Dubai Property in Uncertain Times: Opportunity, Clarity & What the Market Is Actually Doing
In a live webinar, three of betterhomes’ senior market experts cut through the noise to deliver a frank, unfiltered look at Dubai’s real estate market, and what it means for buyers searching for apartments for sale in Dubai, renters looking at apartments for rent in Dubai, and investors across the UAE.
A Moment of hesitation, not collapse
When markets feel uncertain, the loudest voices tend to be the most extreme. The truth, as always, lives somewhere in the middle, and that’s exactly where Louis Harding, CEO of betterhomes, positioned this conversation from the very first minute. With 24 years of navigating property cycles, Harding opened the webinar with a vital distinction: this is a short, sharp geopolitical event; fundamentally different from the drawn-out financial crises of 2008 or the pandemic shock of 2020.
“What we’re seeing is hesitation and delay more than long-term damage,” he told attendees. “But these moments also create opportunity. Serious buyers are still buying. Serious sellers are still selling. Landlords still need tenants, because life does not stop."
On the ground, that sentiment was backed up by Harry Martin and Rupert Simmonds; two professionals who field calls from investors, developers, and tenants every single day. Their message echoed Harding’s: Dubai is quieter, yes, but it is very much open for business. Whether you are looking for houses for rent in Dubai or evaluating villas for sale in Dubai, the market is still moving.
Off-plan market - 70% of all transactions, and still moving
Off-plan has dominated Dubai’s market in recent years, accounting for roughly 70% of all transactions. With geopolitical tension adding a layer of uncertainty, the question on every investor’s mind was obvious: is off-plan safe?
Harry Martin’s answer was nuanced and reassuring. Yes, the market entered a “shock phase.” But the fundamentals held. In March alone, developers Binghatti and Azizi announced nearly AED 2 billion worth of sales. DLD transactions came in at around AED 40 billion for the month, down from AED 60 billion in February, but still a commanding figure by any measure.
Key market numbers:
AED 40B DLD transactions, March 2025 (Down from AED 60B in February)
70% Off-plan share of all transactions (Last 12 months)
90% Developer pipeline sold (next 12 months) (Already committed)
13% Pricing adjustment observed (Reduction in achieved pricing)
Construction sites remain active. Developers report that approximately 90% of their pipeline due in the next 12 months is already sold, providing a powerful buffer against any short-term sentiment swing. There has been around a 13% reduction in achieved pricing, and a visible shift in investor psychology: people are thinking five to ten years ahead, not chasing quick flips. This applies equally to those evaluating apartments for sale in Dubai and villas for sale in Dubai.
Secondary sales - enquiries down, but the trend line is turning
Buyer enquiries in the secondary market dropped by just under 40%; a headline number that sounds alarming until you understand the context. That initial drop was sharp and sudden, followed by a slow, consistent, week-by-week recovery. Seller enquiries, by contrast, rose by only around 7%. There is no flood of distressed stock hitting the market. March was also a particularly complex month: Ramadan, Eid, adverse weather, and school holidays all compressed activity. Adjusting for those disruptions, the level of deals actually closing was, in the words of the team, “stronger than expected.” The direction of movement is clear: momentum is building. Buyers searching for houses for sale in Dubai are finding renewed opportunity in this environment.
“The trend lines are pointing in the right direction. Reservations were stronger than we expected.” - Harry Martin, Head of Off-Plan & Capital Markets
Leasing market - Need-driven, not sentiment-driven
If you want a real-time pulse on what’s happening in any property market, watch leasing. Unlike investment decisions, which can be postponed indefinitely, rental decisions are driven by necessity. People need homes. Companies need offices. Life doesn’t pause.
Rupert Simmonds reported that leasing enquiries dropped sharply at the outset, but rapidly recovered to around 60% of normal levels. More supply has entered the market, from “accidental landlords” who decided against selling, and from short-term rental operators transitioning to long-term leasing.
The message for landlords is straightforward: flexibility and presentation matter now more than ever. The landlords who are willing to negotiate and who invest effort in presenting their properties well are still securing tenants without significant delays.
Advice for every market participant - What you should actually do right now
• Sellers: Choose one broker and commit. Engaging multiple agents creates conflicting advice, confusion, and a weaker negotiating position. Price realistically; Villas and townhouses are holding up better than apartments, where supply is higher.
• Buyers: Don’t wait for a perfect bottom. It’s time in the market, not timing the market. Use current conditions to negotiate value on apartments, houses, or other property types.
• Tenants: Understand your options first. Whether you’re considering an apartment, studio or villa in Dubai, or looking at rental opportunities in Abu Dhabi or Sharjah, it is worth having an open conversation with your landlord. In many cases, there is more flexibility in the market now than there was six months ago.
• Investors: International capital has not left Dubai. Over 50% of enquiries are still coming from outside the UAE. Tax advantages, strong rental yields, and long-term structural growth remain intact.
• Landlords: Be flexible on pricing and invest in how your property is presented. Supply has increased, whether in apartments or villas. Competition is real, but motivated - well-positioned properties are still renting.
International capital - The world is still watching Dubai
Despite everything, more than half of all inbound property enquiries are still coming from international buyers. That figure matters; it signals that Dubai’s structural appeal (zero income tax, strong yields, world-class infrastructure, political neutrality as a hub) remains compelling on a global stage.
Some international investors are pausing to reassess. Others, the contrarian, long-horizon types, are treating this moment as the entry point they’ve been waiting for, particularly for villas and apartments. Both behaviours are rational. What is not rational is assuming the worst and exiting entirely from a market with Dubai’s fundamental strengths.
The bottom line
This is not a bad market. It is a balanced market. And balanced markets; where neither side holds all the cards , are where fair, lasting deals get made. Whether you’re looking for an apartment, studio or house to rent in Dubai, a property to buy in Dubai, or rental options in Abu Dhabi or Sharjah, opportunity still exists. Uncertainty does not remove it. It rewards the informed, the patient, and the advised.