Steve R Harris

Author: steverharris

  • Property market report 27 Nov 2025

    Dubai’s real-estate market continues to show strength and resilience. According to the latest data for Q3 2025:

    • The city recorded a record 56,854 home-sales during the quarter, with total transaction value among the highest ever seen. 
    • Residential prices ended Q3 about 10% higher than the same time last year, extending a continuous run of growth since late 2020. 

    What’s Fueling the Momentum

    • Strong demand across the board — both for apartments and villas. Villas have continued to outperform the broader market, with a healthy appetite from families, end-users and long-term investors. 
    • Robust off-plan and launch activity — new developments remain in demand, particularly appealing to investors drawn by flexible payment plans and future upside. 
    • Healthy rental yields and tenant demand — the rental market supports investor interest, especially in established and emerging residential neighbourhoods. 
    • Global appeal & capital inflows — international investors remain active, drawn by Dubai’s economic diversification, openness and relatively favourable cost-to-value ratios compared with many global cities. 

    Key Statistics (Q3 2025 snapshot)

    • Record sales: 56,854 homes sold in Q3. 
    • Price growth: Residential values up ≈ 10% y/y as of end-Q3. 
    • Off-plan and new-launch momentum remains a major driver of sales volume. 

    What’s Trending — Where Buyers & Investors Are Focusing

    • Villas & Townhouses remain in high demand — as many are seeking more space, privacy and long-term stability rather than short-term flips.
    • Off-Plan Projects & New Launches — still attractive, especially for those comfortable with some lead time and keen on modern amenities, flexibility and future value.
    • Mixed-use neighbourhoods and family-friendly communities — buyers are leaning toward developments that offer community feel, connectivity and lifestyle convenience rather than just speculative value.
    • Buy-to-let opportunities — with rental demand stable or rising in many submarkets, now remains a favourable time for landlords who target yield and long-term returns.

    Why Dubai Is Looking Particularly Appealing Right Now

    • The market isn’t just growing — it’s delivering consistently. Quarterly and annual growth trends show stability rather than volatility, which appeals to both end-users and long-term investors.
    • Rental yields and demand remain strong — making buy-to-let properties attractive relative to many global cities where yields are depressed.
    • A diversified base of buyers (locals, residents, and global investors) helps spread risk and supports liquidity.
    • Off-plan and new-development activity keeps the market dynamic — offering options for different budgets, lifestyles and investment strategies.

    Quick Advice for Buyers, Sellers & Investors

    • Buyers (end-users): If you want a home, now is a good time to consider a villa or townhouse — especially in communities with solid amenities and connectivity.
    • Investors: Keep an eye on rental yields and demand; apartments and mid-size developments often offer a good balance of cost, rental return and liquidity.
    • Buy-to-let landlords: With rents and tenant demand healthy — and a broad pool of renters including expats, professionals and families — now is a favourable moment to hold or acquire.
    • Sellers: The market remains active — well-priced, well-presented properties should attract good interest from both investors and owner-occupiers.

    Final Thought

    Dubai’s property market remains a robust, attractive and global-class real-estate ecosystem — not a speculative flash-in-the-pan. With sustained demand, price appreciation, strong rental fundamentals and a broad base of buyers, the city continues to offer compelling opportunities for buyers, investors and landlords alike.

  • Dubai Mansions: Emaar unveils AED 100 billion ultra-luxury vision at Emaar Hills

    Dubai’s luxury property market has just entered a new chapter.

    Emaar has officially launched Dubai Mansions, a spectacular AED 100 billion (≈ £20.4 billion) master-planned community that will redefine ultra-luxury living in the emirate.

    Set within the newly announced Emaar Hills, this landmark development will feature an extraordinary 40,000 high-end residences, including a collection of grand mansions ranging from 10,000 to 20,000 sq ft. Designed for the world’s most discerning buyers, Dubai Mansions combines scale, craftsmanship and exclusivity in one breathtaking address.

    A new benchmark in luxury

    Emaar describes Dubai Mansions as “an iconic ultra-luxury address” where timeless design meets modern refinement.

    Each home will sit on a substantial private plot surrounded by lush, landscaped avenues and curated open spaces. The architecture will blend contemporary elegance with regional influences, creating a sense of grandeur and serenity rarely found in city living.

    Every mansion will feature expansive entertaining areas, statement façades, private pools and landscaped gardens — offering residents a true sanctuary in the heart of Dubai.

    Location: Emaar Hills

    The new Emaar Hills masterplan will neighbour Dubai Hills Estate, already one of the city’s most sought-after residential areas.

    Perfectly positioned close to Dubai Hills Mall, top international schools and just minutes from Downtown Dubai and Dubai Marina, the location offers the perfect blend of privacy, convenience and prestige.

    Residents will enjoy immediate access to world-class amenities — from championship golf to luxury retail, fine dining and wellness facilities — all delivered with Emaar’s trademark attention to detail.

    A statement of confidence

    The launch of Dubai Mansions underscores Emaar’s confidence in Dubai’s thriving property market and its continuing global appeal. The emirate has become the preferred destination for high-net-worth individuals seeking security, lifestyle and opportunity — and Dubai Mansions is set to become the crown jewel of that movement.

    With global demand for exceptional homes showing no sign of slowing, Emaar’s new flagship development is perfectly timed to capture buyers who expect the very best.

    Why buyers are excited

    • Iconic master-planned setting in Emaar Hills, Dubai’s next luxury destination
    • Genuine mansion-scale homes of 10,000 – 20,000 sq ft
    • Emaar quality and delivery track record across Dubai’s finest communities
    • Exceptional amenities including golf, parks, retail, dining and wellness
    • Prime connectivity — just minutes from Downtown, DIFC and the coast

    A global address in the making

    Dubai Mansions represents more than property — it is an address of stature, a statement of lifestyle, and a rare investment opportunity within Dubai’s most anticipated masterplan.

    Emaar’s reputation for creating world-class communities ensures Dubai Mansions will be delivered with the same vision, precision and lasting value that have made developments like Downtown Dubai, Emaar Beachfront and Dubai Hills Estate global success stories.

    The bottom line

    Dubai Mansions at Emaar Hills is set to become the new global benchmark for ultra-luxury living.

    From its monumental scale to its immaculate design and unrivalled location, every element of the masterplan exudes prestige.

    For those seeking a truly extraordinary home — or a legacy investment in Dubai’s most exclusive new enclave — Dubai Mansions is the opportunity of the decade.

  • Residential Visas

    Dubai (and the wider UAE) offers a surprisingly wide menu of residence visas to suit different plans: working here, investing, buying property, freelancing, retiring, studying, or aiming for long-term “Golden” status. Below I’ve laid out the main visa types you’re likely to encounter, what they’re for, how long they last and the headline eligibility points — with official sources where it matters most. Rules do change, so treat this as a practical overview, not legal advice.

    1) Employment / Work residence visa

    What it is: The standard route for people moving to Dubai to work — your employer sponsors your residence visa (work permit + residency). It’s the most common one.

    Validity & family sponsorship: Typically issued for 2–3 years (sometimes 1–3 years depending on contract or authority) and allows the holder to sponsor dependants.

    Why it matters: If you’re joining a company in Dubai this is the usual path and includes labour protections and entry-to-residency steps. 

    2) Golden Visa (long-term residency — 10 years)

    What it is: A long-term (usually 10-year) residence permit aimed at investors, entrepreneurs, top specialists, scientists, doctors, outstanding students and some other high-value categories. It is designed to give long-term stability and the ability to live and work in the UAE without a local sponsor. 

    Who is eligible (examples): major investors, certain real-estate investors (meeting thresholds), founders of start-ups, outstanding professionals and researchers. Specific eligibility and nomination routes vary by category. 

    3) Green Visa (self-sponsored, medium-term)

    What it is: A relatively new, self-sponsored 5-year residence option intended for skilled workers, freelancers/self-employed people and certain investors; it gives more flexibility than an employer-sponsored visa (you can sponsor some family members and you are less tied to one employer). 

    Notes: eligibility thresholds (salary, freelance income or qualifications) vary by sub-category. Authorities have tightened and updated rules since introduction, so check the latest criteria on the official portal before applying. 

    4) Investor / Partner / Company-owner visas

    What it is: For business owners or investors who set up a company in the UAE or invest in an existing business. Visa length and conditions depend on the structure (mainland vs free zone), size of investment, or company type. These visas often allow family sponsorship. 

    5) Property-owner (real-estate) residence visas

    What it is: Dubai allows residency linked to property ownership. There are short-term and longer-term property-based routes (commonly 2-year residency when property meets the minimum value threshold). Requirements include proof of title deed, health insurance and standard identity checks. 

    Practical note: thresholds and conditions (minimum purchase price, mortgage rules, whether the property must be freehold) are important and handled through Dubai Land Department procedures — always check DLD guidance before committing. 

    6) Freelance / self-employment visas

    What it is: A visa for freelancers who obtain a freelance permit or licence from a relevant free zone or authority, enabling legal self-employment in certain permitted activities and a linked residence visa. It can often be used to sponsor family members (subject to the same checks). 

    Important update: issuance of new freelance visas has, at times, been paused or adjusted as policy evolves — there have been announcements affecting new applications, so check for any current suspensions or updated rules. 

    7) Family residence visas (sponsored by a resident)

    What it is: If you hold a valid UAE residence visa (employment, investor, Golden, Green, etc.) you can usually sponsor eligible family members (spouse, children, sometimes parents) subject to income, accommodation and other requirements. Rules on ages (children), income thresholds and supporting documents vary. 

    8) Student visa

    What it is: Issued to those enrolled in licensed UAE educational institutions. Student visas permit residence for the course duration and have limited sponsorship rights (e.g., students cannot usually sponsor family members). Requirements include university acceptance, medical checks and insurance. 

    9) Retirement visa (5-year)

    What it is: A 5-year renewable retirement/residency option for people aged 55+ who meet financial requirements (savings/property/income thresholds). Dubai publishes qualifying routes (e.g., property ownership, fixed savings or minimum monthly income) for retirees who want to live long-term in the emirate. 

    10) Remote work / virtual work visas (one-year)

    What it is: Shorter-term programmes have allowed remote workers to live in the UAE while employed elsewhere (one-year “virtual working” visas). These schemes’ availability and terms have been updated from time to time; check the official entry/visa pages for current options. 

    Quick comparison table (practical summary)

    • Golden Visa — long (10 years), for investors/talent, self-sponsored in many categories. 
    • Green Visa — up to 5 years, self-sponsored for skilled workers/freelancers/investors. 
    • Employment visa — employer-sponsored; common 2–3 year durations. 
    • Property visa — typically 2 years (subject to minimum property value); DLD handles applications. 
    • Investor / company owner — depends on investment and company type; allows family sponsorship. 
    • Retirement visa — 5 years, for 55+, with financial thresholds. 
    • Freelance visa — freezone-linked freelance permits + residence; availability has been subject to recent policy adjustments. 

  • Property market report 23 Oct 2025

    The property market in Dubai continues to impress, with momentum building well into the final quarter of the year.

    Q3 2025 saw 59,228 property sales, with a total transaction value of AED 170.7 billion — approximately £36.6 billion.

    Year-to-date (Jan–Sept) the market has achieved around 158,200 transactions worth AED 498.8 billion (about £107 billion), up +20.5% in volume and +32.3% in value compared with the same period last year.

    What’s Driving the Momentum

    • Strong international appeal: Dubai remains a global magnet for investors and residents alike, offering an unmatched combination of safety, tax advantages, and lifestyle.
    • High activity across all property types: Apartments lead the charge, but villas and townhouses continue to attract family buyers and long-term investors.
    • Rental market strength: Many emerging communities are delivering rental yields of around 7–8%, appealing strongly to overseas buyers.
    • Infrastructure and policy confidence: Metro expansion, improved roads and freehold clarity continue to enhance Dubai’s long-term real-estate credentials.

    Key Statistics — Dubai Property Market (Q3 2025)

    • Total transactions: 59,228 property sales
    • Total transaction value: AED 170.7 billion (≈ £36.6 billion)
    • Apartment sales: ≈ 49,370 units worth AED 94.3 billion (≈ £20.2 billion)
    • Year-to-date (Jan–Sept 2025): ~158,200 transactions worth AED 498.8 billion (≈ £107 billion)
    • Value growth vs 2024: +32.3% year-on-year
    • Volume growth vs 2024: +20.5% year-on-year

    Areas & Property Types to Watch

    • Apartments: Still the dominant segment by volume, offering accessible entry points and healthy yields.
    • Villas and townhouses: Continued strong demand from families and end-users prioritising space and community living.
    • Emerging areas: Locations such as Dubai South and Jumeirah Village Circle are performing well thanks to affordability and improving infrastructure.
    • Off-plan projects: Developers are offering appealing payment plans and incentives, allowing buyers to lock in future value.

    Why Confidence Is High

    • Market liquidity is excellent, record volumes ensure both buyers and sellers can transact efficiently.
    • Rental yields remain among the world’s best, often double those found in major Western cities.
    • Relative affordability, even after recent gains, Dubai property remains attractively priced compared with London, New York, or Singapore.
    • Diverse buyer base, locals, residents and international investors all actively participating, which underpins stability.

    Quick Takeaways

    • Buyers: Focus on quality developers and well-connected communities.
    • Investors: Rental yields of 7–8% in many districts keep Dubai ahead of most global markets.
    • Sellers: Demand is robust — professional presentation and realistic pricing will attract serious buyers.
    • Landlords: Rising rents and low vacancy rates make now an excellent time to review lease terms and maximise returns.

    Final Word

    Dubai’s real-estate market remains one of the standout success stories of 2025 — vibrant, liquid and full of opportunity. With strong fundamentals and a confident investor base, the outlook for the remainder of 2025 and into 2026 remains decidedly positive.

  • Property market report 16 Oct 2025

    Dubai’s property market remains exceptionally active in Q3–Q4 2025. Strong buyer demand — especially from international and resident investors — has driven robust sales volumes and continued rental growth in prime areas.

    Market snapshot

    • Transaction value and volume remain high: Q3 2025 recorded ≈ AED 138 billion of residential transactions (55,280 deals) — roughly +18% y/y — showing continued liquidity across the market. 
    • Off-plan still dominates activity: Off-plan accounted for a very large share of sales in 2025; multiple reports put off-plan transactions at or near 70% of sales in recent quarters. 
    • Price index up strongly over the last few years, but caution flags exist: Prices surged since 2022 (reports note very large cumulative gains) but credit agencies and analysts warn of a possible double-digit correction later in 2025/2026 if new supply comes through quickly. (Fitch flagged up to ~15% downside as a scenario). 
    • Rents are rising, especially for villas and prime apartments: H1–H2 2025 data and platform reports show notable rental growth in Downtown, Palm and Marina and continued strong demand for villas. 

    Key numbers

    • Q3 2025 residential value: AED 138bn ≈ £30.4bn (Q3). Transaction count ≈ 55,280 deals. 
    • YTD sales volumes (2025): Over 120,000+ units sold YTD per DLD / market trackers. 
    • Off-plan share: ~70% of sales in recent quarters were off-plan according to press coverage. 
    • Price momentum vs risk: Authorities’ indices show very strong Y/Y gains over the last 2–3 years; Fitch warned a possible ~15% correction into late-2025/2026 if high delivery volumes materialise. 
    • Prime areas where rents/prices are strongest: Downtown Dubai, Palm Jumeirah, Dubai Marina and selected villa communities — all showing above-market rental gains in 2025. 

    Why the market is performing

    1. Strong demand from internationals + resident buyers: Visa liberalisation, positioning as a global hub and relatively attractive taxation have continued to draw capital. 
    2. Supply surge: Developers have a large pipeline of deliveries due over the next 12–24 months; if many units are handed over quickly, upward price pressure could ease or reverse. Fitch and other analysts highlight this as the principal downside risk. 
    3. Shift back to off-plan buying: Developers and buyers are increasingly using off-plan to lock prices/returns — this boosts short-term transaction volumes but can amplify exposure if projects slow or end-market demand softens. 
    4. Rents supporting investment case: Rising rents, particularly for villas and prime apartments, improve yields for buy-to-let investors and support valuations where rental yield is a key metric. 

    Practical takeaways for buyers, sellers and landlords

    Buyers:

    • Owner-occupiers: still a compelling market in prime areas if you value the lifestyle/long-term capital story.
    • Investors: factor in rising supply; look for projects with strong delivery track records, clear end-user demand, and sensible payment plans. Consider rental yield and vacancy risk rather than pure capital appreciation bets.

    Sellers:

    • Consider staging listings in phases rather than flooding the market — scarcity and good marketing still extract a premium in prime segments.
    • Pricing expectations should account for the potential of a mid-single to low-double digit correction in stressed segments; be realistic on comparable evidence.

    Landlords:

    • Short term: rentals remain strong in many segments, especially villas and prime apartments — landlords who can position competitively will benefit.
    • Medium term: watch new supply and plan for potential softening by reviewing tenancy duration and refurbishment cycles to retain tenants.