In Dubai, a studio can cost AED 600,000 in Dubailand and more than AED 2 million in Downtown. An average price tells you very little. What matters is the price per sqft of the area you target, the type of property and whether it is ready or off-plan.
This guide gives the ranges seen in 12 areas, in AED per sqft and euros per m2, the budget for a studio, an apartment or a villa, and the fees added to the asking price. Figures are indicative, based on published transactions, and are meant to help you spot a fair price or an inflated one.
How to read a Dubai property price
Listings, developers and the Dubai Land Department quote everything in square feet. One sqft is 0.0929 m2, so one m2 is 10.76 sqft. To convert AED per sqft into euros per m2, multiply by 10.76 and divide by the euro rate, around AED 4.3. The quick rule: multiply the price per sqft by 2.5.
Also note that the advertised size often includes the balcony and sometimes a share of common areas. A 750 sqft listing may offer 650 sqft of actual living space. Compare like with like and ask for the floor plan before judging a price.
| AED per sqft | Euros per m2 | Type of area |
|---|---|---|
| 1,000 | about EUR 2,500 | Affordable, outer areas |
| 1,500 | about EUR 3,750 | Growing family communities |
| 2,000 | about EUR 5,000 | Established areas |
| 3,000 | about EUR 7,500 | City centre, waterfront |
| 4,000 and above | above EUR 10,000 | Palm Jumeirah, prime addresses |
Dubai price per sqft by area
These are the ranges seen for apartments in the areas investors look at most. The low end covers older or less exposed buildings, the high end recent towers, high floors and open views.
| Area | AED per sqft | Euros per m2 | Profile |
|---|---|---|---|
| Palm Jumeirah | 3,000 to 4,500 | EUR 7,500 to 11,000 | Prime, beachfront |
| Downtown Dubai | 2,800 to 3,800 | EUR 7,000 to 9,500 | City centre, Burj Khalifa |
| Dubai Marina | 2,000 to 2,800 | EUR 5,000 to 7,000 | Short term rentals |
| Business Bay | 2,000 to 2,800 | EUR 5,000 to 7,000 | Business district, canal |
| Dubai Creek Harbour | 2,200 to 2,900 | EUR 5,500 to 7,200 | New centre, Emaar |
| Dubai Hills Estate | 2,000 to 2,800 | EUR 5,000 to 7,000 | Families, golf, park |
| Dubai Islands | 2,000 to 2,800 | EUR 5,000 to 7,000 | Beaches, recent projects |
| Jumeirah Lake Towers | 1,300 to 1,800 | EUR 3,200 to 4,500 | Strong rental yield |
| Jumeirah Village Circle | 1,100 to 1,500 | EUR 2,700 to 3,700 | Entry level, high demand |
| Arjan | 1,100 to 1,500 | EUR 2,700 to 3,700 | Affordable, near Miracle Garden |
| Dubailand | 1,000 to 1,700 | EUR 2,500 to 4,200 | Affordable, many new builds |
| Dubai South | 1,000 to 1,400 | EUR 2,500 to 3,500 | Al Maktoum airport, long term |
Dubai apartment prices by size
Apartment prices in Dubai depend first on the number of bedrooms. The table below gives a realistic budget in an established area and in an affordable one, before buying fees.
- Studios and one bedrooms are the easiest to rent and to resell.
- Two bedrooms target families and sharers, with steadier rent but a slightly lower yield.
- Above AED 2 million in value, the purchase qualifies for the 10 year Golden Visa.
| Property | Typical size | Affordable area | Established area |
|---|---|---|---|
| Studio | 400 to 500 sqft | AED 550,000 to 750,000 | AED 900,000 to 1,300,000 |
| One bedroom | 700 to 850 sqft | AED 800,000 to 1,100,000 | AED 1,400,000 to 2,200,000 |
| Two bedrooms | 1,100 to 1,300 sqft | AED 1,200,000 to 1,700,000 | AED 2,300,000 to 3,500,000 |
| Three bedrooms | 1,600 to 1,900 sqft | AED 1,800,000 to 2,400,000 | AED 3,500,000 to 5,500,000 |
Dubai house and villa prices
Townhouses and villas trade on total price rather than per sqft, because the land carries much of the value. A three bedroom townhouse starts around AED 2.5 million in newer communities. A four to five bedroom villa in Dubai Hills Estate or Arabian Ranches usually sits between AED 6 and 12 million.
At the top of the market, villas on Palm Jumeirah, Emirates Hills or District One regularly exceed AED 30 million. This is the segment that has risen most since 2021, driven by scarce waterfront land and wealthy families moving in.
| Property | Communities | Typical budget |
|---|---|---|
| Three bedroom townhouse | Dubailand, Damac Hills 2, Town Square | AED 2,500,000 to 3,800,000 |
| Four bedroom townhouse | Arabian Ranches, Dubai Hills Estate | AED 4,000,000 to 6,500,000 |
| Four to five bedroom villa | Dubai Hills Estate, Tilal Al Ghaf | AED 6,000,000 to 12,000,000 |
| Prime villa | Palm Jumeirah, Emirates Hills, District One | AED 20,000,000 and above |
Off-plan or resale: what price to pay?
In many areas, off-plan prices per sqft are higher than resale. You pay for a new building, a staged payment plan and the developer's margin. That is not necessarily a bad deal, but you should know it to avoid overpaying.
Our rule: an off-plan project stays attractive if its price per sqft is no more than about 15 to 20% above recent buildings in the same area, and if the developer has a solid delivery record. Beyond that, the yield on handover will trail a property that is already rented.
- Off-plan: staged payments, a new home, potential gain on handover, but waiting time and construction risk.
- Resale: often a lower price per sqft, immediate rent, visible condition, but cash or a mortgage needed.
- Either way, compare with recent sales registered at the Dubai Land Department.
Fees to add to the purchase price
The asking price is never the final price. For a AED 1,000,000 resale apartment, budget around AED 70,000 in fees.
| Fee | Amount | Example on AED 1,000,000 |
|---|---|---|
| DLD registration fee | 4% of the price | AED 40,000 |
| Agency commission | 2% of the price plus VAT | AED 21,000 |
| Registration and title deed | Fixed | about AED 4,500 |
| Transfer, developer NOC | Fixed | AED 500 to 5,000 |
| Mortgage costs if financed | Processing and mortgage registration | 0.25% of the loan plus bank fees |
Where prices stand in 2026
Prices rose sharply between 2021 and 2025, driven by new residents, foreign demand and the Golden Visa. Since then the market has slowed and split: established areas and the prime segment hold up well, while some areas with heavy new supply due by 2028 may see prices level off.
For a buyer, the takeaway is simple: entry price and location matter more than ever. A property bought at the right price in a sought after area keeps its value. One bought expensive in an area where supply surges depends entirely on the market cycle.
How to tell if a price is fair
Before making an offer, four checks avoid most bad surprises.
- Compare the price per sqft with actual sales in the same building over recent months, using Dubai Land Department data.
- Check the real size on the floor plan and the title deed, with or without balcony.
- Work out a realistic rent, not the one the seller quotes, and the net yield that follows.
- Add annual service charges, which range from AED 12 to over 30 per sqft depending on the building.
Sources
The figures in this guide are cross checked against the publications below. Check for updates before any decision.
- Real estate transactions and price indices · Dubai Land Department · accessed 14 October 2026
- Registration and property transfer fees · Dubai Land Department · accessed 14 October 2026
- Dubai Residential Market Review · Knight Frank · accessed 14 October 2026
Frequently asked questions
What is the average price per sqft in Dubai?
It ranges from about AED 1,000 per sqft in affordable areas such as Dubailand or Dubai South to above AED 3,000 in Downtown or Palm Jumeirah. Established areas such as Dubai Marina, Business Bay or Dubai Hills sit around AED 2,000 to 2,800 per sqft.
How much is an apartment in Dubai?
A studio starts around AED 550,000 in affordable areas. A one bedroom in an established area usually costs between AED 1.4 and 2.2 million. Add 6 to 8% in buying fees.
How much is a villa in Dubai?
A three bedroom townhouse starts around AED 2.5 million. A four to five bedroom family villa usually costs between AED 6 and 12 million, and prime waterfront villas exceed AED 20 million.
What fees are added to the purchase price in Dubai?
Budget 4% for the Dubai Land Department registration fee, around 2% agency commission plus VAT, and a few thousand AED in admin fees. In total, 6 to 8% of the price on a resale.
Will Dubai property prices fall?
Nobody can guarantee it. After a strong rise between 2021 and 2025, the market is slowing and splitting: established areas hold up better than areas with heavy new supply. Buying at the right price in a good location remains the best protection.
Is it better to buy off-plan or resale in Dubai?
Off-plan offers staged payments and a new home but often costs more per sqft. Resale lets you rent straight away and see the property. An off-plan project stays attractive if its price is no more than about 15 to 20% above recent buildings in the same area.
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