Cut through the sales pitch. AssetMetrics compiles the real 2026 numbers behind Dubai residential — index moves, area-level yield, supply and developer data — into one transparent, sourced view built for serious buyers.
Headline averages hide the details that matter. Villas and apartments have moved in opposite directions since February 2026 — separating them, not the citywide average, is what actually tells you where risk sits.
Indexed from ValuStrat's June 2026 monthly deltas (villas −1.2% MoM / +2% YoY; apartments −0.6% MoM / −3% YoY). The 6-month path is AssetMetrics' interpolation of those reported points, not a raw monthly series.
The correction is broad but shallow, and it's decelerating — June's citywide drop was the softest in months, with ready-home sales up 46.8% MoM. Villas are still up on the year; apartments are the segment absorbing the correction, and unevenly at that.
Full-year 2025: 214,900 transactions worth AED 682.5bn — up 18.8% in volume and 30.7% in value versus 2024, an all-time record. H1 2026 volume (87,800) reflects a different DLD reporting cut and isn't directly comparable quarter-to-quarter with the 2025 series above.
Eight investment stories, ranked on AssetMetrics' AssetScore — a blend of price resilience, income, liquidity and supply risk. Not a ranking of "best areas," a ranking of clearest evidence.
Pick any two communities from the dataset above — AssetScore, yield, price per sq ft and momentum, lined up directly.
Roughly 87,000 homes are scheduled for delivery across 2025–2026 combined. The honest question isn't the headline count — it's how much of it actually lands on time.
Hatched bars mark scheduled, not delivered, supply. Analysts widely note that Dubai handover timelines slip — paperwork, contractor capacity and phased infrastructure regularly push completions into the following year, so scheduled ≠ realized.
Concentrated handovers land hardest on the segments already absorbing the correction — Dubai South, MBR City, Dubailand and parts of Business Bay carry the heaviest 2026 completion load. That's a reason to weight liquidity and delivery track record into a purchase decision, not to avoid off-plan altogether.
Top off-plan launch by June 2026 volume: Azizi Venice (26.1% share) and City of Arabia (5%). Top ready-resale markets: Jumeirah Village Circle (11%) and Jebel Ali Village (7%).
Ten developers account for AED 86.8bn of sales and 36,808 transactions this year. Value share and volume share tell different stories — worth knowing which one a project's developer actually leads on.
Emaar leads sales value at AED 30.6bn — 83% ahead of second-placed DAMAC — driven by fewer, higher-priced units (5,550 transactions). Azizi moves the most units of any developer, 8,411 in 2026 YTD, by dominating the sub-AED 2M affordable segment. Neither figure alone tells you about delivery risk or resale liquidity — check both.
92% of Dubai's 4.0 million residents are expatriates, and five nationalities account for nearly three-quarters of foreign-buyer transactions. That concentration is a tailwind — and a concentration risk.
We turn scattered transactions, rent evidence and project records into a decision system you can actually check the working on.
DLD transaction records, ValuStrat and REIDIN indices, registered project data, and rental evidence from multiple licensed sources — cross-checked before anything is scored.
Ready versus off-plan. Villa versus apartment. Studio yield versus 3-bedroom yield. Fixed baskets, not a changing sales mix that flatters whichever segment sold most this month.
Price resilience, income, liquidity and supply risk, combined into one AssetScore per community — so a headline number never hides which lever is actually driving it.
Every community score on this site blends four inputs. None dominates on its own — a high-yield area with weak liquidity, or a resilient area with heavy incoming supply, both get pulled back toward the middle.
Pick a community and a budget — we apply that area's real blended gross yield, not a citywide average that hides where the income actually is.
Short, evidence-first briefs — each one built from the same public data behind the charts above, not commentary dressed up as analysis.
Villas are up 2% on the year while apartments are down 3% — and June's citywide decline was the softest since the correction began in February. A clear-eyed look at what's decelerating and what isn't.
2025 delivered 44,000+ units; 2026 is scheduled for 42,000–45,000 more. Why "scheduled" and "delivered" tell very different stories about Dubai's next cycle, and which areas carry the heaviest load.
Off-plan registrations jumped 32% month-on-month in June, taking their share of sales to 75%. That concentration raises the stakes on developer delivery track record — not a reason to avoid off-plan, a reason to underwrite it properly.
Jumeirah Village Circle yields nearly twice what Palm Jumeirah does — 7.8% versus 4.7% gross. Prime buys capital preservation and liquidity; affordable buys income. Knowing which one you're actually optimizing for changes the shortlist.
Every figure on this page traces back to a named public source current as of publication. AssetScore, momentum estimates for individual communities, and the 6-month indexed chart are AssetMetrics' own modeling, built on top of that data and clearly labelled as such throughout — never presented as a raw reported number.
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