Dubai rents, from the tenancy register
56,588 tenancy contracts registered with Ejari in the last twelve months — what tenants actually agreed to pay, not what landlords advertised. Place a rent against them, see what a budget rents, and read where the city rents.
Where does a rent sit?
Drag a rent across the register
Yours, one you have been quoted, one you plan to ask. New lets and renewals are answered separately, because a renewal is capped and a new let is not.
AED 67,000 a year · 1-bedroom apartment · Jumeirah Village Circle
new lets, Jun – Aug 2026: higher than 49% and lower than 50% of the 2,771 new lets registered in Jumeirah Village Circle; 1% were exactly this rent. Median AED 67,000; half sat between AED 60,000 and AED 75,000, typically 798 sqft.
Monthly median, last twelve complete months · months under 20 contracts left blank
renewals, Jun – Aug 2026: higher than 55% and lower than 44% of the 1,301 renewals registered in Jumeirah Village Circle; 1% were exactly this rent. Median AED 65,000; half sat between AED 56,700 and AED 75,000, typically 816 sqft.
Monthly median, last twelve complete months · months under 20 contracts left blank
Where this rent sits among tenancy contracts registered with Ejari — signed rents, not asking rents, and not the RERA Rental Index. Same home type and bedroom count, complete months only; contracts Ejari labels as hotel apartments are excluded (rare). As of 12 September 2026; late registrations keep arriving, so these figures settle over the following weeks. Floors and method.
Whether a landlord may raise a rent is a separate question — Decree 43 of 2013 measures the gap against the RERA Rental Index, not against these percentiles. Check a proposed increase →
The link carries the area, home and size — not the rent.Budget
What does your budget rent?
Set a yearly budget and the sizes you would take; areas come back ordered by the share of their registered new lets that fell inside it. It opens on one-bedroom apartments between AED 60,000 and 90,000 — change anything.
103 areas ordered by the share of their new lets — apartments, 1 bed — registered inside this budget, Sept 2025 – Aug 2026. Areas with fewer than 20 such new lets are left out.
Median new let
AED 65,000
Covers, at the median rate here
~1,057 sqft
New lets
37
Median new let
AED 74,000
Covers, at the median rate here
~1,029 sqft
New lets
276
Median new let
AED 80,000
Covers, at the median rate here
~1,016 sqft
New lets
90
Median new let
AED 65,000
Covers, at the median rate here
~927 sqft
New lets
463
Median new let
AED 75,000
Covers, at the median rate here
~1,218 sqft
New lets
492
Median new let
AED 65,000
Covers, at the median rate here
~1,084 sqft
New lets
59
Median new let
AED 75,000
Covers, at the median rate here
~930 sqft
New lets
1,815
Median new let
AED 90,000
Covers, at the median rate here
~721 sqft
New lets
64
These are areas, not listings. Every figure comes from new tenancies already registered with Ejari — what people actually agreed to pay — which says nothing about what is vacant today.
New lets vs renewals
New lets register higher rents than renewals
A fact that exists only in registered contracts, because no listing says whether the tenant was new or renewing.
Villas and townhouses, Dubai-wide, contracts registered Sept 2025 – Aug 2026; medians with both samples.
| Size | New lets · median | Renewals · median | Renewals vs new lets |
|---|---|---|---|
| 2-bedroom | AED 145,0001,621 contracts | AED 120,0002,265 contracts | -17% |
| 3-bedroom | AED 150,00011,734 contracts | AED 149,50014,392 contracts | -0% |
| 4-bedroom | AED 225,0008,491 contracts | AED 200,00010,063 contracts | -11% |
| 5+ bedroom | AED 320,0004,489 contracts | AED 260,0004,699 contracts | -19% |
A renewal starts from the previous contract and may rise only within the bands of Decree 43 of 2013, measured against the RERA Rental Index for similar homes; a new tenancy is priced freely. Renewal rents therefore follow the market with a lag. These are two sets of contracts, not the same homes tracked over time. Not every area: in 6 of the 37 areas with 20+ contracts on each side, three-bedroom renewals registered at or above new lets. A figure prints on 20 or more contracts; contracts Ejari labels as hotel apartments are excluded (rare).
Dubai’s rental market
What Dubai actually rents at
Medians of tenancy contracts registered with Ejari — what tenants agreed to pay, not what was advertised. The two charts below run Jan 2022 to Aug 2026; the figures beside them are the last twelve months only, and each says so. New lets and renewals are pooled in this section except where a card names one; the tools above keep them apart throughout.
Median rent
AED 175K
a year · new and renewal together · last 12 months
Per sqft
AED 64/sqft
a year · last 12 months
Year on year · new lets
+0.5%
per sqft · renewals +6.6%
Contracts
56,588
registered, last 12 months to today
New lets · median rent per sqft
Jan 2022 — Aug 2026
Renewals · median rent per sqft
Jan 2022 — Aug 2026
Two series, never one: a renewal is priced off the previous contract within Decree 43 of 2013's bands and a new tenancy is priced freely, so the two move differently — and renewals register later than new lets, so a pooled line's newest months lean towards new lets and read high. Months still registering (the newest, and any month under 90% of the three before it) are left off the end.
Where Dubai rents
New lets in 18 of the 26 busiest areas signed for less per sqft than a year ago.
| Area | ||||||
|---|---|---|---|---|---|---|
| Mirdif | AED 130K1,495 | AED 115.5K3,750 | AED 120K | AED 40/sqft | +37.8% | 5,245 |
| Madinat Hind 4 | AED 100K2,715 | AED 90K2,087 | AED 95K | AED 61/sqft | -2.7% | 4,802 |
| Dubai Land Residence Complex | AED 175K2,131 | AED 165K1,416 | AED 170K | AED 83/sqft | -8.2% | 3,547 |
| Arabian Ranches Ii | AED 145K1,212 | AED 155K1,259 | AED 151.6K | AED 73/sqft | -6.6% | 2,471 |
| Emirate Living | AED 230K1,112 | AED 195K1,296 | AED 210K | AED 68/sqft | -7.9% | 2,408 |
| Town Square | AED 154.58K945 | AED 145K1,086 | AED 150K | AED 69/sqft | -4.8% | 2,031 |
| Dubai Hills | AED 300K1,165 | AED 280K789 | AED 286.56K | AED 107/sqft | -11.2% | 1,954 |
| Dubai South | AED 135K1,155 | AED 120K773 | AED 125K | AED 64/sqft | -8.6% | 1,928 |
| Al Furjan | AED 240K972 | AED 195K802 | AED 220K | AED 73/sqft | -1.6% | 1,774 |
| Dubai Sports City | AED 262.5K1,030 | AED 250K508 | AED 260K | AED 114/sqft | -7.6% | 1,538 |
| Mira | AED 166K554 | AED 160K922 | AED 162.5K | AED 60/sqft | -8.8% | 1,476 |
| Al Bada | AED 200K248 | AED 158.49K937 | AED 164.45K | AED 54/sqft | +32.5% | 1,185 |
| Arabian Ranches I | AED 270K546 | AED 227.05K618 | AED 246.66K | AED 59/sqft | +6.4% | 1,164 |
| Mudon | AED 195K759 | AED 185K367 | AED 190K | AED 80/sqft | -1.9% | 1,126 |
| La Mer | AED 330K260 | AED 238.25K840 | AED 250K | AED 60/sqft | +22.2% | 1,100 |
| Damac Hills | AED 210K705 | AED 205K383 | AED 210K | AED 77/sqft | +1.0% | 1,088 |
| Jumeirah Village Circle | AED 190K579 | AED 165K420 | AED 180K | AED 81/sqft | +7.3% | 999 |
| Jumeirah Lakes Towers | AED 360K486 | AED 330K482 | AED 340K | AED 51/sqft | -6.8% | 968 |
| Silicon Oasis | AED 230K181 | AED 171.52K763 | AED 175.33K | AED 42/sqft | -6.0% | 944 |
| Al Yufrah 1 | AED 140K729 | AED 135K112 | AED 140K | AED 70/sqft | -3.8% | 841 |
| Nad Al Shiba Third | AED 270K221 | AED 220K522 | AED 231K | AED 50/sqft | -1.6% | 743 |
| Al Barsha First | AED 270K136 | AED 219.66K602 | AED 224.63K | AED 60/sqft | — | 738 |
| Um Suqaim First | AED 375K240 | AED 270.24K468 | AED 289.9K | AED 76/sqft | -2.0% | 708 |
| Um Suqaim Second | AED 318.68K158 | AED 240K548 | AED 250K | AED 56/sqft | — | 706 |
| Jumeirah Third | AED 350K160 | AED 250K512 | AED 260K | AED 63/sqft | — | 672 |
| Jumeirah Second | AED 300K144 | AED 221.3K500 | AED 240K | AED 77/sqft | — | 644 |
| Al Rashidiya | AED 130K189 | AED 110K455 | AED 115K | AED 34/sqft | — | 644 |
| Majan | AED 190K440 | AED 190K158 | AED 190K | AED 79/sqft | -16.6% | 598 |
| Abu Hail | AED 110K192 | AED 85K395 | AED 92K | AED 39/sqft | +21.3% | 587 |
| Al Garhoud | AED 195.48K124 | AED 160K452 | AED 168.01K | AED 41/sqft | — | 576 |
| Dubai Production City | AED 150K536 | —0 | AED 150K | AED 94/sqft | — | 536 |
| Jumeirah Village Triangle | AED 185K247 | AED 173.33K256 | AED 180K | AED 50/sqft | — | 503 |
| Al Saffa First | AED 310K81 | AED 236.16K369 | AED 253.29K | AED 75/sqft | — | 450 |
| Al Manara | AED 325K113 | AED 252K321 | AED 274.5K | AED 56/sqft | — | 434 |
| Hor Al Anz | AED 142.5K140 | AED 110K284 | AED 118.5K | AED 48/sqft | -30.7% | 424 |
| International City Ph 1 | AED 120K220 | AED 110K192 | AED 115K | AED 69/sqft | +11.6% | 412 |
| Jumeirah Golf | AED 470.77K261 | AED 441K125 | AED 459.84K | AED 134/sqft | — | 386 |
| The Lakes | AED 330K118 | AED 300K246 | AED 310K | AED 82/sqft | — | 364 |
| Um Suqaim Third | AED 340K91 | AED 270K269 | AED 276.4K | AED 55/sqft | — | 360 |
| City Walk | AED 320K70 | AED 225.8K275 | AED 236.56K | AED 57/sqft | — | 345 |
Ordered by how many contracts were registered — where Dubai actually rents — until you choose a column. Medians of the last twelve months; new lets and renewals each print on 20 or more contracts and are never added together. “All contracts” pools the two. Year on year compares each area’s new-let median per sqft against the same month a year earlier — new lets only, because renewals register weeks later than new lets and a pooled figure’s newest months lean towards new lets. Blank where a month held fewer than 20 new lets.