I am in contact with few to sell my apartments, handing over soon, and not advertised yet. What do you recommend??
Louis Harding - CEO of betterhomes
04 / 02 / 2026
This is situational. If you know you may need to act in the next 6 to 12 months because of financial pressure or changing circumstances, it is usually better to move early rather than wait for the market to make the decision for you. Those who get ahead of a softening market tend to keep more control, while those who wait too long often find their options narrowing.
If you can hold, there is a case for patience, especially while sentiment remains emotional and uncertainty is weighing more heavily on larger projects. But in more price-sensitive parts of the market, the closer a project gets to completion, the harder it often becomes to secure a premium, regardless of whether the wider picture improves. The key is not to drift. Understand your position, be realistic about your timing, and make your move from a place of control rather than reaction.
What do u think about off plan pretty high end projects where I bought just weeks before the war, in specific I bought in The Residences by DIFC?
Harry Martin - Director of Off-Plan & Capital Markets
04 / 02 / 2026
You've bought in one of the most credible, brand-anchored developments in one of Dubai's most established zones, with a developer covenant that very few projects can match. The buyer profile for DIFC-zone property is sophisticated and long-term. This isn't a community that reacts to short-term news cycles.
You may find the secondary market is quieter in the near term if you needed to act, and if there is a realistic chance you may need to do so within the next 6 to 12 months for financial reasons, it is better to assess that early rather than wait. That said, if you are in a position to hold, that would still be the stronger approach, particularly while sentiment remains emotionally driven around parts of the market, especially larger projects. The closer an off-plan asset moves toward completion in more price-sensitive conditions, the less likely it is to command a premium, so if acting becomes necessary, it is worth getting ahead of that rather than reacting late.
You've made a sound decision. DIFC is underpinned by government infrastructure and spend, with DIFC 2.0 progressing well. The betterhomes team would be happy to discuss a more in-depth price breakdown, with greater insight into entry and exit pricing, directly.
From the perspective of an international property owner, when comparing short-term and long-term rentals in Dubai, short-term leasing appears to be more attractive and potentially more profitable. This is largely due to regulatory factors from Real Estate Regulatory Agency, which can be perceived as less favorable to landlords in the long-term market—such as relatively low security deposits and extended eviction notice periods.
Rupert Simmonds - Director of Leasing
04 / 02 / 2026
Short-term rentals in prime locations like Palm Jumeirah, Downtown, or JBR can generate 15–25% more gross revenue than long-term leasing.
But the operating model is meaningfully different: management fees, DTCM licensing, cleaning, and maintenance add up, and occupancy risk is real, especially right now when tourism volumes face some uncertainty. For community or residential locations, long-term leasing is almost always the more consistent choice.
The question is really: what do you need from this asset?
With current geopolitical uncertainty and the typical summer slowdown approaching, do you expect a short-term liquidity dip in Dubai real estate over the next 3–6 months, or will underlying demand continue to absorb that seasonal softness?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
Yes, particularly given the time of year as the summer months are always a little quieter in sales, and layering geopolitical caution on top of the seasonal slowdown will mean lower transaction volumes in Q2 and Q3 2026.
But fewer transactions don't necessarily mean falling prices. Motivated sellers are limited, and serious buyers who do transact in this window often get terms they simply wouldn't achieve in a busier market. For the right buyer, a quieter market is genuinely good news.
ADREC is strengthening law regarding escrow accounts. What does it mean exactly? and why did they decide to do this?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
This is good news for buyers, ADREC is bringing Abu Dhabi's off-plan buyer protections in line with the framework Dubai's RERA has operated under for years, meaning developer payments are ring-fenced in escrow accounts and only released against verified construction milestones. For buyers, this is a significant additional layer of security. It signals that the UAE's regulators are committed to sustainable, trustworthy market practices. We see this as a further sign of market maturity.
Do you anticipate significant delays in the completion of off-plan projects due to material supply shortages or related disruptions arising from the ongoing conflict?
Harry Martin - Director of Off-Plan & Capital Markets
04 / 02 / 2026
Delays remain a possibility, and we believe it is more credible to state that plainly than to offer unwarranted reassurance. The construction sector has been managing supply chain complexity since 2022, and the major developers have built resilience into their procurement.
We see more risk with smaller, more thinly resourced developers in active construction phases. If you have an off-plan purchase, now is a good time to request an updated construction report from your developer and confirm that your SPA contains adequate force majeure protections.
Your first step should be to speak with a trusted professional from our team who can provide tailored guidance and insight into your next steps.
Is there any new restriction on buying or selling properties in UAE owned by any particular nationality?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
As of today, there are no blanket DLD or ADREC restrictions on any nationality buying or selling property in the UAE. The market remains open. If that situation were ever to change, it would be formally communicated by the DLD and UAE Central Bank, and we would inform our clients immediately.
Which areas in Dubai are performing best currently?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
Dubai Hills Estate continues to be one of our strongest performers, the combination of green space, quality schools, and access to the city makes it enduringly popular with families. Jumeirah Village Circle is delivering excellent yields and attracting a broad range of tenants. Palm Jumeirah remains a benchmark for luxury resilience. In the villa space, the mature Arabian Ranches communities are holding firm.
What all of these have in common is strong end-user demand, people actually want to live there, and are making medium to long term decisions, and that's the most powerful market driver of all.
Due to the current uncertain situation, does a tenant have the right to request a refund if they return to their home country?
Rupert Simmonds - Director of Leasing
04 / 02 / 2026
Under UAE tenancy law, a signed lease is a binding contract, and there's no automatic exit right due to geopolitical circumstances, unless your lease contains a specific diplomatic or force majeure clause, which some contracts do. The good news is that many landlords are human beings who understand extraordinary circumstances, and open communication often goes further than legal process.
If you do need to exit a lease early, we'd recommend speaking to your landlord directly, then exploring a lease transfer to a new tenant, before going down a formal dispute route.
Are Iranian properties been blocked from selling by DLD?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
As of today, there are no DLD restrictions on property transfers involving Iranian nationals. The market is open. Any formal change to this would require an official government announcement and would be publicised through DLD and UAE Central Bank channels. We are monitoring actively. If you are involved in a transaction that has encountered specific banking or compliance complications, that's a different matter, and one we can help you navigate.
1) What sectors of Dubai real estate (luxury, affordable housing, commercial, hospitality) remain most attractive during conflict periods? 2)How do rental yields and capital appreciation trends shift in times of regional instability?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
What we consistently see during periods of uncertainty is a flight to quality and familiarity. One would expect established communities to be more robust because the people who live in them are there by choice, not speculation, they are the most mature and desirable places to live and they provide an element of scarcity with the plot sizes offered compared to newer communities.
Traditionally rental yields tend to improve during these periods, because hesitant buyers stay as tenants longer, but we expect that to be offset with an increase in supply. Capital appreciation takes a back seat temporarily, but for investors with patience and a focus on income, the numbers can look very attractive right now.
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Muhammad Fayaz
04 / 02 / 2026
Considering that Dubai’s real estate market has already experienced significant price appreciation since 2022, with values still elevated and growth now moderating into 2026, would you say this is truly an entry opportunity for first-time investors, or are we entering a more selective phase where returns depend heavily on asset choice rather than overall market appreciation?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
The days of 'buy anything and it will go up' are behind us, for now, anyway, but that's not a bad thing, it's a healthy change and more reflective of a mature market. That means the right assets in the right locations with the right fundamentals still represent compelling opportunities. For first-time investors entering now, the focus should be on income; properties that generate strong rental yield while you wait for any capital appreciation to follow. Get the asset selection right, maintain a medium-term outlook, and Dubai remains one of the most attractive investment markets in the world.
Assuming your opening statement about this conflict being brief and soon to resolve, do you believe that the trends seen over the past few years will be reverted to, or could there be longer lasting impacts due to perceptions of instability within the greater region?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
History can’t tell us the future but it does give us real cause for confidence here. Dubai has recovered quickly from previous regional shocks, the Aramco strikes in 2019, the early months of COVID and periods of oil price volatility. When a disruption is short-lived and doesn't directly impact the UAE's infrastructure or daily life, investor memory tends to be short. The fundamentals that attracted people to Dubai, the lifestyle, safety, ease of doing business, the tax environment and the growth trajectory don't disappear because of this.
A prolonged conflict that runs for many months would test sentiment more seriously, and there will undoubtedly be some that will be impacted long term because of that sentiment, but even then, we'd expect a strong recovery to follow.
In an uncertain world there will also be people that are given more confidence in how well the leadership of the country have dealt with the conflict and how safe they have kept the population in very challenging circumstances.
I have few apartments bought in 2024 and getting delivered this year so will there will be effect on price selling and also bought 2 off plan couple months ago, Damac Island 2 and Emaar South, so what should I expect after I complete 50% percent payment in those?
Harry Martin - Director of Off-Plan & Capital Markets
04 / 02 / 2026
You're actually in a reasonably strong position. For your units delivering this year, the rental market is your friend right now. Demand from tenants is holding well, and locking in a good lease while the sales market catches its breath is a smart move, yields of 6–8% in many areas mean the asset is working for you while you wait. For Damac Island 2 and Emaar South, being at 50% means you're through the most vulnerable stage of an off-plan investment. Continue meeting your milestones, and start thinking about your exit strategy around 6–9 months before handover. That's when you'll have the clearest picture of whether to sell or lease.
We have been speaking to many clients of ours in similar positions, in geographies like these, the investment case really come into play in 3-5 years upon the implementation of transport link changes and big infrastructure shifts, this hasn't changed. Any small adjustment between now and then, if you have the financial capability to ignore and hold will serve well. We have seen clients in fact use this time in the market to leverage opportunity with sellers in these projects to hedge against any price shift, spreading their return on equity wisely across different positions and entry values. Damac & Emaar are on track to deliver as planned, with no signs from either of needing to slow down.
Do you think there is a risk of a downturn similar to the 2008–2009 period following the Lehman Brothers crisis?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
It's understanding that some might make that comparison but the fundamentals of this current crisis, and Dubai now, are very different. The residential market in 2008 was built on speculative leverage, and a much smaller end user market, with buyers flipping off plan contracts and developers operating with almost no regulatory oversight.
That world no longer exists. RERA's escrow protections, milestone based payment structures, and developer solvency requirements have fundamentally changed the architecture of the market. The majority of transactions today are cash or conservatively financed, and the proportion of end user owners is significantly higher making the population committed to Dubai in a way not seen before.
The GFC was a long drawn out global economic event which lasted a very long time and had huge ramifications on the mortgage market. We expect to see some price softening in specific segments but not anything close to the consequences seen in 2008, the conditions are very different.
The rental prices are not coming down. Is that because of real demand from tenants or is it because of landlord ego?
Rupert Simmonds - Director of Leasing
04 / 02 / 2026
We hear this one a lot, and it's a fair question! Dubai still has more people wanting quality rental homes than there are quality rental homes available.
But we should be straightforward: there will be a variance of responses to the current market circumstances, and not every landlord will react the same way. Since the onset of the conflict, the market has become more price-sensitive, and what we're observing on the ground is that properties perceived to offer good value to tenants are transacting quickly, while those that don't are sitting longer. The RERA Rental Index governs how much landlords can raise rents, but there's no equivalent mechanism to force rents down.
That said, landlords who are flexible, offering rent-free periods, paying chiller fees, or accommodating cheque arrangements, are finding good tenants faster than those who stand firm on headline price. If you're a tenant feeling the pressure, there's often more negotiating room than you think.
The appeal of investing in Dubai is built on perceptions of safety, stability, and strong growth prospects. If the conflict persists over an extended period, restoring investor confidence may prove challenging. Could this lead to increased incentives in the future being offered to attract new buyers?
Harry Martin - Director of Off-Plan & Capital Markets
04 / 02 / 2026
It's already happening, quietly, but meaningfully. Developers who would never have budged on payment terms a year ago are now offering 70/30 post-handover structures, absorbing DLD fees, and throwing in Year 1 service charge waivers. If the conflict persists for another 3–4 months without resolution, we'd expect this generosity to deepen further.
Historically, the buyers who transact during these windows , i.e., when developers are motivated and competition is thin, look back on those decisions very well. The key is making sure you're working with someone who knows what's on the table and how to negotiate on your behalf. The key take away from our perspective is that it's not about timing the market, more about time in the market itself.
Therefore trying to time the bottom of any market is impossible, whilst there is a credible incentive that can be cross referenced by your advisor, act on it.
What about the recent geopolitical situation in the Middle East? Does it have any impact on properties?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
It’s still very early to assess what the final impact will be, but what we can tell you is that Dubai has been here before, and the city's track record of weathering regional turbulence is strong. The UAE's position as a neutral, business-friendly hub means capital tends to flow towards it during periods of instability elsewhere, not away from it. We are seeing some buyers take a short-term 'wait and see' approach, and that's completely understandable. But we're also seeing others recognise that moments like this historically create opportunity.
Deals that are being agreed are at a lower level than what was seen pre-conflict as the buyers that are active are naturally looking to take advantage of the uncertainty and many sellers have done incredibly well over the last few years with what has happened to prices so can justify being a little more open to negotiate.
I owe real estate in Dubai for personal use and hoping for appreciation on the long term, what is the expectations for real estate in Dubai on the short, mid and long term given the current circumstances ? For those who are interested to invest in the market at this critical period how can we get access to good/distress deals that are not advertised online?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
Your instinct to think long-term is exactly right for this market. In the short term, the next 12 months, expect consolidation rather than dramatic movement: some softening in investor-heavy segments, stability in end-user communities. Over the medium term, 1–3 years, recovery is driven by conflict resolution and continued population growth, both of which we remain optimistic about.
Long-term, Dubai's 2040 vision, its infrastructure ambitions, and its position as a global business hub make a compelling case for sustained appreciation. On distressed deals: the best opportunities are rarely on the portals. They come through relationships, our betterhomes experts can provide clear and trustworthy advise and support, guiding you towards the next best steps you can take. Tell us what you're looking for, and we can keep you ahead of the market.
As a renovation specialist in Dubai, I’ve observed that many projects which were lined up have now been put on hold due to the current tensions between the UAE and Iran. A lot of investors who were eager to commit are now holding back. From your perspective, how do you see this situation impacting the property market in the near term, and what signals should professionals like us watch for to anticipate recovery?
Harry Martin - Director of Off-Plan & Capital Markets
04 / 02 / 2026
There's no question that the market is in a holding pattern right now, and it's right to acknowledge that honestly. Developer launches are being deferred, roadshows are quieter, and enquiry volumes have softened. But we've seen this before, and what follows a pause is almost always a flurry of activity.
The signals we're watching for: Emaar and Meraas resuming their launch calendars, international investor roadshows restarting, and the DLD's weekly transaction data beginning to recover toward late-2025 levels. When those indicators turn, the market tends to move fast.
At betterhomes, our experts are supported by a dedicated research team, ensuring clients receive informed guidance through every market phase, from quieter periods to more active cycles.
What about rental renewals for office leases? The landlord is raising rent by 10% from June, what is my recourse?
Rupert Simmonds - Director of Leasing
04 / 02 / 2026
This is frustrating, we completely understand, and the first thing to know is that you have more options than you might think. Commercial leases aren't covered by the RERA Rental Index, which applies to residential only, so the protection framework is different.
But that doesn't mean you're without recourse. Review your lease renewal clause carefully, many include pre-agreed rates or caps. Then benchmark: what are comparable offices in your area actually transacting at right now? In the current environment, many landlords in non-premium locations are more flexible than their opening position suggests. Knowledge is your leverage here.
What really drove the significant price increases over the past five years?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
The overarching driver for such significant increases in price has been huge demand, driven by population growth. This is a result of the pull factors of why Dubai is such an attractive place to live and work, and the push factors from changes in other countries
It started post-pandemic when the government's proactive approach to the crisis initially attracted significant numbers of HNW's, then followed the Golden Visa programme that gave long-term residents real confidence to invest, but also changed the demographic of the people moving here, creating a commitment and stickiness of its expat population not seen before, plus a city that continued to outperform others in terms of safety, infrastructure, taxation, ease of doing business and lifestyle.
Push factors in other parts of the world have also benefited the city and country, with many other countries experiencing political uncertainty and significant changes in taxation policies causing many to seek another place to live and work.
Rental prices for villas - up or down short term?
Rupert Simmonds - Director of Leasing
04 / 02 / 2026
Villas are among the most resilient parts of the rental market, but let's put this in proper context. Rental prices do fluctuate. When you look at the wider picture, villa rents have increased significantly over the past few years, in many communities, by 30–50% or more since 2021.
So even if we see some movement in the short term, we'd characterise that as a natural settling or readjustment, not a correction. The families who rent quality villas in established communities are settled, children in schools, lives built here. That kind of tenant is much less likely to relocate because of a news cycle. Supply of quality villas remains limited relative to demand, and that structural imbalance hasn't changed. Our expectation is that any near-term softening is modest and temporary, more of a recalibration after several years of strong growth than any fundamental shift downward.
What is the expectation on project timelines? is there any expectation on a slowdown in milestones?
Harry Martin - Director of Off-Plan & Capital Markets
04 / 02 / 2026
This is something we're watching closely on behalf of our clients. Supply chains in the region do face some pressure. Materials that transit key shipping corridors are carrying more uncertainty than they were six months ago.
For the major developers like Emaar, Nakheel, Aldar, we're not overly concerned; they have the scale and relationships to manage disruption. For smaller developers, the picture is less certain. Our honest advice is to read your SPA carefully, understand your force majeure protections, and confirm the developer's escrow balance is healthy. These are conversations your consultant should be having proactively. There is comfort in the protection around any delays to completion, compensations and the ability to exit are highlighted within your SPA.
What’s your take on this when we get an emotion of International Buyers are afraid of buying at the moment. Until when it’s going to be the same?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
Fear and hesitation are natural human responses to uncertainty, we understand it. What experience tells us is that sentiment typically recovers faster than people expect, and that the buyers who re-engage earliest are often the ones who look back most satisfied with their decisions. Based on how similar episodes have played out, we'd expect international buyer activity to pick up meaningfully within 60–90 days of any clear de-escalation in the conflict. In the meantime, buyers who are willing to move while others wait, often find sellers more negotiable and competition far lower.
International buyers will of course compare Dubai to other major cities, but the fundamentals of ‘why Dubai’ are still significantly better in many of the key investment areas.
Do you recommend renting at this stage rather than selling!? Do you think certain areas like Arabian ranches 1 or 2 would be effected or you believe areas like these are more attractive?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
Arabian Ranches is one of our favourite conversations to have as the answer is more reassuring. These are communities built for families who want to stay, with infrastructure, schools, and community life that can't be replicated overnight. In over a decade of market cycles, Arabian Ranches has consistently demonstrated that end-user communities hold their value better than investor-led ones.
On the rent vs. sell question: with villa yields running at 5–7% gross renting, holding and renting is a sensible play as long as you have a medium to long term view on how long you would choose this option for.
Will the current situation bring down the rental market?
Rupert Simmonds - Director of Leasing
04 / 02 / 2026
We don't think so, not in any material way, and here's why. Dubai's rental market isn't driven by investor sentiment in the same way that the sales market is. People live here. They need homes. And the supply of well-located, quality rental property remains tight across most communities. What we might see is a slight softening at the fringes, newly delivered units in emerging areas, or serviced apartments dependent on tourism traffic. But for established residential communities, rental demand is sticky and landlords are in a strong position.
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Abdelrahman
04 / 02 / 2026
Is there value in the off-plan market now? Are there deals to be had?
Harry Martin - Director of Off-Plan & Capital Markets
04 / 02 / 2026
Absolutely, but you need to know where to look and what to look for. The blanket optimism that characterised off-plan buying in 2022 and 2023 has given way to something more selective, and honestly, more interesting. Developers with strong balance sheets are offering extended payment plans and added incentives rather than slashing prices, and where you do find genuine pricing flexibility is in the resale of off-plan contracts, where early buyers who need liquidity are open to real negotiation. Our agents are seeing 5–15% below peak pricing in some of these situations, and for buyers with a medium-term outlook, those are attractive entry points.
I am looking to buy soon but is now a good time or should I wait - ready property not off plan?
Louis Harding - CEO of betterhomes
04 / 02 / 2026
For ready property with a medium-to-long term mindset, now is a more interesting time to buy than it was 12 months ago. Sellers are more willing to negotiate. Competition from other buyers is lower. And crucially, the rental yields on ready property mean your asset is generating income from day one.
The risk of waiting for prices to fall further needs to be weighed against the reality that quality properties in supply-constrained communities rarely soften for long. If it stacks up financially at today's price, waiting for a better price that may not come is a risk in itself.
