How off-plan mix reshaped Dubai's headline median unit price per sqft — August 2026

Executive summary

• The headline median rose without a market-wide increase in sale count. Eligible unit sales numbered 162,182 in the current 12-month window versus 162,196 in the prior window, while median price per sqft moved from AED 1,676 to AED 1,746, or 4.2%.
• The registration mix shifted toward off-plan. Off-plan represented 74.8% of eligible unit sales, up from 69.0%, a change of 5.8 percentage points.
• The two registration segments moved differently. Off-plan median price per sqft was almost unchanged at AED 1,818 versus AED 1,817, or 0.1%, while existing-property median price per sqft rose from AED 1,338 to AED 1,433, or 7.1%.
• The result is a reading rule, not a forecast. A Dubai-wide median combines different projects, locations, unit sizes and registration types. It should not be treated as the like-for-like appreciation or valuation of a specific property.

The headline rose while total activity held level

The current window contained 162,182 eligible unit sales, only 14 fewer than the 162,196 in the prior window; rounded to one decimal place, the volume change was 0.0%. Over the same comparison, the headline median price per sqft rose from AED 1,676 to AED 1,746, or 4.2%.

The median registered sale price moved in the other direction, from AED 1,287,828 to AED 1,280,000, or -0.6%. Median registered area fell from 803 sqft to 778 sqft, or -3.1%. This is why a price-per-sqft headline should be read together with the unit and registration mix rather than as a stand-alone market return.

The mix moved toward off-plan registrations

Off-plan share increased from 69.0% to 74.8%, a rise of 5.8 percentage points. Off-plan sale count rose from 111,902 to 121,239, or 8.3%, while existing-property sale count fell from 50,294 to 40,943, or -18.6%.

The two segments also had different price levels and movements. Off-plan median price per sqft moved from AED 1,817 to AED 1,818, or 0.1%. Existing-property median price per sqft moved from AED 1,338 to AED 1,433, or 7.1%. Because the higher-priced off-plan segment gained weight, part of the headline movement may reflect composition. The snapshot does not isolate a causal contribution, and location, project, bedroom and unit-size mix can also change inside each segment.

Exact evidence snapshot

How to use this evidence

For a property decision, first compare the same registration type, then narrow to the same area, project or building and a similar unit size and bedroom profile. The Dubai-wide result is useful as a market context check, but it does not replace close registered comparables, condition, view, floor, payment plan, service charges or legal and technical due diligence.

This analysis intentionally does not rank areas, calculate rental yield or assess future project supply. No forecast is made: every movement above is an observed comparison between two completed evidence windows.

Definitions and limitations

The current period is 2025-08-27 to 2026-08-26 and the prior period is 2024-08-27 to 2025-08-26. The sample includes DLD records classified as Unit and sale, with actual value above AED 10,000, procedure area above 10 sqm and derived price per sqft between AED 100 and AED 20,000. Price per sqft equals actual value divided by procedure area converted at 10.76391041671 sqft per sqm.

There were 324,378 eligible records across both windows and 324,378 distinct transaction IDs. The calculation excludes villas, land, buildings, non-sale procedures, future-dated rows and records outside the stated value, area and price-per-sqft filters. Medians reduce the influence of extreme values but do not control for location, project quality, completion status beyond the DLD registration label, bedroom count, view, floor, payment plan or changes in reporting coverage. Home Pulse is independent and is not affiliated with Dubai Land Department or Data Dubai. This material is decision support, not financial, legal or regulated valuation advice.