November 2025 reinforces Dubai’s status as a resilient and globally competitive real estate market, underpinned by solid fundamentals, sustained rental demand, and continued investor interest. Strong rental performance in emerging and mid-tier communities, combined with selective capital appreciation in prime locations, highlights a well-balanced market environment. As segmentation deepens and data-driven decision-making becomes increasingly critical, investors who align strategy with micro-location trends, unit types, and tenant demand are best positioned to optimize returns through the remainder of Q4 2025 and into 2026.
Dubai Real Estate Market Overview – November 2025
The Dubai real estate market sustained its positive momentum in November 2025, reinforcing the emirate’s status as one of the world’s most dynamic and resilient property markets. Strong transaction activity, continued demand across both off-plan and ready properties, and steady interest from international investors all contributed to another solid month of performance.
Supported by ongoing project launches, confident end-user demand, and persistent rental market pressure, November 2025 reflects the continuation of Dubai’s strong growth cycle. The market continues to attract a wide spectrum of buyers and investors, while delivering consistent returns across residential, commercial, and mixed-use asset classes.
Rental Yield Report - November, 2025
| Neighborhood | Studio (AED) | Studio Yield | 1-BR (AED) | 1-BR Yield | 2-BR (AED) | 2-BR Yield | 3-BR (AED) | 3-BR Yield |
| Jumeirah Village Circle | 52,000 | 8.25% | 73,000 | 7.15% | 110,000 | 7.64% | 140,000 | 6.31% |
| Business Bay | 75,500 | 8.05% | 96,000 | 6.87% | 140,000 | 6.07% | 200,000 | 5.95% |
| Dubai Hills | 72,000 | 7.74% | 100,000 | 6.11% | 150,000 | 5.93% | 270,000 | 6.49% |
| Downtown Dubai | 84,000 | 4.31% | 130,000 | 5.71% | 195,000 | 5.40% | 317,900 | 4.78% |
| Palm Jumairah | 90,000 | 6.62% | 165,000 | 6.88% | 242,500 | 5.62% | 332,500 | 4.96% |
| Dubai Creek Harbour | – | – | 115,000 | 6.61% | 160,000 | 6.14% | 232,500 | 5.74% |
| Dubai Marina | 70,000 | 6.36% | 97,000 | 5.92% | 140,000 | 4.85% | 217,500 | 5.44% |
| Dubai South | 49,000 | 10.65% | 50,100 | 6.04% | 85,000 | 6.54% | – | – |
| JLT | – | – | – | – | – | – | 550,000 | – |
| Dubai Harbour | – | – | – | – | – | – | – | – |
| Dubai Maritime City | – | – | 101,500 | 5.89% | 135,000 | 5.38% | – | – |
| Jumeirah Garden City | – | – | 76,500 | 5.81% | 105,000 | 4.70% | – | – |
| Arjan | 50,000 | 8.33% | 74,500 | 7.84% | 90,000 | 6.79% | 186,500 | 8.29% |
| Jabal Ali first | 48,000 | 8.89% | 68,500 | 8.35% | 102,700 | 7.96% | 110,000 | 5.24% |
| Al Hebiah Fifth | 44,000 | 9.61% | 58,000 | 9.13% | 82,000 | 7.63% | 120,000 | 6.67% |
| Al Merkadth | 55,000 | 7.63% | 85,000 | 6.33% | 133,500 | 5.80% | 171,000 | 3.58% |
| Nadd Hessa | 43,000 | 9.00% | 60,000 | 8.00% | 85,000 | 6.80% | 120,000 | 8.59% |
Capital Appreciation Report - November, 2025 vs 2024
**Price Per Square Foot For Off Plan Project
| Neighbourhood | Studio (AED) | Appreciation | 1-BR (AED) | Appreciation | 2-BR (AED) | Appreciation | 3-BR (AED) | Appreciation |
| Jumeirah Village Circle | 1,790 | 2.87% | 1,410 | -1.40% | 1,330 | -1.48% | 1,510 | 13.53% |
| Business Bay | 2,720 | 2.26% | 2,780 | 6.92% | 2,690 | 4.67% | 2,850 | 1.42% |
| Dubai Hills | – | – | 2,380 | 3.93% | 2,390 | -4.02% | 2,030 | -18.47% |
| Downtown Dubai | 3,920 | 1.29% | 3,820 | 26.91% | 3,680 | 20.66% | 4,080 | 9.38% |
| Palm Jumairah | – | – | 4,840 | -0.82% | 4,340 | -16.70% | 6,210 | 20.12% |
| Dubai Creek Harbour | – | – | 2,690 | 4.26% | 2,580 | 7.05% | 2,310 | -0.86% |
| Dubai Marina | 3,640 | – | 2,670 | -20.54% | 2,430 | – | 2,730 | -9.60% |
| Dubai South | – | 1,220 | 37.08% | – | – | – | – | |
| JLT | 2,590 | 9.28% | 2,470 | -0.40% | – | – | – | – |
| Dubai Harbour | – | – | – | – | 4,660 | 5.91% | – | – |
| Dubai Maritime City | 2,550 | -7.27% | 3,150 | 26.51% | 2,770 | 20.96% | 2,300 | 8.49% |
| Jumeirah Garden City | 2,540 | 8.09% | 1,970 | 7.65% | 1,980 | 11.24% | – | – |
| Arjan | 1,690 | 14.97% | 1,410 | 6.02% | 1,350 | 8.00% | 1,190 | 4.39% |
| Jabal Ali first | 1,600 | 3.23% | – | – | – | – | 1,290 | 11.21% |
| Al hebiah Fifth | – | – | 1,670 | – | 1,740 | -0.57% | – | – |
| Al Merkadth | 2,360 | 30.39% | 1,990 | -1.49% | 2,030 | -1.46% | 2,050 | 6.77% |
| Nadd hessa | 2,010 | 6.91% | – | – | – | – | 1,130 | 15.31% |
Key Insights at a Glance
Top Appreciating Areas: Dubai South (+37% for 1-BR), Downtown Dubai (+20% to +27% across 1–2 BRs), and Dubai Maritime City (+20%+ for 1–2 BRs) led capital growth momentum.
Strong Rental Markets: Dubai South (up to 10.65%), Al Hebiah Fifth (9.61%), Nadd Hessa (9.00%), and Jumeirah Village Circle (8.25%) delivered the highest rental yields.
Segmented Market: Performance varied sharply by unit type and location, reinforcing the importance of unit-level and micro-market analysis over broad area assumptions.
Investor Shift: Growing preference for high-yield, mid-income districts with lower entry prices and faster rental absorption.
Prime Zones Stable: Palm Jumeirah, Downtown Dubai, and Dubai Hills continue to show lower yields but selective capital appreciation, positioning them for long-term wealth preservation.
Rental Yield Analysis
High-Yield Leaders: Dubai South continues to outperform, with studio yields reaching 10.65%, supported by affordable entry prices and strong tenant demand. Al Hebiah Fifth (9.61%) and Nadd Hessa (9.00%) also rank among the top yield generators, reinforcing the investment appeal of emerging, value-driven residential zones.
Stable Urban Performers: Jumeirah Village Circle delivers consistently strong rental efficiency, with studio yields of up to 8.25%, while Business Bay maintains healthy performance at 8.05%. These areas benefit from high occupancy, central connectivity, and diversified tenant profiles despite higher capital entry points.
Premium Area Reality: Prime locations such as Palm Jumeirah, Downtown Dubai, and Dubai Hills record more moderate yields in the 4.7%–6.9% range. These districts are increasingly favored for capital stability, lifestyle demand, and long-term appreciation, rather than pure income maximization.
Capital Appreciation Trends
Strong Appreciation Pockets: Dubai South leads year-on-year growth, with 1-bedroom prices surging +37.08%, reflecting rising end-user demand and infrastructure-led momentum. Downtown Dubai continues to show robust appreciation across 1-bedroom (+26.91%) and 2-bedroom (+20.66%) segments, underlining sustained confidence in core districts.
Emerging Growth Corridors: Al Merkadh (+30.39% studios), Arjan (+14.97% studios), and JLT (+9.28% studios) demonstrate accelerating price growth, highlighting a clear investor shift toward mid-priced communities offering balanced yield and appreciation potential.
Mixed Performance in Prime Markets: Palm Jumeirah and Dubai Marina experienced selective corrections in smaller unit categories, while 3-bedroom apartments remained comparatively resilient. This trend points to a growing tilt toward end-user demand and larger, lifestyle-oriented residences.
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