Dubai is currently experiencing not only a residential boom, but also a commercial boom. The number of companies, both Blue-Chip and ambitious SMEs, are moving to the region in numbers that have never been seen before.
One thing Dubai has sorely lacked in previous years is Grade A commercial Office Space. Developers, both Private and government-backed, have focused on Residential projects to bring their visions to life. Commercial buildings have always taken a back seat, until now.
Developers are seeing this opportunity for a growing, thriving commerce sector and, as such, are building buildings to match. Omniyat recently launched Lumena, which brought Grade A facilities and amenities, previously reserved for the most luxurious residential buildings, to the commercial world. The result? Instant Sell out. On the back of the success, we now have Lueman Alta coming, and for our investors, we wanted to take a look at the numbers behind the investment. As smart, private and family money is moving into the Commercial sector in Dubai.
Here is a comprehensive overview of business registration, occupancy, and investment numbers in Dubai’s commercial sector.
Current Occupancy / Vacancy for Grade A Office in Dubai
From recent market reports:
Grade A offices in Dubai are currently experiencing very high occupancy levels, typically around 95%.
In key prime business districts (DIFC, Business Bay, Downtown Dubai, Sheikh Zayed Road, etc.), the occupancy often reaches 95‑98% for high‑spec, Grade A stock.
More widely across Dubai for all office stock, city‑wide occupancy is somewhere in the low 90s percent. Grades B & C are lower but still strong.
The vacancy rate is therefore relatively low for Grade A properties in these prime locations.
In summary, Grade A office space in prime locations in Dubai is highly occupied, with near full utilisation in many cases.
Residential Sector: Occupancy / Yields
For comparison, here are some highlights for the residential side:
Residential occupancy in prime/popular residential areas is also high, often > 90%, particularly in established/freehold communities.
Yields (gross) for residential apartments/studios vary: small units (studios / 1‑beds) tend to give higher yields, sometimes in the ~ 7–9% range in good or mid‑income areas; larger units/villas tend to have lower yields (4‑6%) because of higher acquisition costs.
Investment Comparison: Grade A Offices vs Residential
Here are the pros, cons, and “how they compare” between investing in Grade A offices vs residential in Dubai:
Net Yield / Risk‑Adjusted Return: What the Numbers Imply
Putting together the projections above, here’s how the investment return picture looks, roughly, for Grade A offices vs residential, and what to watch out for. These are estimates rather than precise figures, as much depends on location, tenant quality, financing, costs, and other factors.
How do the current occupancy rates in Grade A offices look, and how does this compare to prime residential areas in Dubai?
Current Occupancy / Vacancy for Grade A Office in Dubai
From recent market reports:
Grade A offices in Dubai are currently experiencing very high occupancy levels, typically around 95%.
In key prime business districts (DIFC, Business Bay, Downtown Dubai, Sheikh Zayed Road, etc.), the occupancy often reaches 95‑98% for high‑spec, Grade A stock.
More widely across Dubai for all office stock, city‑wide occupancy is somewhere in the low 90s percent. Grades B & C are lower but still strong.
The vacancy rate is therefore relatively low for Grade A properties in these prime locations.
In summary, Grade A office space in prime locations in Dubai is very well-occupied, with near full utilisation in many cases.
Residential Sector: Occupancy / Yields
For comparison, here are some highlights for the residential side:
Residential occupancy in prime/popular residential areas is also high, often > 90%, particularly in established/freehold communities.
Yields (gross) for residential apartments/studios vary: small units (studios / 1‑beds) tend to give higher yields, sometimes in the 7–9% range in good or mid‑income areas; larger units/villas tend to have lower yields (4‑6%) because of higher acquisition costs.
Key Takeaways: Which Might Be Better, When?
If you are seeking a higher yield and are comfortable with more concentrated risk, a high capital outlay, and potentially dealing with commercial leases and fit-outs, then Grade A offices in prime locations are highly attractive right now. The very high occupancy and rising rents make the cash flow side promising.
If you prefer lower risk, easier tenant turnover, and possibly a smaller initial investment, then residential might be more appealing. It may yield lower returns (especially for larger units) but offer less volatility and more stable demand.
Also, timing and location matter a lot: Grade A offices in prime nodes (DIFC, Sheikh Zayed Road, Business Bay) are doing much better (higher occupancy, higher rents) than offices in peripheral or older buildings. Similarly, residential in prime areas does well; less so in less desirable or oversupplied areas.
Spotlight: Lumena Alta by Omniyat
Lumena Alta is poised to redefine the future of commercial real estate in Dubai—a 380-metre, mixed-use masterpiece standing alongside Lumena at the gateway to Business Bay.
• Iconic Landmark: by GAD Architects • 380 m | G+72 (73 levels) • 45 floors of premium offices • 16 floors of 5-star luxury hotel • 5 curated retail & F&B outlets • Prime Access & Amenities • 6 basement + 8 podiums • Dedicated entries: Office/Hotel • Fitness & aquatic centre • Business centre • Concierge services
Flexible Floor Plates Floor 3–26: 4,500–5,695 sq ft Floor 27–40: 4,545–6,349 sq ft Floor 41–49: 4,564–7,758 sq ft
Sky Experiences: • Level 56: Triple-height sky lobby with Burj Khalifa views • Rooftop: Tallest skypool in Dubai (355 m) + signature restaurant • Spa & wellness facilities
🚀High ROI potential + strong price appreciation outlook 🌟Rare opportunity to own in an iconic commercial tower in Dubai’s core business district
At Off Plan Dubai, for over 10 years, we have assisted investors, offices and funds in placing capital into some of the most lucrative Off Plan Investments in Dubai and, more recently, other international markets. Our business is now built on referrals and repeat business, which requires a significant level of trust. Ultimately, this means our investors achieve significant Capital Appreciation on the investments they make.
We do this on numerous fronts, and we mean test all investments across a set of fundamentals that you can measure within the market. Firstly, it is essential to understand that Dubai’s property appreciation isn’t random; it tends to follow specific economic, demographic, and policy-driven cycles. We obviously hope you choose to partner with Off Plan Dubai for any future property purchase, but if you wish to understand our process yourself, here are the most impactful factors that cause property values in Dubai to rise, and whether they’re monitorable and predictable:
Key Drivers of Property Appreciation in Dubai:
Population Growth & Inflow of Residents
Dubai’s real estate values rise when population inflows (expats, high-net-worth individuals, new residents through Golden Visas) outpace new supply.
Monitorable? Yes — population growth, visa issuances, and migration trends are reported by the Dubai Statistics Centre and immigration authorities. One of our key population metrics is to calculate the annual number of new residents compared to the number of Off Plan Units sold. For instance, Abu Dhabi currently has 19 new residents for every unit sold.
Supply & Demand Balance
Oversupply has historically slowed appreciation (e.g., 2015–2019), while controlled launches (as seen post-2021) push prices up. In some regions of Dubai, we are currently monitoring a trend of over-launching, which is more prevalent in Master-plans where developers can buy individual plots rather than being fully managed by one leading Master Developer.
Monitorable? ✅ Yes – compare project launches with handovers via DLD (Dubai Land Department) and major consultancies (Knight Frank, CBRE, JLL).
Government Policies & Regulations
Examples: Golden Visa, 100% foreign ownership of companies, retirement visa, and foreign investment reforms. Each policy wave historically boosted demand and prices. These are cross-demographic and impact multiple nationalities.
Monitorable? ✅ Yes – policy announcements are public and often give a lead indicator of demand surges.
Infrastructure & Mega Projects
Big-ticket projects (Palm Jumeirah, Dubai Hills Estate, Rashid Yachts & Marina, Dubai Creek Harbour, Palm Jebel Ali) create long-term appreciation around those zones.
Monitorable? ✅ Yes – Track announced government infrastructure plans and developer masterplans. Examples include extensions of metro lines and multi-million/billion logistics improvements, as seen recently at the entry and exit of Emaar Beachfront, which serves as a strong example.
Interest Rates & Global Liquidity
The UAE dirham is pegged to the USD, so Fed rate cuts/raises directly impact mortgage affordability and investor appetite. The saying goes that the US sneezes and the world catches a cold; this is even more relevant to the UAE, who are pegged against the currency.
Monitorable? ✅ Yes — follow US Fed policy and UAE Central Bank rate moves.
Investor Sentiment & Global Capital Flows
Dubai attracts inflows when there’s instability elsewhere (Russia-Ukraine, high taxation in Europe, currency devaluation in Asia). Dubai is exceptional at proving to be a haven when turmoil hits other regions. A super strong, decisive leadership, as seen through COVID-19, and a low-tax, tax-free society that rewards entrepreneurs and innovators, the world’s talent sees the UAE and Dubai as a hotspot to flourish.
Monitorable? ⚠️ Partially — geopolitical shocks are unpredictable, but you can track capital flow trends and residency program demand. Although slightly morbid in nature, Dubai is often viewed as a highly safe destination for both the populace and capital in the event of any political conflict or, god-forbid, war.
Tourism & Economic Growth
Dubai’s property cycle aligns with its success as a tourism, trade, and financial hub. More businesses and visitors = higher housing demand.
Monitorable? ✅ Yes – Dubai Tourism (DTCM) stats and GDP growth projections.
Limited Land in Prime Zones
Areas like Palm Jumeirah, Downtown, Jumeirah Bay, and Dubai Hills have scarcity value, creating outsized appreciation compared to emerging zones.
Monitorable? ✅ Yes – supply pipeline shows where scarcity will persist.
Can We Predict Appreciation?
Short-term (1–2 years): Yes, by watching supply handovers, Fed rate policy, and government reforms.
Medium-term (3–5 years): Trends can be modelled based on population inflow vs. supply, but shocks (COVID, oil prices, geopolitics) can change trajectories.
Long-term (10+ years): More predictable in prime and master-planned zones (Palm, Dubai Hills, Creek Harbour) where infrastructure and limited land sustain demand.
Investor Takeaway:
To anticipate appreciation, you want to track three leading indicators consistently:
Supply vs. demand pipeline → handovers vs. visa/population growth.
Global interest rates & liquidity → mortgage and investor flows.
We monitor the above monthly and quarterly, and evaluate the numbers annually. Here is our framework that we send to our investors. For some individual projects, we can identify undervalued projects by comparing the price per sqft at launch to real-life comparables. We like to incorporate this process into the framework below.
Dubai Property Appreciation Watchlist Framework:
1. Demand-Side Indicators Why it matters: Rising demand without equivalent supply = appreciation.
Population growth & new visas issued.
Sources: Dubai Statistics Centre, GDRFA, press releases on Golden Visa/Residency Visa uptake.
What to watch: Quarterly inflow of new residents; high spikes indicate demand surges.
Foreign direct investment in real estate
Sources: Dubai Land Department (DLD) reports, Knight Frank, CBRE.
What to watch: Nationalities leading purchases (e.g., Russians 2022–23, Indians, Chinese, Europeans).
Tourism numbers
Sources: DTCM reports.
What to watch: Hotel occupancy & visitor count (short-term rental demand).
Quarterly: Review population inflows, tourism data, and handover vs. launch balance.
Annually: Assess mega-project completions, supply pipeline, and global capital inflows.
The Dubai market has provided opportunities since COVID that have literally changed people’s financial lives. Investors are now naturally wondering if the opportunity has passed them by or if there are still opportunities and potential to make solid money over the coming years. We have gone through the first half of the year, and here is a clean, data-driven read on H1-2025 and what it signals for H2-2025 into 2026.
Where transactions were heaviest (H1-2025)
Top areas by number of deals (DLD data):
Al Barsha South Fourth – 10,469
Al Yalayis 1 – 7,595
Wadi Al Safa 5 – 7,178
Next tier included Business Bay (6,601), Dubai Marina (6,428), Airport City (5,569), Jebel Ali First, Al Thanyah Fifth, Burj Khalifa (Downtown), Meaisem First.
Top areas by value (H1-2025):
Dubai Marina – AED 25.1bn
Business Bay – AED 22.5bn
Burj Khalifa (Downtown Dubai) – AED 17.1bn
Palm Jumeirah – AED 16.96bn (also high: Al Yalayis 1, Meaisem Second, Wadi Al Safa 5, Airport City, Al Barsha South Fourth).
Big H1-2025 market signals (headline numbers):
Record half-year: total real-estate procedures exceeded AED 431bn, with circa 99k sales and strong investor participation.
Off-plan continued to lead the way (circa 65%+ share by count) with apartments accounting for 80% of deals; meanwhile, secondary gained momentum.
Price growth is still positive (values up ~14% y/y to June), but it is more segmented by community.
Supply pressure: 20k+ units delivered in H1, with a large handover wave expected in H2; pipeline 200k+ through 2027. Completions concentrated in JVC, Sobha Hartland, and MBR City. We have continued to speak about trepidation in areas with high concentrations of handovers.
DXBinteract mid-year: transactions +22.5% y/y by count, +40% by value; mortgages up by volume but lower average ticket, more cash but placed on smaller loans.
Hot Locations:
Value magnets: Marina, Business Bay, Downtown/Burj Khalifa, Palm — luxury/brand-led stock, investor depth, and liquidity; these continue to set the pace for AED value.
Volume workhorses: Al Barsha South Fourth, Al Yalayis 1, Wadi Al Safa 5 — areas with heavy off-plan launches and mid-market price points (broad buyer pools, investor-friendly ticket sizes). At Off Plan Dubai, we do not cover these areas, but appreciate the ‘bulk’ of the market they provide.
Affordable/mid-market momentum: JVC/Arjan/Dubailand corridors saw big handovers and sales churn; this is where any supply-driven price moderation shows up first.
What to watch out for in H2-2025 → 2026
1) Supply digestion vs. price growth
The handover bulge in H2 (after 20k+ in H1) should cool quarterly price growth for mid-market apartments in outer corridors; expect more competitive pricing & incentives from developers. Prime/luxury remains more resilient but likely slower growth off a higher base.
2) Off-plan still dominant, but resale continues its race to catch up:
DXBinteract shows secondary prices rising faster y/y than off-plan in several segments; that can keep ready units in mature family communities (e.g., Dubai Hills, Arabian Ranches, Jumeirah Park) in demand. DXB Interact
3) Financing mix
Mortgage counts up, values down → more cash buyers/smaller LTVs. If rates ease into 2026, you could see resale liquidity improve and upgrade activity pick up.
4) Infrastructure catalysts
DWC/Al Maktoum Airport expansion and Dubai South narrative continue to build; land/early-phase townhouse projects there should see sustained enquiry.
5) Leasing
Rent growth moderating from 2023–24 highs as supply lands, especially in studios/1-beds; villa rents remain stickier due to scarcer stock. (
Strategy for an investor (actionable):
Hold/accumulate in value-dense, liquid cores (Marina, Business Bay, Downtown micro-units with strong STR/long-let demand) for AED value preservation and exit liquidity.
Selective growth in outer mid-market (JVC/Al Barsha South Fourth/Wadi Al Safa 5) after handover waves. Negotiate on post-handover inventory, focus on buildings with proven leasing velocity and realistic service charges.
We have a strong preference for the Villa market, focusing on areas like Polo and The Valley by Emaar.
Resale family villas/townhouses
Target ready units in established school-adjacent communities; these held pricing better in H1 and should remain bid if rates ease in 2026.
Launch discipline
For off-plan, prioritise tier-1 developers, construction progress, escrow discipline, and delivery track record. Be wary of over-amenitised, high-service-charge stock marketed on glossy yields.
Yield guardrails (quick rules of thumb)
Aim for net 5–6% on prime cores, 6.5–7.5% on mid-market. Stress-test at +100 bps cap-rate and –10% rent; avoid deals that break covenants under that.
H1 2025 Community Breakdown: Apartments vs Villas:
While complete community-level splits (units, value, yields) aren’t published in a single source, we can build a clear picture using available data:
Overall performance (H1 2025):
Apartment units sold: 73,863 – Up 15% vs H1 2024.
Total sales volume: +22.5%; sales value: +40.1% YoY.
Jumeirah Village Circle, Business Bay, and Dubai Production City were leading hubs in the off-plan space.
Downtown Dubai apartments: average sales price AED 4.31M; ROI 5.68%
Trends to note:
Apartments dominate in volume, driven by off-plan activity in mid-market corridors.
Villas, especially luxury, fetch premium pricing and appeal to long-term and high-net-worth buyers, but yield slightly lower.
Resale/home-ready units are gaining traction alongside off-plan, moderating dynamics between segmented market tiers
Handover & Supply Timeline: H2-2025 and Into 2026
H1 2025 Completions & Pipeline:
Units completed: 17,300
Units under construction: 61,800; projected for 2026–27: 100k+
New unit registrations in H1: 90,337; projected 150,000 by year-end; 250k across 2023–2026, with peak deliveries in 2026 (120k)
2025–2026 Supply Surge:
An estimated 41,000 and 42,000 planned completions are expected in 2025 and 2026, respectively.
Fitch projects up to a 15% decline in prices during H2 2025 into 2026 due to a supply glut, though prime areas may soften less.
Specific Handovers & Development Trends:
High-profile handovers are scheduled, for example, at Creek Crescent and Emaar Beachfront Residences.
Notable recent handover: Westwood Grande II in JVC, 153 units delivered in May 2025.
Handover delays are common, affecting 62% of scheduled 2025 projects, and this rate further drops to around 48% in 2026 due to supply chain and logistical pressures.
Summary: What This Means (H2 2025 → 2026)
– Apartment (off-plan mid-market corridors): Expect heightened post-handover supply pressure; developers could lean into incentives and discounts to absorb inventory. Expect moderation in price growth.
– Prime apartments (Marina, Downtown, Palm): Resilient, but likely slower growth, still a yield haven for investors. Some projects are fundamentally undervalued, though this is more prevalent in the ultra-luxury sector in Dubai. For instance, Six Senses Palm Jumeriah is now trading over 100% ROI, still Off-Plan, from its OP.
– Villas (luxury enclaves): Less supply-sensitive inertia; expectations for continued demand from UHNW and speculative investors.
– Rental market: Slight rent softening, especially in studios/1-beds, as new supply gives tenants leverage; villa rents stay firmer due to scarcity.
– Risk factors: Mistimed off-plan exposure (without a clear delivery schedule), over-entering mid-market stock without leasing flow, and reliance on price momentum.
Off Plan Dubai helps investors enter the UAE property market every month; some invest from afar, while others live closer to the action. Some plan on moving immediately, while others plan to move in the near or distant future. Some never.
However, a primary consideration is how the schools in the UAE compare to those in other regions, as well as the associated costs.
I’ve put an interactive table on your screen showing indicative annual tuition ranges by curriculum and stage for 2025/26 (FS1/Pre-K, Year 6/Grade 5, Year 10/Grade 9, Year 13/Grade 12). The ranges come from GEMS’ network fee guide and line up well with what you’ll see across the market. We refer to KHDA throughout the post: Knowledge and Human Development Authority.
What the ranges look like (2025/26)
British: roughly AED 8.7k – 98.5k from FS1 to Year 13.
IB/American: roughly AED 23k – 117.6k from FS1/PK to Grade 12 (IB years skew high at DP level).
Indian (CBSE/ICSE): roughly AED 9.8k – 54k from KG to Grade 12 (widest value spread; strong “good/very good” options at lower fees).
Concrete examples (to anchor the ranges):
Deira International School (British/IB, Outstanding): AED 44,616 (FS1) to AED 89,889 (Year 13), 2025/26.
Dubai English Speaking College (British): AED 84,326 (Y7–Y11) and AED 90,633 (Sixth Form).
Dubai British School – Jumeirah Park (British): AED 64,160 (Y1) to AED 83,015 (Y13).
KHDA directory links every school’s official “School Fees Fact Sheet” (one-page, all charges listed). Use this to confirm any school’s exact line-items before enrolling.
2025/26 fee movement (why some numbers nudged up)
For 2025–26, KHDA set the Education Cost Index (ECI) at 2.35%, which is the cap many for-profit schools can apply for fee increases this year. Expect most “premium” schools to have moved modestly within that cap.
What adds to tuition (and where to check):
Besides base tuition, families typically face:
Application/registration (often ~AED 500), transport, uniforms, books, technology, exam fees (IGCSE/IB/A-level), activities/trips, and sometimes SEN/EAL support. All of these must appear on the KHDA School Fees Fact Sheet—use that document as the single source of truth.
How to choose by value (quick heuristics):
First, consider curriculum fit (UK vs IB vs US vs Indian); then compare KHDA ratings and outcomes (GCSE/IB results) per dirham of tuition.
For substantial value at lower fees, short-list Indian curriculum schools or “good/very good” UK schools; for IB DP or UK Sixth-Form excellence, budget for the upper bands. Use the KHDA directory to scan ratings and open each school’s Fees Fact Sheet directly.
In Dubai, location has a significant impact on the fees of the school you wish to attend.
Location in Dubai really does influence school fees—not just because of which schools are nearby, but also due to catchment zones, local demand, and perceived prestige. Let’s compare Emirates Hills and Dubai Hills Estate area schools to give you a clearer picture:
Emirates Hills
Dubai International Academy (DIA), Emirates Hills
Curriculum: IB (KG1–Year 13)
Annual tuition: AED 42,832–77,866 per year for 2024–25; average around AED 59,500
External sources estimate fees for Year 1–Year 13 between AED 53,027–79,541 (2025/26)
Other nearby options
Emirates International School, Meadows (IB): around AED 27,000–74,000 annually, depending on age group
Summary (Emirates Hills corridor):
IB schools (e.g., DIA): AED 43k–78k
British schools (e.g., DBS): AED 52k–78k+
Schools nearby with Indian/IB options: a mix ranging from AED 27k to 74k, adding value for perhaps more modest fees.
Dubai Hills Estate Area
This area doesn’t host large international schools, yet, like Emirates Hills, but it’s proximate to several Indian-curriculum and value-focused schools.
GEMS New Millennium School, Dubai Hills Estate
Curriculum: British & Indian (all-through)
Annual tuition: approx. AED 27,000
Rating: “Very Good” by KHDA
Other Indian schools nearby:
Springdales School (Al Quoz): AED 26,500 (Good)
Dewvale School (Al Quoz): AED 15,000 (newer school)
These schools are more budget-friendly, especially for families leaning toward the Indian curriculum.
Key Takeaways:
Prestige & curriculum drive higher fees—Emirates Hills is home to top-rated “Outstanding” IB and British schools mid-to-high in the AED 40k–80k range.
Dubai Hills Estate offers excellent value—particularly with Indian/British curriculum options under AED 30k, though KHDA ratings may range from Good to Very Good.
No one-size-fits-all—if budget is a priority and an Indian curriculum is acceptable, Dubai Hills may suit. But for award-winning IB/British education and premium facilities, Emirates Hills commands a premium.
I hope everyone is doing well. I am currently sitting in the heart of Mayfair in a coffee shop, typing this, and looking forward to the launch of Fahid Island today. Many astute, long-term investors are about to purchase a future icon in Abu Dhabi real estate at the very initial launch prices. This is fundamental to our recommendations and role.
Last week, Fitch Ratings Agency predicted a 15% market correction in the Dubai market in late 2025 that will continue into the early stages of 2026. For those who speak to me regularly, we have been predicting this for the last 8/12 months. As someone who has been in the market for over a decade, I wanted to give my thoughts on how it would benefit the market and help investors in the long term.
Fundamentally, I believe in the market now and in the future. Investments now more than ever have to have a mid/long-term play, but if you buy in the correct location, from the right developer at the right price, you will see opportunities a-plenty over the coming years.
The Forecast
Prices could dip 10-15% in the next 18 months.
Why? Oversupply 250,000 Units launched in 203-24 with 120,000 units scheduled for handover in 2026.
Population Growth stands at 5% per year.
Too many apartments mean Rental Yields will slip as the supply hits the market, causing weaker areas and over-leveraged developers to hit the market.
What does this mean?
Prime Villas / Prime Masterplans and Quality Developers – likely safe
Speculative Apartment Zones – Real Risk Ahead If Fitch is cautious, banks and lenders will start to be, too. Over-leveraged developers will become susceptible to these market fluctuations.
15%?
If 15% is the maximum figure, the market would be at levels seen in early 2024. Those who have invested in the market for extended periods would remember 2008 and pre-COVID market dynamics. Think long-term, buy what lasts for families once the buying hype fades.
Opportunites
If you have been looking at a ready property, in the next year or so, you will find the prices at which you may be more willing to transact. Many investors will see opportunities, and the number of transactions may increase as people ‘buy the dip’.
Developers improve payment plans. If off-plan transactions stabilise, developers will offer better payment terms to entice buyers. This will be minimal in prime locations, but if you like to purchase with speculative developers in a risk range portfolio, you will see offers that may attract.
How to navigate?
We pride ourselves on promoting projects, developers, and master plans we believe in. I say no more than I would ever say yes when investors ask for advice. No one can ever accurately predict the future, but there are principles I adhere to that help us best avoid any market issues.
Developer – Always pick a government-backed developer or an extremely cash-rich private one. Aldar / Emaar – Government Backed. DAR Global / Select / Omniyat – Publicly listed cash-rich developers. These developers don’t need your installment payments to complete builds. You could get real development issues if you get a % of over-leveraged off-plan investors within one particular project.
Masterplan—The best developers don’t build individual Tower Blocks or 30 Villas in the desert. They harbour communities and facilities that emphasise the standard of living and the finished project. In the right master plan, the whole community drives appreciation. What schools, medical, and other facilities are being built where you invest?
Master plans that will outperform others and be less susceptible to market fluctuations:
Polo Oasis Dubai Hills Estate Beachfront Fahid Island Yas Island Athlon DIFC Dubai Islands
Location—Recently, you have seen that we have shifted into the Abu Dhabi market more prominently. Aldar will be one of the most important developers in the GCC over the next 10 years. Abu Dhabi is targeting HNW families, and the Villa launches are some of the best you will see anywhere in the world. It is less busy and family-oriented, and you will see a conscious shift in buying habits from Dubai to Abu Dhabi. We believe in diverse portfolios, whether unit type or location, which is why you see us covering areas such as London, Manchester, Riyadh, Jeddah, Oman, Qatar, and Marbella, among others.
Entry Price – Your purchasing price per sqft matters most at the entry point. When buying off-plan, you should look at a project that is around 30-40% below market value if that product is ready in the completed master plan. This week’s recent transaction in Six Senses Palm, a two-bedroom, was exchanged above the 20m AED mark for the first time. It was initially purchased for 12m and has now been sold 3 times during construction. If the original investor had kept the unit, the returns on Capital from the 60/40 payment plan would now surpass 100%. When launched, some investors would think that 12m for a 2-bedroom apartment was expensive. But it had the correct location, a leading brand behind it, and comparables in the vicinity showed it was vastly under-valued compared to if it were ready.
Industry – Speaking candidly, the level of Real Estate employees working in the Dubai Real Estate market isn’t of an industry-leading standard. They chase quick wins for quick paydays. In the last 4 years, anyone can sell in this market; it sells itself. When the market turns a couple of %, you will see agents calling you, telling you to sell now before you lose more money, creating a false panic, and them wanting a commission when the correct advice may be completely different, but it doesn’t benefit their pocket.
Agents don’t take a basic wage from 99% of the real estate agencies, and their tactic has always been to throw enough s**t at a wall, and some will stick.
Every other person in Dubai seems to be a property expert and a current agent. I look forward to the market becoming difficult and true advice and expertise being valued again. Over the coming years, you will see most agents flushed out of the ecosystem and a smaller, well-informed collection of agents still trading.
Honesty & Integrity
I hope you can see that no matter what happens in the future, our advice comes from a place of integrity, market knowledge, and above all, honesty.
Play mid/long term, embrace the whole journey, and if you believe fundamentally in the market and region, as I do, a market correction can provide opportunities and risk simultaneously. Enjoy the highs, embrace and plan for the lows.
Jeddah Saudi Arabia Real Estate
On the back of the sell-out of the first Trump Tower in the GCC. We take a closer look at the investment potential of Jeddah, Saudi Arabia
Off Plan Dubai capped off 2024 and entered 2025 with over 50m SAR of investments placed into the Trump Tower Jeddah. It was the first property launch in Jeddah, which was freehold and open to foreign investment. Many factors are at play as to why so many institutions, private/family offices and HNW investors consider Jeddah an investment hotspot and why it is a vital addition for any diverse property portfolio over the next 20 years.
Firstly, Dar Global is leaving a trail around the world. Whether it is Lamborghini Villas in Marbella, Cliff Top mountain apartments in Oman, or Elie Saab apartments in Qatar, it’s a real estate trailblazer that is difficult to ignore. They currently have 9BN under assets, with growth expansions in the Kingdom at the very forefront of the next phase of global expansion. In early 2024, we got a glimpse of their alignment with the Trump organisation, leading to the first Trump Tower to enter the GCC in Q4 of 2024. Fast forward to early 2025 and we are now at a full capacity sell out.
So why Jeddah?
Booming Real Estate Market – Jeddah is developing significantly, with new residential, commercial, and tourism projects boosting property values.
Strategic Location: As the gateway to Mecca and a major Red Sea port, Jeddah benefits from strong business and tourism traffic.
Vision 2030 Development: Saudi Arabia’s economic diversification plan drives infrastructure improvements and increases demand for high-quality properties.
Growing Tourism & Hospitality Sector: Jeddah hosts international events and attracts religious and leisure tourists, expanding short-term rental opportunities.
Diverse Property Options: Whether looking for high-end apartments, villas, or commercial properties, Jeddah offers many choices.
Infrastructure & Lifestyle Improvements: New metro projects, luxury malls, and waterfront developments (like Jeddah Central) make the city increasingly attractive.
High Rental Yields: Rental demand is strong, especially in central and waterfront areas, providing good returns on investment.
Jeddah fits into the Kingdom’s 2030 vision, which you will hear anytime you speak to a Saudi national or enter the country. They are extremely proud of this vision and strive to achieve it at a breakneck pace.
Vision 2030 is a strategic framework to reduce the country’s dependence on oil, diversify the economy, and enhance public services. The vision centers around three main pillars:
1. A Vibrant Society
This pillar focuses on improving quality of life, cultural and entertainment opportunities, and national identity. Key aspects include:
Developing the tourism sector, including NEOM, Red Sea Project, and Qiddiya
Expanding cultural and entertainment venues
Preserving Saudi heritage and historical sites
Enhancing healthcare and education
2. A Thriving Economy
Many factors will influence a dynamic and diversified economy:
Increasing private sector contribution
Encouraging foreign direct investment (FDI)
Supporting small and medium enterprises (SMEs)
Boosting local content in industries
Enhancing financial markets.
3. Developing National Services through unrivaled Ambition
This pillar focuses on governance, transparency, and efficiency in the public sector. Key initiatives include:
Digital transformation of government services
Improving legal and regulatory frameworks
Strengthening national identity and civic engagement
The plan includes mega projects like NEOM, The Line, Diriyah Gate, and Jeddah Central, which aim to attract global investors. Given your interest in Jeddah’s real estate, Vision 2030 is expected to significantly boost property values through infrastructure and tourism development.
If you want to know more about the individual projects, fill out the contact form below.
Trump Tower JeddahTrump Tower Jeddah
The city’s largest retreat
Dubai Hills Estate Park is the central focus point of the master community and has wowed investors and end-users who are looking to enter it. Up until now, details have been limited, but we finally got the full briefing of what to expect in this masterpiece of social living.
Spanning nearly 180,000 sqm – four times the size of Place de l’Étoile in Paris – Dubai Hills Park is a lush green haven at the heart of Dubai Hills Estate. With features and amenities that will elevate the well-being of all residents of Dubai Hills Estate, it is bound to become as iconic as Central Park in New York.
Key Features
Stretching Across 176,300 M²
Longest Park Of Any Residential Community
3 Dedicated Event Spaces
1,800 Trees & Palms
Children’s Play Area:
Dragon Adventure Playground
Trampoline Playground
Junior Skate Park
Bounce Park
Activities For All Ages:
Weekend Markets
Glice Rink
Cafe Pavillion
Skate Park
Embrace a healthier lifestyle with all of these sports activities:
34,000 M2 of Green Area
2.5KM Jogging Track
Beach Volleyball
Paddle Tennis
Fitness Zone
Dog Park
Basketball
Football
Table Tennis
Q2 2019 saw the first residents move into Dubai Hills Estate in Mulberry 1 and Mulberry 2. The Golf Course opened in 2018, and the park and business park are set to open in 2019. Then, to cap things off, in 2020, we will see the arrival of over 2 million sq ft of Retail Indulgence in the opening of Dubai Hills Estate Mall.
Dubai Hills Estate is set to become the most complete masterplan in Dubai and the proclaimed greenest community in the center of Dubai.
If you want to know more about the individual projects, fill out the contact form below.
Knightsbridge Dubai Luxury Property Roadshow
We are delighted to present an exclusive VIP invitation to our Dubai preview weekend in partnership with DAR Global at their prestigious Knightsbridge office in Central London.
Join us on Friday 14th & Saturday 15th of July and meet with a dedicated DAR / Off Plan Dubai sales agent, view models of the developments and discuss potential investment opportunities in Dubai. All with exclusive event-only discounts and payment terms.
Venue: Knightsbridge Dubai Join us on Friday 14th & Saturday 15th July 2023
Off Plan Dubai LTD are one of the leading UK agents for Dubai and has helped thousands of UK Residents enter the lucrative Dubai property market over the last 8 years. On the weekend of 14/15 July, we will be hosting a 5* VIP invite-only property roadshow in partnership with leading Dubai developer DAR Global at their prestigious Knightsbridge office.
There will be models, floor plans, and agents both located in Dubai and London here for the weekend to help walk you through the best developer in Dubai and London.
DAR have taken the global real-estate sector by storm and everyone knows how strongly we recommend them for investment in Dubai.
Projects we can look at in full detail will include:
DG1 – Downtown Dubai
W Residences – Downtown Dubai
Urban Oasis by Missoni – Business Bay
Da Vinci Tower by Pagani – Business Bay
Tierra Viva Lamborghini Villas – Marbella
Exclusive London Launchs coming up
The Dubai stock, bar DG1 is all branded, mid to high-end investments starting around the 600K GBP mark but with potential for extreme growth on appreciation and strong yields on both short-term and long-term rentals.
On the weekend expect:
One-time-only price offers
Exclusive Payment Plans (Some Post-Handover)
Tailored expert advice
Food and refreshments from 5* London restaurant
Zoom meetings available for International Clients
If you are in London on Friday 14th of July or Saturday 15th of July and would like access to the best deals in the UAE which will only be available on these days reply to this email to book an available time slot. If you are overseas but would still like to avail of these offers and receive a full presentation we can book Zoom meetings as well.
*This is a 5* VIP event all guests will be pre-qualified before acceptance to the event, thanks for your understanding*
The old adage has always been to ‘sell high and buy low’. UBS Swiss leading bank has again done a fantastic job in Global Real Estate Bubble Index for 2019.
It allows investors to take a look at 24 prominent property market and such which areas are over-valued, all the way down to under-valued.
Dubai’s housing market, which was included for the first time, is fairly priced, the report found.
“After peaks in Dubai’s housing market in 2008 and 2014, prices have fallen by almost 35 per cent,” Ali Janoudi, head Central and Eastern Europe, the Middle East and Africa at UBS Global Wealth Management, said.
“We expect prices to find a bottom soon but we would still encourage all investors to be diligent in their real estate research,” he added.
We have long stated this market represents a fantastic opportunity, developer concession, price reductions, post-handover payment-plans…. the list goes on.
Markets go up and down and purchasing on the right curve is essential. there has never been a better time to get on the housing ladder or to further an investment portfolio.
I strongly recommend reading the full report on the link above.
Samuel Dawson Managing Director
Get in touch
Dubai Office
Off Plan Dubai
Suite: 508, Fairmont, Sheikh Zayed Road, P O Box 75671, Dubai, UAE
property@offplandubai.ae 
+44 7595 715 264