GuideDevelopers

Investing with Emaar in 2026: projects, prices and yields

In short

Investing in Emaar property in Dubai means buying from the Burj Khalifa developer (AED 80.4 billion of sales in 2025) at a premium: roughly AED 2,000-3,600 per sq ft for apartments depending on the community, for a 6-7% gross rental yield. Emaar off-plan deals usually require a 10% down payment, the 4% DLD fee, Oqood registration and escrow.

Emaar FY2025 results, 12 Feb 2026 · Emaar H1 2026 results, 7 Aug 2026 · Emaar Development, H1 2026 · DLD

AED 80.4bn

Emaar group property sales in 2025, a record (+16%)

Source: Emaar FY2025 results, 12 Feb 2026

AED 164.9bn

Group revenue backlog at 30 June 2026, +13% year on year

Source: Emaar H1 2026 results, 7 Aug 2026

51,000+ homes

Residential units under development at Emaar Development

Source: Emaar Development, H1 2026

Dubai Land Department registration fee paid by the buyer on an off-plan purchase

Source: DLD

Dubai, Downtown and the Burj Khalifa.Photo: © VALORISIMO

In this article · 9 sections

Who is Emaar and why does it matter so much in Dubai?

Emaar Properties is a public joint stock company listed on the Dubai Financial Market and incorporated in 1997, according to its investor relations page. It developed Burj Khalifa (opened 4 January 2010), The Dubai Mall and the Dubai Fountain.

Two entities matter for buyers. The Emaar Properties group spans development, malls, hospitality and international markets. Its listed subsidiary Emaar Development runs the UAE build-to-sell business, so it is the company named on your sales contract. Emaar says the group has delivered more than 130,900 homes since 2002, over 84,000 of them through Emaar Development.

Our job is neither to promote nor to discourage Emaar, but to check what you pay for the brand: we compare, we verify — you decide. For background, see our earlier coverage of Emaar’s record H1 2025.

What do Emaar's 2025 and 2026 results show?

2025 was Emaar’s best year on record. Its 12 February 2026 release reported AED 80.4 billion of property sales (+16% on 2024), revenue of AED 49.6 billion (+40%) and a revenue backlog of AED 155 billion at 31 December 2025 (+39%). Emaar Development alone sold AED 71.1 billion.

H1 2026 (release of 7 August 2026) tells a different story:

Metric	FY 2025	H1 2026
Group property sales	AED 80.4bn	AED 26.6bn
Emaar Development sales (UAE)	AED 71.1bn	AED 22.4bn
Group revenue	AED 49.6bn (+40%)	AED 23.9bn (+21%)
Group revenue backlog	AED 155bn (31 Dec 2025)	AED 164.9bn (30 Jun 2026)
Residential launches	n/a	11 “targeted” launches

Source: Emaar Properties FY2025 results (12 Feb 2026) and H1 2026 results (7 Aug 2026). Q3 2026 results had not been published as of 26 October 2026.

The backlog — sales already signed but not yet booked as revenue — keeps growing, which underpins future earnings. But the pace of new sales has slowed sharply: AED 26.6 billion in six months versus an average of over AED 40 billion per half in 2025. Emaar itself describes a “calibrated approach” to launches given the regional environment. That matches the wider market: Savills counted about 34,500 residential transactions in Dubai in Q3 2026 (-38% year on year) and about 50,000 units launched in the first nine months of 2026, roughly 64% fewer than in 2025.

In June 2026 Emaar also announced a new AED 200 billion masterplan in central Dubai: more than 4.5 million sq m of floor area, capacity for about 150,000 residents, five districts. Name, exact location, pricing and launch timing had not been disclosed at the time of writing.

Exchange rate used for reference: USD 1 = AED 3.6725 (fixed peg); EUR 1 = AED 4.11 (ECB reference rate of 23 October 2026).

Which Emaar communities are active in 2026?

Emaar groups its communities into two tiers:

The H1 2026 release names Emaar South, Dubai Hills Estate, The Heights Country Club, The Oasis, Rashid Yachts & Marina and Expo Living as sales drivers. Arabian Ranches now trades mostly on the secondary market. In practice:

Established city apartments: Downtown Dubai, Dubai Creek Harbour (which dubizzle lists among areas benefiting from the planned Metro Blue Line), Emaar Beachfront and Dubai Hills Estate — active resale and observable rents.
Entry-level Emaar apartments: Emaar South, near Al Maktoum International Airport.
Villas and townhouses: Dubai Hills Estate (top end), Arabian Ranches 2 and 3 (completed), The Valley (more affordable), The Oasis and Grand Polo (off-plan, high end).

For other neighbourhoods, see the best areas in Dubai to buy an apartment and our Dubai Hills Estate guide.

How much does an Emaar property cost, and what yield can you expect?

The table summarises Dubai Land Department transactions aggregated by DXBinteract, accessed on 26 October 2026. Figures are medians: they hide the gap between a studio and a three-bedroom, or a townhouse and a villa.

Community	Type	Median price (AED)	AED/sq ft	Gross yield	Status
Downtown Dubai	Apartment	3,000,000	2,990	6%	Mostly ready, 11 off-plan projects
Dubai Hills Estate	Apartment	2,130,000	2,340	7%	Mixed (ready + off-plan)
Dubai Creek Harbour	Apartment	2,655,000	2,560	7%	Mixed, 13 off-plan projects
Emaar Beachfront	Apartment	3,951,000	3,560	6%	Mixed (ready + off-plan)
Emaar South	Apartment	1,600,000	2,050	6%	Mostly off-plan
Dubai Hills Estate	Villa	14,537,000	3,080	7%	Mostly ready
Arabian Ranches 3	Villa	7,425,000	1,710	7%	Ready
The Valley	Villa / townhouse	7,118,000	1,400	6%	Mostly off-plan
The Oasis	Villa	15,832,000	2,070	n/a (off-plan)	Off-plan
Grand Polo Club & Resort	Villa	7,285,000	1,890	n/a (off-plan)	Off-plan

Source: Dubai Land Department data via DXBinteract location statistics, accessed 26 October 2026 (rolling window; period not stated by the source). Gross yield = median annual rent / median price, as published by the source.

Three notes:

Cross-checkdubizzle’s H1 2026 sales report (Bayut’s sister platform) shows similar levels: AED 3,255/sq ft in Downtown Dubai and AED 2,469/sq ft in Dubai Hills Estate for apartments, with estimated yields of 5.2% and 6.4%. Work with ranges, not a single number.
The Valleythe median is pulled up by newer villa phases. dubizzle put a three-bedroom townhouse at around AED 2.92 million in H1 2026 — one of the cheapest ways into an Emaar house.
Gross is not netService charges, management, vacancy and maintenance typically cut 1-2 points; see hidden costs when buying property in Dubai.

For context, Savills puts the Dubai-wide average apartment price at AED 1,817/sq ft in Q3 2026. Emaar carries a premium — from about 10% (Emaar South) to nearly 100% (Emaar Beachfront) per sq ft.

How do Emaar off-plan payment plans work?

Emaar does not publish a single schedule: each launch has its own, fixed in the Sales and Purchase Agreement (SPA). The most common structures, according to Engel & Völkers’ January 2026 guide, are:

Plan	Down payment	During construction	On handover
“10/90” or “80/20”	10%	70-75%	15-20%
“20/80”	20%	55-60%	20-25%
Post-handover	Uncommon at Emaar; offered on select projects only	—	—

Source: Engel & Völkers Dubai, “Emaar Payment Plans”, 23 January 2026. Indicative only — the SPA governs.

Two practical consequences: with a 10% deposit plus the 4% DLD fee, about 14% of the price is committed at signing; and most of the price is paid before handover, since Emaar rarely offers post-handover instalments. For the general pros and cons, read investing in off-plan properties.

What fees and protections apply: DLD, Oqood, escrow?

The 4% DLD fee. The Dubai Land Department states that the buyer must pay the 4% registration fee to the developer, which then completes the registration (DLD release, May 2021). The official initial-sale service adds small admin charges (AED 10 knowledge fee and AED 10 innovation fee). On a AED 2,130,000 Dubai Hills Estate apartment, that is AED 85,200. Add any agency commission and, later, service charges.

Oqood. Off-plan sales are recorded on the DLD’s provisional register through the Oqood portal, and the buyer receives a provisional registration e-certificate by email — your legal proof of ownership rights until the title deed is issued. Check your name, unit number and registered price; our guide on how to read a DLD Oqood certificate walks through each field.

Escrow. Dubai Law No. 8 of 2007 requires any developer selling off-plan to open a project-specific escrow account with an accredited bank. Pay only into that account, never to an intermediary. Escrow protects how your money is used, but it does not guarantee completion or the handover date on its own.

Can you sell an Emaar off-plan unit before handover?

Yes — an off-plan resale (assignment) is possible, but the SPA sets the conditions. Emaar requires a minimum share of the price to be paid before it issues the no-objection certificate (NOC) needed for the transfer. Historically that threshold was 30-40% of the price, depending on the project (Gulf News, quoting a property lawyer, 2018). Current thresholds and fees vary by contract: check your SPA or ask Emaar before buying.

Budget for a paid NOC, a fresh 4% DLD fee (split between seller and buyer by negotiation) and agency commission; the buyer takes over the remaining instalments. A quick flip only works if the gain covers these costs. See evaluating the resale value of Dubai properties.

What are the risks, and who is Emaar right for?

Strengths, on the record

Financial depth: AED 164.9 billion backlog and 51,000+ homes under development;
Liquidity: Emaar communities are among Dubai's most traded resale markets (around 4,000 apartment sales in Dubai Creek Harbour over the DXBinteract window);
Master-planned communities with schools, retail and parks that support family rental demand.

Risks to face squarely

The price premium. At AED 2,000-3,600/sq ft for apartments, you pay for the brand. It should show up again at resale, but it compresses the initial yield.
The delivery pipeline. DXBinteract lists about 31,400 Emaar units scheduled for completion in 2028 and 2029, and Savills expects more than 525,000 homes to be delivered across Dubai in 2027-2030. More supply at once, in the same communities, can weigh on rents and resale prices.
Handover timing. Completion dates are estimates; DXBinteract showed 4 Emaar projects past their planned date on 26 October 2026. Don't build your financing on a contractual date.

Who is it for? Investors who value delivery track record and liquidity over maximum yield, plan to hold for the medium to long term, and can fund a schedule weighted before handover. Less so for those chasing the highest gross yield, where more affordable areas do better, or a fast off-plan flip. To test an Emaar unit against an alternative, use our investment comparison tool.

Watch out

Prices and yields here are transaction medians and do not replace analysis of a specific unit. Payment schedules, resale thresholds and handover dates are set by each project's SPA and can change: read it before paying the deposit. For French tax residents, rental income and capital gains may fall under the France–UAE tax treaty; this is not tax or legal advice.

Frequently asked questions

*Is it a good idea to invest in Emaar properties in Dubai in 2026?

Emaar offers documented financial depth (an AED 164.9 billion backlog at 30 June 2026) and some of Dubai’s most liquid communities. In exchange, its prices per sq ft are well above the city average and gross yields sit around 6-7%. It is a choice for security and liquidity rather than for the highest possible yield.

*How much does an Emaar apartment cost in Dubai?

According to DLD transaction data accessed in October 2026, median apartment prices range from about AED 1.6 million in Emaar South to nearly AED 4 million at Emaar Beachfront. Per square foot, expect roughly AED 2,050 to 3,560 depending on the community, compared with a Dubai-wide apartment average of AED 1,817 in Q3 2026 (Savills).

*What payment plan does Emaar offer on off-plan projects?

The most common plans ask for 10% or 20% at booking, 55-75% during construction and 15-25% on handover. Post-handover payment plans are uncommon at Emaar and appear only on select projects. Each project’s exact schedule is fixed in its Sales and Purchase Agreement, which is the only binding reference.

*What fees do you pay on top of the price of an Emaar off-plan unit?

The buyer pays the Dubai Land Department registration fee of 4% of the price, plus small admin charges. The sale is recorded on the provisional register through the Oqood system. Depending on the deal, add an agency commission, then annual service charges once the property is handed over.

*Can you resell an Emaar off-plan property before handover?

Yes, but only after paying the minimum share set in the contract — historically 30-40% of the price depending on the project — and obtaining a no-objection certificate from Emaar. The resale triggers a new 4% DLD fee and agency commission. Check the exact threshold in your SPA before buying with a short-term exit in mind.

Figures are indicative as of the date shown: check them with official sources before any decision.

Looking at an Emaar unit?

Send us the listing: our analysts benchmark its price against recent DLD transactions and model the net yield. Message a VALORISIMO analyst on WhatsApp: +971 54 236 4178.

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