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Um Al Sheif

Residential prices & rents · Oct 2025–Sep 2026

Apartment & villa sales

0No recorded activity
—

No records for these layouts

Apartment & villa rentals

196contracts
47%

46.9% apartments · 53.1% villas

Gross yields by layout

Apartments
— No comparable yield data
Villas
— No comparable yield data

No comparable layout yields

Yields for all 8 layouts

Apartments

1 Bedroom
Insufficient data
2 Bedroom
Insufficient data
3 Bedroom
Insufficient data

Villas

3 Bedroom
Insufficient data
4 Bedroom
Insufficient data
5 Bedroom
Insufficient data
6 Bedroom
Insufficient data
7 Bedroom
Insufficient data

Ranges show the lowest and highest qualifying layout yields, not an apartment-wide, villa-wide or community-wide average. Each yield uses annual rent per area ÷ sale price per area, with at least 10 sales and 30 rental contracts. Ratios above 20% are excluded. Fees, vacancy and other costs are not deducted.

Recorded apartment and villa layouts only; the all-property history below has a broader scope. Buildings, land and unclassified layouts are excluded from the headline counts.

Prices by home size

Apartments

Community averages · ◇ Dubai benchmark

1 Bedroom

Avg. sale price—Avg. annual rentAED 96.3KLow sampleGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 1,446,882
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 96,333

49.5% above Dubai

Dubai · same layout
AED 64,422
Average / sqft
AED 113/sqft
Average recorded size
858 sqft
Rental contracts
3
Valid rent samples
3

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
4.5%
Monthly rent equivalent
AED 8,028

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

2 Bedroom

Avg. sale price—Avg. annual rentAED 143.6KGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 2,646,217
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 143,621

57.9% above Dubai

Dubai · same layout
AED 90,947
Average / sqft
AED 108/sqft
Average recorded size
1,343 sqft
Rental contracts
69
Valid rent samples
69

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
3.7%
Monthly rent equivalent
AED 11,968

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

3 Bedroom

Avg. sale price—Avg. annual rentAED 163.8KLow sampleGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 5,297,390
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 163,767

10.2% above Dubai

Dubai · same layout
AED 148,588
Average / sqft
AED 74/sqft
Average recorded size
2,206 sqft
Rental contracts
20
Valid rent samples
20

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
3.3%
Monthly rent equivalent
AED 13,647

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

Reading the comparisons

Bars start at zero, with separate price and rent scales shared within this property type. Diamonds show Dubai averages for the same layout and reporting window. Full figures, area rates and samples are available by expanding a layout. Missing prices are not zero; rare reported sizes are retained. Dubai benchmarks are omitted if the reporting windows differ. Annual rent ÷ 12 is a monthly equivalent, not a payment plan.

Prices by home size

Villas

Community averages · ◇ Dubai benchmark

3 Bedroom

Avg. sale price—Avg. annual rentAED 175.4KLow sampleGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 3,515,122
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 175,357

7.2% above Dubai

Dubai · same layout
AED 163,507
Average / sqft
AED 39/sqft
Average recorded size
9,199 sqft
Rental contracts
7
Valid rent samples
7

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
3.8%
Monthly rent equivalent
AED 14,613

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

4 Bedroom

Avg. sale price—Avg. annual rentAED 291.1KGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 3,612,556
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 291,138

14.3% above Dubai

Dubai · same layout
AED 254,781
Average / sqft
AED 84/sqft
Average recorded size
4,217 sqft
Rental contracts
61
Valid rent samples
61

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
4.1%
Monthly rent equivalent
AED 24,262

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

5 Bedroom

Avg. sale price—Avg. annual rentAED 481.4KLow sampleGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 5,404,202
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 481,389

22.3% above Dubai

Dubai · same layout
AED 393,754
Average / sqft
AED 63/sqft
Average recorded size
9,016 sqft
Rental contracts
22
Valid rent samples
22

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
3.7%
Monthly rent equivalent
AED 40,116

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

6 Bedroom

Avg. sale price—Avg. annual rentAED 461.8KLow sampleGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 28,148,934
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 461,788

23.4% below Dubai

Dubai · same layout
AED 603,227
Average / sqft
AED 42/sqft
Average recorded size
13,633 sqft
Rental contracts
13
Valid rent samples
13

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
2.1%
Monthly rent equivalent
AED 38,482

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

7 Bedroom

Avg. sale price—Avg. annual rentAED 840.0KLow sampleGross yield—

Sales

Not available

Not comparable

Dubai · same layout
AED 45,462,533
Average / sqft
—
Average recorded size
Not available
Sales transactions
0
Valid price samples
0

Annual rent

AED 840,000

25.5% above Dubai

Dubai · same layout
AED 669,513
Average / sqft
AED 71/sqft
Average recorded size
11,754 sqft
Rental contracts
1
Valid rent samples
1

Gross rental yield

Not available

Before ownership and letting costs

Dubai · same layout
2.3%
Monthly rent equivalent
AED 70,000

A comparable yield requires at least 10 sales, 30 contracts and a positive ratio no greater than 20%.

Reading the comparisons

Bars start at zero, with separate price and rent scales shared within this property type. Diamonds show Dubai averages for the same layout and reporting window. Full figures, area rates and samples are available by expanding a layout. Missing prices are not zero; rare reported sizes are retained. Dubai benchmarks are omitted if the reporting windows differ. Annual rent ÷ 12 is a monthly equivalent, not a payment plan.

Beyond the snapshot

All-property market history

Monthly sales & rental rates across property types

All property types · complete months through Sep 2026 · each chart has its own timescale

Sale price per sqftAED/sqft · monthly observations
Timescale

Oct 2025–Sep 2026

Loading interactive chart. Monthly figures are available below.

OverallOff-planReady / existing

Hover or tap for values and monthly changes.

Monthly figures
Sale price per sqft · AED/sqft · Oct 2025–Sep 2026
MonthOverall · AED/sqftOff-plan · AED/sqftReady / existing · AED/sqft
Oct 20251,866.65Not comparable with previous month1 recordsNo observation0 records1,866.65Not comparable with previous month1 records
Nov 20251,283.3-31.25% vs previous month1 recordsNo observation0 records1,283.3-31.25% vs previous month1 records
Dec 20251,037.49-19.15% vs previous month2 recordsNo observation0 records1,037.49-19.15% vs previous month2 records
Jan 2026966.65-6.83% vs previous month3 recordsNo observation0 records966.65-6.83% vs previous month3 records
Feb 20261,255.54+29.89% vs previous month3 recordsNo observation0 records1,255.54+29.89% vs previous month3 records
Mar 20261,662.84+32.44% vs previous month2 recordsNo observation0 records1,662.84+32.44% vs previous month2 records
Apr 20261,203.54-27.62% vs previous month2 recordsNo observation0 records1,203.54-27.62% vs previous month2 records
May 20261,209.06+0.46% vs previous month3 recordsNo observation0 records1,209.06+0.46% vs previous month3 records
Jun 20261,731.96+43.25% vs previous month3 recordsNo observation0 records1,731.96+43.25% vs previous month3 records
Jul 2026879.99-49.19% vs previous month1 recordsNo observation0 records879.99-49.19% vs previous month1 records
Aug 2026No observationNo observationNo observation
Sep 2026999.99Not comparable with previous month1 recordsNo observation0 records999.99Not comparable with previous month1 records
Annual rent per sqftAED/sqft · monthly observations
Timescale

Oct 2025–Sep 2026

Loading interactive chart. Monthly figures are available below.

OverallNew contractsRenewals

Hover or tap for values and monthly changes.

Monthly figures
Annual rent per sqft · AED/sqft · Oct 2025–Sep 2026
MonthOverall · AED/sqftNew contracts · AED/sqftRenewals · AED/sqft
Oct 2025132.45Not comparable with previous month42 records200.28Not comparable with previous month9 records113.95Not comparable with previous month33 records
Nov 2025136.01+2.69% vs previous month49 records115.26-42.45% vs previous month8 records140.06+22.92% vs previous month41 records
Dec 2025137.89+1.38% vs previous month44 records173.31+50.37% vs previous month6 records132.3-5.54% vs previous month38 records
Jan 2026157.42+14.16% vs previous month44 records178.3+2.88% vs previous month11 records150.47+13.73% vs previous month33 records
Feb 2026144.3-8.34% vs previous month42 records157.46-11.69% vs previous month16 records136.2-9.48% vs previous month26 records
Mar 2026147.25+2.05% vs previous month47 records128.77-18.22% vs previous month8 records151.04+10.89% vs previous month39 records
Apr 2026132.9-9.75% vs previous month34 records140.78+9.33% vs previous month7 records130.85-13.37% vs previous month27 records
May 2026122.57-7.77% vs previous month37 records159.03+12.96% vs previous month9 records110.85-15.28% vs previous month28 records
Jun 2026141.92+15.79% vs previous month30 records178.5+12.24% vs previous month11 records120.75+8.93% vs previous month19 records
Jul 2026121.14-14.65% vs previous month39 records159.26-10.78% vs previous month10 records107.99-10.56% vs previous month29 records
Aug 2026124+2.36% vs previous month24 records155.51-2.36% vs previous month7 records111.02+2.81% vs previous month17 records
Sep 2026158.95+28.19% vs previous month37 records233.35+50.05% vs previous month9 records135.04+21.63% vs previous month28 records
Transaction counts & market composition
Sales transactionsrecords · monthly observations
Timescale

Oct 2025–Sep 2026

Loading interactive chart. Monthly figures are available below.

OverallOff-planReady / existing

Hover or tap for values and monthly changes.

Monthly figures
Sales transactions · records · Oct 2025–Sep 2026
MonthOverall · recordsOff-plan · recordsReady / existing · records
Oct 20251Not comparable with previous month0Not comparable with previous month1Not comparable with previous month
Nov 202510.00% vs previous month0Not comparable with previous month10.00% vs previous month
Dec 20252+100.00% vs previous month0Not comparable with previous month2+100.00% vs previous month
Jan 20263+50.00% vs previous month0Not comparable with previous month3+50.00% vs previous month
Feb 202630.00% vs previous month0Not comparable with previous month30.00% vs previous month
Mar 20262-33.33% vs previous month0Not comparable with previous month2-33.33% vs previous month
Apr 202620.00% vs previous month0Not comparable with previous month20.00% vs previous month
May 20263+50.00% vs previous month0Not comparable with previous month3+50.00% vs previous month
Jun 202630.00% vs previous month0Not comparable with previous month30.00% vs previous month
Jul 20261-66.67% vs previous month0Not comparable with previous month1-66.67% vs previous month
Aug 2026No observationNo observationNo observation
Sep 20261Not comparable with previous month0Not comparable with previous month1Not comparable with previous month
Composition & totals for this window

Oct 2025–Sep 2026 · all property types

Off-plan
0 · 0.0%
Ready / existing
22 · 100.0%
Sales transactions · Oct 2025–Sep 2026
Period figuresOverallOff-planReady / existing
Records22022
Average saleAED 19,534,782Not availableAED 19,534,782
Average / sqftAED 1.3K/sqft—AED 1.3K/sqft
Reported sale valueAED 429,765,200Not availableAED 429,765,200
Rental contractsrecords · monthly observations
Timescale

Oct 2025–Sep 2026

Loading interactive chart. Monthly figures are available below.

OverallNew contractsRenewals

Hover or tap for values and monthly changes.

Monthly figures
Rental contracts · records · Oct 2025–Sep 2026
MonthOverall · recordsNew contracts · recordsRenewals · records
Oct 202542Not comparable with previous month9Not comparable with previous month33Not comparable with previous month
Nov 202549+16.67% vs previous month8-11.11% vs previous month41+24.24% vs previous month
Dec 202544-10.20% vs previous month6-25.00% vs previous month38-7.32% vs previous month
Jan 2026440.00% vs previous month11+83.33% vs previous month33-13.16% vs previous month
Feb 202642-4.55% vs previous month16+45.45% vs previous month26-21.21% vs previous month
Mar 202647+11.90% vs previous month8-50.00% vs previous month39+50.00% vs previous month
Apr 202634-27.66% vs previous month7-12.50% vs previous month27-30.77% vs previous month
May 202637+8.82% vs previous month9+28.57% vs previous month28+3.70% vs previous month
Jun 202630-18.92% vs previous month11+22.22% vs previous month19-32.14% vs previous month
Jul 202639+30.00% vs previous month10-9.09% vs previous month29+52.63% vs previous month
Aug 202624-38.46% vs previous month7-30.00% vs previous month17-41.38% vs previous month
Sep 202637+54.17% vs previous month9+28.57% vs previous month28+64.71% vs previous month
Composition & totals for this window

Oct 2025–Sep 2026 · all property types

New contracts
111 · 23.7%
Renewals
358 · 76.3%
Rental contracts · Oct 2025–Sep 2026
Period figuresOverallNew contractsRenewals
Records469111358
Average annual rentAED 340,686AED 467,557AED 301,349
Average / sqftAED 139/sqftAED 166/sqftAED 130/sqft
Reported annual rental valueAED 159,781,597AED 51,898,814AED 107,882,783
History scope & calculation notes

These interactive Apache ECharts plots cover all property types and uses, unlike the residential layouts above. Each chart independently selects 12 months, 3 years, 5 years or all available monthly history. All three sales or rental series are shown together by default. ECharts automatically scales price and rent axes to the data; count bars start at zero. Axes update when the timescale or area unit changes. Values and outliers are not clipped. Lines are straight between consecutive monthly observations, not smoothed. Monthly changes compare adjacent calendar months only.

Monthly rate averages are weighted by transaction/contract counts only where a positive rate was reported. Rate sample counts are not supplied in this historical source. “Rate weight” means registration counts from groups with a reported rate, not a count of individual valid-rate observations. Value averages use registration counts only from groups with a reported total value; reported totals may cover fewer records than the full activity count. Changes can reflect a different property mix, not a change in the value of the same home. Missing months are gaps, not zeros. “Ready / existing” follows DLD’s “Existing Properties” label. Rental history uses only the All-category rows to avoid double counting physical and virtual subtotals. Dates always end at the page reporting cutoff, not the last observed trade. Changing a chart does not change the residential snapshot or another chart.

Other property uses

Residential, commercial & other records

Property use

Residential

Sales
14transactionsAED 1.3K/sqft
Physical unit rentalRental domain
196contractsAED 85/sqft
Property use

Commercial

No sales in this period

Physical unit rentalRental domain
273contractsAED 177/sqft
Virtual EjariRental domain
1contractsAvg annual AED 1.0K
Property use

Other

Sales
8transactionsAED 1.2K/sqft

No rental contracts in this period

About the data & methodology

This report uses a DLD reporting area, not a separately mapped neighbourhood boundary. DLD areas: Um Al Sheif.

Methodology & caveats

  • Current layout figures cover Oct 2025–Sep 2026; the incomplete current month is excluded. These are recorded averages, not asking prices or available listings.
  • Every observed apartment and villa layout is retained, including thin samples and unusual source classifications. Missing prices are not zero. Townhouse figures are not inferred.
  • Gross yield = annual rent per area ÷ sale price per area for the same layout, geography and period. At least 10 sales and 30 rental contracts are required. Ratios above 20% are flagged as atypical. Costs, vacancy, financing and service charges are excluded; returns are not guaranteed.
  • Dubai benchmarks are independently calculated for the same layout and window. Average prices, areas and rates use their own valid samples. AED/sqft uses 10.764 sqft per sqm. Different buildings and transaction mixes affect comparisons.
  • Market history covers all property types, whereas the headline counts cover only reported residential apartment and villa layouts. Broader residential and non-residential totals remain available under other property uses.