What’s next for Dubai? Key takeaways from our November 2026 market update webinar

Real estate holds steady as resident confidence grows

In our latest Dubai property market update, betterhomes CEO Richard Waind was joined by Harry Martin, Director of Off-Plan and Capital Markets, and Larry Scrivens, Senior Leasing Manager, to look at how Dubai's sales, leasing and off-plan markets have performed over the last couple of months.

The session also took a closer look at the Future Living Report 2026, our annual survey of how Dubai residents feel, live, rent, buy and invest.

Key highlights

• Off-plan accounted for 62% of all sales in October 2026, with just under 6,400 transactions
• Secondary sales picked up from about 3,500 transactions in September 2026 to 3,800 plus in October 2026
• September 2026 was a record month for betterhomes leasing, with enquiries up by up to 45% over Q3 2026 (July to September 2026)

The global picture: clarity brings momentum back

Elections in the US and Israel created a short wait-and-see period, with buyers pausing to understand what the outcomes could mean for interest rates and inflation. Activity went quieter in the last two weeks of October 2026, but the week that followed brought a clear uptick in enquiries and sentiment across our business lines.

In the UK, the latest budget adds an extra 2% tax on rental income, on top of a 2% increase last year. Richard noted this was a major talking point among investors he met in London, and for some British landlords it is becoming a reason to look at markets such as Dubai.

Government policy continues to build confidence

The contrast with the UAE is clear. Investment in metro lines, airport links and new infrastructure remains a strong focus, a message reinforced at the recent RISE summit, where the drive to accelerate infrastructure during this period stood out.

Policy is also shaping how people rent and buy:

Flexi rent scheme: tenants can now pay monthly through their bank. This is encouraging more flexible terms across the market, with 6 to 12 cheques becoming more common. betterhomes recently closed a Palm Jumeirah apartment lease on 12 cheques.

First-time buyer scheme: over 41,000 people registered and about 2,000 have gone forward. The session's panel see real potential in helping more renters become homeowners, which supports long-term stability and growth.

Residents feel the impact too. In our Future Living Report, 70% of respondents said government policy positively influenced their property decisions in the UAE, and 33% said it did so very significantly.

Off-plan: steady volumes and a flight to quality

The off-plan market recorded just under 6,400 transactions in October 2026 and accounted for 62% of all sales. Harry explained that lower volumes compared to last year reflect fewer launches: almost 44,000 units were launched in Q1 2026 (January to March 2026), compared with just over 6,000 across Q2 and Q3 2026 (April to September 2026), as developers in Dubai waited to see how the market would move.

The upper end of the market has held relatively well. In October 2026, there were just over 400 sales above AED 15 million in Dubai, and almost 240 of them were off-plan. This shows that buyers at this level are still looking for well-developed, high-quality new builds.

Looking ahead, almost 130,000 units are due for delivery until 2027, with 50% to 60% of that typically expected to complete on schedule. Much of this pipeline is already sold. Explore the latest off plan projects in Dubai.

Secondary sales: Dubai property prices remain resilient

Secondary volumes have picked up since the summer, from about 3,500 transactions in September 2026 to 3,800 plus in October 2026. Dubai property prices have been notably resilient at about AED 1,650 per square foot on a macro level, down 2.4% year on year despite new supply and the events of earlier this year.

Richard put this down to a stable ownership base. Many owners are cash buyers who are not under pressure to sell, and there is limited mortgage stress in the market. For sellers, he noted that transacted prices are typically 8 to 9% below asking prices seen on the portals, so realistic pricing matters.

The prime segment has also been busy, with strong activity between AED 20 million and AED 50 million over the past few weeks.

Dubai rental market: a record September 2026 and more choice for tenants

September 2026 was a record month for betterhomes leasing, in both transactions and enquiries. Over Q3 2026 (July to September 2026), enquiries rose by up to 45%, in what is usually the quietest time of year.

Tenants in the Dubai rental market are exploring their options rather than simply renewing. In October 2026, new leases were up 19% while renewals were down 25%. Rents have eased by around 3% overall, though every community is moving differently. Downtown Dubai is down 14% year on year and Dubai Marina 12%, while Jumeirah Islands has risen by 29%, supported by well-renovated, owner-occupied homes.

Our team's advice for landlords is simple: speak to an area specialist and price right from day one. Homes that are priced well let faster and spend less time vacant. Our property management team can help in this regard.

The shift is driven by new supply rather than demand, with Dubai's population growing by around 280,000 this year. After a period of chronic undersupply and double-digit rent rises, this brings welcome balance for tenants.

Future Living Report 2026: what Dubai residents told us

Now in its third edition, the Future Living Report is the largest resident sentiment survey in Dubai, with views from just under 2,000 residents across 63 nationalities. This year's findings point to a city where people are putting down roots:

70% of respondents said their confidence in Dubai as a place to live and invest has held or grown this year

69% intend to stay at least 10 more years, up from 59% in 2025

55% of tenants expect to buy property in the next one to three years

Explore the entire Future Living Report 2026.

Speak to our experts

Whether you are buying, selling, letting or investing, the betterhomes team is here to help you make the right move with clear, data-led advice. Speak to an expert now or for more market insights, read the latest Dubai real estate news on our blog.