Investing in Dubai: the guide to framing your project
In Dubai, prices are quoted per square foot (sq ft), not per square metre. Between a studio in JVC and an apartment on the Palm, the gap is more than double. Here are the latest published benchmarks, converted into m², and how to use them without falling into the traps of listings.
Quick answer
- 1 m² = 10.764 square feet: multiply a price in AED/sq ft by 10.764 to get AED/m².
- Savills average for Q3 2026: AED 1,817/sq ft for an apartment (≈ AED 19,560/m²), AED 1,523/sq ft for a villa.
- Large gaps between areas: about AED 1,420/sq ft in JVC, 2,160 in Business Bay, 3,490 on the Palm (asking prices, Bayut, Q3 2026).
- After a strong rise since 2021, indices show a slight decline in 2026: always compare with actual sales.
A question about your situation? Mago replies on WhatsApp, in English, within 24 hours.
Ask my question on WhatsApp1. Square feet and square metres: the conversion to know
Developers, portals and market reports in Dubai express areas in square feet. One square metre equals 10.764 square feet. A 750 sq ft apartment is therefore about 70 m².
To convert a price: AED/sq ft × 10.764 = AED/m². To get dollars, divide by 3.6725, the dirham's fixed rate. Example: AED 1,500/sq ft ≈ AED 16,150/m² ≈ USD 4,400/m².
Also watch the stated area: in Dubai it often includes the balcony and sometimes parts of a terrace. Two "70 m²" properties do not always offer the same living space.
2. Average prices in 2026
According to the Savills report for the third quarter of 2026, the average transaction price stands at:
| Segment (Savills, Q3 2026) | AED / sq ft | ≈ AED / m² | ≈ USD / m² |
|---|---|---|---|
| Apartments, average | 1,817 | 19,560 | 5,330 |
| Villas and townhouses, average | 1,523 | 16,390 | 4,460 |
| Prime apartments | 5,237 | 56,370 | 15,350 |
| Prime villas | 2,791 | 30,040 | 8,180 |
Savills notes a 4.8% quarterly fall in the average apartment price, but only 1.7% on a like-for-like basis: part of the decline reflects the type of properties sold during the quarter. The ValuStrat index, which tracks the value of a basket of homes, showed a 3.1% year-on-year decrease in August 2026.
3. Gaps between areas
The Bayut portal publishes average asking prices in the main areas every quarter. In the third quarter of 2026:
| Area (asking prices, Bayut Q3 2026) | AED / sq ft | ≈ AED / m² |
|---|---|---|
| Palm Jumeirah — apartments | 3,490 | 37,570 |
| Business Bay — apartments | 2,158 | 23,230 |
| DAMAC Lagoons — villas | 1,499 | 16,140 |
| JVC — apartments | 1,419 | 15,270 |
| DAMAC Hills 2 — villas | 1,054 | 11,350 |
These figures are asking prices, not signed prices. They help position an area, not price a specific unit. To compare area profiles, see our guide to Dubai neighbourhoods.
4. What drives the price of an apartment
- Micro-location: view, proximity to the metro, disturbance from a neighbouring construction site.
- Completed or off-plan: a new project with a payment plan often carries a premium over the secondary market in the same area.
- Floor, orientation and view, highly valued in towers.
- Service charges, which vary widely from one building to another and weigh on yield.
- The developer and the quality of the building, which drive resale.
5. Price and yield: two different logics
The cheapest areas per square metre often show the highest gross yields. In Q3 2026, Bayut estimated gross yields of about 7.1% for JVC apartments and 7.4% in Town Square, compared with lower levels in the ultra-prime segment. A gross yield is only a starting point, though: service charges, vacancy, management and purchase costs reduce it. Our method: calculating net yield.
6. How to check the price of a specific property
- Look up registered transactions in the same building or street over 6 to 12 months (Dubai Land Department data).
- Compare similar size, floor and view, in AED/sq ft.
- For an off-plan project, compare with secondary sales in the area and competing projects delivered at the same time.
- Ask for the annual service charges and include them in your calculation.
Want the market context? Read our analysis of the Dubai property market in 2026.
To judge the price of a listing
- Price converted to AED/sq ft and compared with actual sales in the same building
- Living area distinguished from balcony and terrace
- Annual service charges requested in writing
- Any payment-plan premium identified
- Resale scenario tested at a lower price
Frequently asked questions
What is the average price per square metre in Dubai in 2026?
According to Savills, the average price of apartments sold in Q3 2026 was AED 1,817 per square foot, or about AED 19,560/m² (close to USD 5,330/m²). Villas were around AED 1,523/sq ft.
How do you convert a price per square foot into a price per square metre?
Multiply the price in AED per square foot by 10.764. To get dollars, then divide by 3.6725.
What is the cheapest area in Dubai?
The lowest prices are found in more outlying or developing areas. Among the areas tracked by Bayut in Q3 2026, JVC showed about AED 1,419/sq ft for apartments and DAMAC Hills 2 about AED 1,054/sq ft for villas.
Are prices falling in Dubai in 2026?
Published indices show a moderate decline in 2026 after several years of strong growth: -3.1% year on year according to ValuStrat in August 2026. Trends differ widely between areas and segments.
Sources (accessed 28 October 2026)
Mago Kitaev, real estate investment consultant in Dubai, based in Business Bay. A former project manager in banking and IT, he has been advising French-speaking investors since 2024. See his background
This content is for information only and does not constitute tax, legal or financial advice. Figures and rules checked on 28 October 2026; they may change.