This Dubai property market update covers AED 574.12 billion in transactions across 165,018 deals in the first nine months of 2026, including AED 379.4 billion in sales, according to Dubai Land Department data reported by Emirates 24|7 on 1 October 2026. On supply, Savills reported about 27,300 homes handed over in Q2, while launches fell to about 5,335 units from more than 45,000 in Q1, and delivery timelines stretched from roughly three to four years in its 15 July 2026 analysis. For rents, Global Property Guide data for Q2 2026 put gross rental yield at 5.53%, but that figure does not establish how rents are moving at renewal. The CBUAE base rate was 3.90% from 17 September 2026, according to Sharjah24’s report on 16 September. For buyers considering a purchase in Q4, the key is to assess a specific property’s handover status, achievable rent and financing terms, rather than read transaction totals as a signal of price direction.
Dubai property transactions through September 2026
Transaction values have grown over the past two full years. Dubai Land Department reported AED 761 billion in real estate transactions for 2024 in its 2024 year-end release. The Dubai Media Office reported more than 270,000 transactions worth AED 917 billion for 2025 in its 2025 year-end announcement.
Dubai Land Department data released on 9 April 2026 recorded AED 252 billion in Q1 transactions, up 31%, with foreign investment of AED 148.35 billion. The figures are set out in the Department’s Q1 2026 release. Emirates 24|7 reported AED 419.94 billion across 112,850 transactions in H1 2026, with sales accounting for AED 286.44 billion in its H1 report.
For the first nine months, Emirates 24|7’s report citing DLD data recorded AED 574.12 billion across 165,018 transactions, with sales of AED 379.4 billion. Ready-property sales made up AED 196.08 billion of that sales total, according to the 1 October 2026 report. The total shows substantial activity, but the quarterly figures also show that Q2 and Q3 each came in below Q1.
How the quarterly transaction totals compare
The published figures provide Q1, H1 and nine-month totals. The Q2 and Q3 amounts below are calculated from those cumulative totals, rather than separately reported quarter figures.
| Quarter | Transaction value | Source |
|---|---|---|
| Q1 2026 | AED 252 billion | Dubai Land Department, 9 April 2026 |
| Q2 2026 | About AED 168 billion | Calculated from the DLD Q1 release and Emirates 24|7 H1 total |
| Q3 2026 | About AED 154 billion | Calculated from the Emirates 24|7 H1 report and its nine-month report, 1 October 2026 |
Worked example: reading the quarterly totals
- Derive Q2: Emirates 24|7 reported an H1 total of AED 419.94 billion, while DLD reported AED 252 billion for Q1. AED 419.94 billion minus AED 252 billion equals AED 167.94 billion, or about AED 168 billion for Q2, using the H1 report and Q1 release.
- Derive Q3: The nine-month total of AED 574.12 billion minus the H1 total of AED 419.94 billion equals AED 154.18 billion, or about AED 154 billion for Q3, using Emirates 24|7’s 1 October nine-month report and its H1 report.
- Compare with 2025: AED 574.12 billion divided by the Dubai Media Office’s AED 917 billion total for 2025 is about 62.6%, or roughly 63%, using the nine-month data and the 2025 year-end figure.
By transaction value, Q1 was the strongest of the first three quarters. That distinction is useful for understanding the pace of activity, but total transaction value does not by itself show whether property prices rose or fell. Buyers should review the type, condition and location of comparable properties before drawing conclusions about an individual purchase.
Supply: handovers increased as launches slowed
The Q2 supply picture combines more completed homes with a marked slowdown in new launches. Savills’ analysis, published by Zawya on 15 July 2026, put Q2 handovers at about 27,300 homes. It also recorded about 5,335 units launched in Q2, compared with more than 45,000 in Q1, and said delivery timelines were extending from roughly three to four years. See the Savills Q2 review for the source figures.
These measures describe different parts of the market. Handovers add completed properties that can be occupied or rented, while launches introduce projects that may take years to reach completion. A slowdown in launches does not remove the homes already under construction, and a higher number of handovers does not tell a buyer whether a particular building will meet its completion schedule.
Cavendish Maxwell’s Q1 2026 residential report projected about 77,500 units for delivery during 2026. That is a forecast, not a confirmed count of homes handed over; buyers can review the report and its delivery outlook alongside project-specific progress information.
For an off-plan purchase, examine the developer’s delivery record, construction progress, payment milestones and contractual terms. For a ready property, confirm the unit’s condition, service charges and current rental evidence. Comparing a completed home with an off-plan unit also requires care: their handover dates, costs and income timelines are not the same.
Rents and yields: look beyond the citywide benchmark
Global Property Guide reported a gross rental yield of 5.53% for Dubai in Q2 2026. This is a broad market indicator, not a guarantee of income for an individual property. Gross yield also does not account for costs such as maintenance, service charges, management or periods without a tenant.
The available figures cited here do not establish whether rents across Dubai rose or fell, nor do they show the outcome of specific lease renewals. Landlords and investors should therefore check comparable rents for the particular property and consider renewal terms rather than applying a citywide yield as though it were a unit-level forecast. Our guide to Dubai property rentals and yields covers the factors to assess when estimating rental performance.
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Download free→Rates and financing for buyers
Sharjah24 reported that the CBUAE base rate stood at 3.90% from 17 September 2026. The rate is an important reference point, but it is not the same as the mortgage rate offered to an individual borrower. Lenders set terms based on their products and the borrower’s circumstances, so buyers should compare written offers, fees and fixed or variable rate conditions.
For a financed purchase, test affordability against the actual loan terms available to you, not an assumption that a base-rate change will pass through in full or immediately. A cash buyer should still consider the opportunity cost of funds and the time required to complete the transaction. In either case, build a purchase decision around the intended holding period, expected income and exit options, rather than a single rate announcement.
What the figures mean for buyers in Q4
Transaction activity remained substantial through September, but the derived Q2 and Q3 values were both below Q1. That is a reason to assess each property on its own merits, not evidence on its own of a citywide change in prices. The totals say how much property changed hands, not whether a particular home is fairly priced or likely to meet an investor’s objectives.
Buyers can focus their due diligence on a few practical questions:
- For ready homes, are the asking price, condition, service charges and comparable rental evidence consistent with your investment plan?
- For off-plan property, what is the project’s construction status, contractual completion date and developer delivery history?
- For a rental strategy, does the expected income remain workable after costs and a possible vacancy period?
- For a mortgage, do the lender’s current terms fit your budget if rates or costs change during your holding period?
There is no single answer to whether this is the right time to buy. The choice depends on the property, financing, intended use and investment horizon. Our guide on whether it is a good time to buy property in Dubai and our earlier Dubai property market outlook offer further context. For a balanced discussion of downside risks, see our analysis of risk scenarios for Dubai real estate.
Three things to watch next quarter
- Handovers versus launches: Follow whether completed homes continue to reach the market while new project launches remain more measured. The balance may affect the choice of available ready and off-plan properties.
- Rents at renewal: Check actual renewal outcomes and comparable rents for the relevant property type. The Q2 gross yield benchmark does not show how a specific tenancy will perform.
- Rates and mortgage terms: Track the CBUAE base rate alongside lender offers. For a buyer, the terms and costs of an available loan are more directly useful than the base rate alone.
Market research and further reading
For broader research, browse our Dubai market reports and the 2026 Dubai outlook. Buyers who want to consider the longer-term questions behind market headlines can also read Is Dubai done?. These resources complement the transaction and supply data above, but they do not replace property-specific checks.
Dubai recorded AED 574.12 billion in transactions in the first nine months of 2026, but the quarter-by-quarter reading shows lower transaction values in Q2 and Q3 than in Q1. Meanwhile, Q2 handovers increased as launches slowed, the reported gross yield offers a market benchmark rather than a rent forecast, and the CBUAE base rate was 3.90% from September. Buyers should weigh those conditions against the details of the property, its delivery or tenancy status, and their financing. To discuss a purchase or investment plan with our team, contact M&M Real Estate.
