000 | 1,209 | 5 | 61,000 | 721 |
| Al Khail Heights | 2 bed | 95,000 | 1,361 | 5 | 60,000 | 118 |
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Commercial rent in Umm Al Sheif
Questions
What is the average rent in Umm Al Sheif?
Median rent a year for a new lease in Umm Al Sheif: 2-bed AED 155,000, villa AED 340,000. This is from 36 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a 2-bed in Umm Al Sheif?
A new 2-bed lease costs AED 155,000 a year (AED 12,917 a month). This is the median of 21 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 137,648.
How much is a villa in Umm Al Sheif?
A new villa lease costs AED 340,000 a year (AED 28,333 a month). This is the median of 11 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 284,682.
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 202 in Umm Al Sheif, and 36 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 Umm Al Sheif by the building or community name in the advert. There are 17 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.