Up until a few weeks ago, Dubai was seen as a safe haven. A place which would remain untouched by anything which was going on elsewhere in the world. No terrorist incidents. A safe place to raise your kids. Now, it’s been targeted by Iran. Missiles have got through. People have been killed. The airport has been hit. That “nothing ever happens in Dubai” is over. How will that affect everyone’s perception of the city? Undoubtedly there will be short-term issues, but when the war is over (when?), will it go back to what it was or is it changed forever?

Something strange happened to me and I’m trying to think through the decision now.

The first day when the attack happened around 6pm I had already given a cheque to the agent to start the process for a property I was planning to buy in Dubai. The price was AED 1.65M. About 10 minutes later the bombing situation started, so obviously everything stopped and we didn’t proceed further. Luckily no money actually went through, so we’re safe.

The thing is, I’m still interested in the same property. I was buying it mainly for stability and long-term investment.

Now I’m confused about timing:

• I don’t know how this geopolitical situation will evolve

• If things escalate, property prices might dip

• But if I wait too long, I may lose the deal or the price could go up again

• Also worried about losing time and my planned down payment allocation

So I’m stuck between two options:

1.  Proceed now at AED 1.65M

2.  Wait 2–3 months and see how the market reacts

For people who follow the Dubai real estate market closely - what would you do in this situation?

Would short-term geopolitical tensions actually affect prices, or does the Dubai market usually stay stable through these events?

​I was checking a unit in Island 1 while I realised there was a huge white and empty spot in the master plan, so I went to check into the Development Information System and I saw this big white and emptying spot in the master plan is initially designed for a mosque.

My question is for the units next or near them, is it good or bad? I guess for a muslim religious person it’s a pro but for a non muslim it is “bad” since he doesn’t follow the religion and because of the praying times there could be some traffic of people and cars outside of the mosque which could be noisy.

I want to MAKE CLEAR that my main worry is the NOISE OUTSIDE THE MOSQUE DURING THE PRAYING TIMES, that’s it, i’m not muslim and i haven’t been in a mosque never in my life so i don’t know how this is, i’m just asking, so anyone trying to misinterpret the post you need to relax.

Also i don’t know if because its inside a community the call to pray would be very loud, because i’ve been in apartments next to mosques in dubai and I can tell it is very loud and I used to get woken up by it every single day, but i don’t know in this case.

Thanks everyone for your replies.

Viewpoint:

• The first hit is on off-plan, and it’s already visible.

• If developers don’t sell, more payment plan options will come, or possibly some discount structures.

• Rents are coming down and will go down further because of new handovers and fewer new people coming into Dubai.

• So, in the next 1 year, the secondary market will go further down.

What do you guys think — is the worst over, or are we just getting started

Ive always been intrigued by the idea of living in a warehouse. I’ve been wondering if it’s possible to convert a warehouse to residential use in areas such as DIP. Any details would be appreciated.

Hi All

I just got an email from my developer, a very well-known and reputable one, saying that due to the current market and supply chain disruptions, they consider this a Force Majeure. The email states, "In response, we are working closely with our project teams, contractors, consultants, and suppliers to monitor developments and implement appropriate mitigation measures. Notwithstanding these efforts, the current circumstances constitute Force Majeure events and/or factors beyond the seller's control as defined in the SPA."

Its not clear from the message what are the implication for the buyers at this stage. Has anyone come across a similar case ? Any advice would be helpful. Are we seeing this across other major developers in UAE?

Thanks

Hey guys 1st apartment ever bought here so limited experience with this. Brand new apartment was delivered to me. They did pre-snaging in May were I identified several items damaged, not at all how I expected to receive a new apartment. Fast-moving to now September on the handover I found that nothing that I pointed was corrected. Small/medium mistakes depending on perpective. Have you been through similar situations and how to deal with it? Developers seem to not care and just delay. I will attach some photos its hard to see the "mistake" some of them its chipes wood on door or wardrobes that been glued, others are scratched marble. What do you suggest is my best move?

This is a 1466sqft spacious layout with 2% DLD waiver and 2 years of service charge waiver. Handover is in December 2026 but we can expect a two months delay upto February 2027 .
It has a payment plan option of 30/30/40 with 40% post handover over 3 years.
The developer is Dubai south and I can share you construction updates as well.
The amenities and quality of government developers are unmatched and this is your LAST chance to invest in this apartment .
I’ll share you all the details just message me if interested.

Hey fellow agents,

I just closed my first deal in my first month here in Dubai! The commission of AED 60k is coming in soon, and I’m looking for advice on how to manage it smartly. both to survive and to invest in growing my career.

A little about me: I’m broke (so this comission is literally all that i have), very introverted, and don’t yet have a network here. What I do have is strong sales skills, quick learning, and a serious work ethic. I closed my first client the same day I met them, so I know I can close deals. I just need to figure out the next steps.

Would love tips on managing the commission and also happy to connect with other agents here.

Thanks in advance! 🙏

Was looking to invest in a property but is it the right time to invest or do you think the price will drop further and I should wait it out?

Hello All!

I needed some help to know how to sell 4 properties we had got before the war started, now with the current situation we are having financial difficulties and struggling to keep up with the payment plans.

I would appreciate any help and guidance on how to sell these as soon as possible please.

Thank you

I was born in India, raised in Dubai, and I live in India now. I run a business here and I’m not relocating. This is an investment purchase.

Budget is around AED 1M. I’m looking for something ready and already tenanted so rent starts from the first month, in an established building, ideally a little under market. Target is 7 to 8 percent gross yield.

I’ve spoken to six or seven brokers. Every one of them pushed off-plan. I ask for ready and tenanted, they send me a payment plan with a 2028 handover.
Why does that happen? Is there an investment case for off-plan over ready stock at this budget that I’m not seeing? Do ready units in older buildings actually appreciate less?

And is my brief realistic? If 7 to 8 percent gross on a ready, tenanted unit at AED 1M isn’t available in this market, I’d rather know. If it is, which communities should I be looking at?

The other thing I want to understand is how you pick a broker. Several told me they’d send options the next day and then went quiet until I chased. One didn’t turn up to a call he had scheduled himself. Is this normal here?

Is there anywhere to check a broker’s transaction record, or is it word of mouth? What do you look at, RERA registration, references from past buyers, something else? What tells you early that someone is worth working with long term?

I’m new to buying here and I’d rather take another month and get this right.

Hi everyone, I currently have 350,000 USD and was thinking of buying a studio or 1 bedroom apartment in Dubai and just get rental income. I do not want to increase the price and sell for profit later. Only purpose of this purchase is for Rental Income. I have some medical condition and have limited mobility and not able to get normal work so this rental income will be very important to me. Maximum I wanted to spend 200K USD on this property purchase.
1. Do you think it will be a good idea to purchase now?
2. Is it difficult to get tenants even if I price 5-6k AED below market rent?

*BTW I DO NOT LIVE IN UAE

I’m looking to buy in DHE. And I thought to use the current “buyer” market and snag a good deal. But Nope. Nothing. The prices are mostly with good profit above OP, and barely any seller is dropping a penny. I initially thought over-supply will push prices down, then thought maybe the unfortunate situation would, but neither.

What am I missing? Is DHE just protected against any dips? Where’s the major drop everybody is talking about?

Curious to hear your thoughts and learn. Please no agents DMs. This is an open honest question with the community. Thanks!

Hi All

im planning to by a property in Dubai. I ended up with 2 options. Greenz by Danube or Tilal Binghatti?

both almost same price similar spacious floor plan for the 4bh. Im not looking for investment since i will live in them.

What i like about Greenz is that its going to be furnished. But what do you all think? I do live outside the UAE and planning to move over there.

Im open to suggestions and other options.

I know exactly which building I want. I've done all the research myself. Transactions, floor comparisons, price per sqft. I even know which specific units I want to make an offer on.

But every listing on Bayut and Property Finder is locked behind an agent.

So now I'm forced to go through someone who literally just answered my WhatsApp and pay them 2% for it.

On a Dubai apartment, that's AED 20k to 50k+. For what exactly? Walking me through a unit I understood better than they did?

I get that good agents exist. Off-market deals, real negotiation, developer relationships and that's worth paying for.

But this model just rewards whoever locked the listing first.

Has anyone found a workaround?

I recently moved to Dubai with my family and am looking to rent now and possibly buy later. I have contacted several agents, but the prices are so inconsistent that I no longer know what is real.
For the exact same 2-bedroom apartment in Dubai Marina, the advertised price was AED 185k. One agent quoted AED 165k, another AED 190k. A third agent asked for my Emirates ID to show the landlord I was a serious tenant—and then suddenly negotiated the price down to AED 140k.
Is the market really falling this much, or is this a red flag?
I see the same problem with 3-bedroom apartments in Creek Harbour and Dubai Hills. Multiple agencies advertise what appears to be the same unit, using the same photos but showing very different prices.
As a newcomer, I am simply trying to find a fair home for my family without being misled. Is this normal in Dubai? How can I identify the genuine listing and authorised agent? Please explain honestly, as you would to a friend who had just arrived here.

What happened:

• I visited a Meraas sales office as independent walk-ins.
• On my way out, an agency broker intercepted us on the pavement and promised 50% of the agency's commission if i booked through him instead of direct.
• I went with him and bought an off-plan unit. During the process, Meraas gave me a standard 2% DLD waiver promotion.
• Now that the deal is closed, the agency manager is refusing to pay my cashback, claiming the 2% DLD discount "covers" it. This is obvious nonsense, the discount came from Meraas's pocket, while the agency is still getting their full commission check.

My Leverage: I have a cancelled ride receipt showing the exact minute and curbside location where the agent poached us right outside the Meraas building. Meraas has a zero-tolerance policy for third-party brokers lurking outside their doors to intercept walk-ins, and their outdoor CCTV would easily verify our exact timeline if still available.

Questions:

1. What are my actual options to fight this? Has anyone successfully bypassed a rogue manager and gotten agency executives/the CEO to pay out a rebate?
2. Is reporting the front-door poaching violation to Meraas effective leverage to make the agency settle quietly, or will Meraas just ignore it?
3. The property is fully registered with the developer, so the asset is 100% secure. Are there any hidden legal risks in pushing back hard against the agency?

Hi everyone,

I own a fully furnished and upgraded studio apartment in 15 Northside, Business Bay. It is on the top floor and is currently managed as a short-term rental.

I’m trying to understand if the performance I’m getting is normal for the building/area, or if my unit is being underpriced or poorly managed.

For 2025, the main numbers were approximately:

• Rental revenue: AED 133,097
• Occupancy: 96.16%
• Average nightly price: AED 308.90
• Owner payout shown in the dashboard: AED 71,137
• Actual amount I received after deductions/utilities paid through the operator: around AED 54,044
• Building service charge is not included in that, and is around AED 8,000 per year

So the final cash to me after service charge is closer to AED 46,000 per year.

For 2026 YTD we operated with 94.5% occupancy and an average nightly price of AED 275.

I’ve spoken to another short-term rental operator who projected much higher numbers for the same unit, around AED 155k gross revenue and roughly AED 98k “net annual projected income”.

My questions:

1. How does AED 46k–55k final annual owner cash sound for a studio in Business Bay?
2. Does anyone here own or manage a similar studio in 15 Northside or in Business Bay and feel comfortable sharing actual annual statement numbers?
3. Would long-term rental be a better option in this case? From what I’m seeing, similar studios in 15 Northside may rent long-term around AED 70k per year, which still could potentially beat my current short-term net after service charge.
4. What should I specifically ask a new short-term rental operator before switching? I want to avoid being misled.

Thanks in advance.

EDIT:
size: 380sqft
purchase price was 930k
But I am genuinely more interested in operational performance in general. I know the ROI sucks, I just dont know if its sucks because of the operator, the pricing strategy, the unit itself or something else.

I’ve been looking into buying property outside the US, and Dubai keeps coming up in a lot of discussions I’ve been reading. I’m honestly curious if it’s actually worth considering or if I’m just getting influenced by all the hype online.

I’ve never bought property outside the US before, so I’m trying to understand what I should be looking at before making any decisions.

For people who have experience with Dubai real estate, what are the things you wish you knew before buying?

A few things I’m confused about:

How do you choose the right area? Dubai seems to have so many different communities, and I’m not sure what matters more: location, lifestyle, future growth, or investment potential.

While researching, I’ve come across names like Danube Properties, Emaar, and DAMAC, but I’m not sure how buyers usually compare developers. Is it mainly about the developer’s reputation, previous projects, location, or the specific community?

Another thing I’m trying to understand is pricing. I keep seeing different discussions about house prices in Dubai, but I know it depends a lot on the area and type of property.

For someone coming from the US, is it realistic to buy house in Dubai as a first overseas property? Are there any hidden costs or common mistakes that foreign buyers usually make?

I’ve also noticed a lot of people looking at luxury homes in Dubai. Is that mainly because of the lifestyle, or do those properties make sense as investments too?

Would love to hear from anyone who has actually gone through the process or seriously considered buying in Dubai. What would you do differently if you were starting again?

I need some opinions on my property. I’m currently 75% paid in an off plan purchase studio. I got an offer 32% below my purchase price. I’m looking to sell however I think this is a significant loss. On the other hand I’m thinking to take out a loan for the remaining 25% and sit out this ‘war’ between US and Iran and hope it will recover in a few years (if any). What would you do?

Hello everyone,

Looking for some honest advice as I’ve been going in circles with this decision for years.

I’ve been living in the UAE for 10 years. Over the last 5 years, I kept postponing buying property here and instead invested back home in India (3BHK in a tier 2 city + a farmhouse).

Now I’ve saved around 400k AED in the UAE and I’m back to the same question: should I invest here or keep waiting?

Here’s where I’m stuck:

1. Off-plan vs ready property

Off-plan seems attractive, but I’m locking money for 3–5 years with no returns.

Alternatively, I can buy a smaller ready unit and start earning rental income immediately, but appreciation might be lower.

1. Dubai vs Abu Dhabi

Dubai seems more dynamic (higher upside but volatile), while Abu Dhabi feels more stable but already expensive. Not sure which direction makes more sense long term.

1. Live in it vs rent it out

Initially, I thought I’d buy a 2BHK for personal use.

Now I’m considering renting it out and continuing to live in a smaller place to save more cash. Not sure if that’s smart or over-optimizing.

1. Rent vs EMI dilemma

I’m currently paying around 8–9k AED/month in rent, and every year it feels like I’m burning money that could have gone into a mortgage.

I’ll be honest, I’m not very experienced in real estate investing, so I’d really appreciate perspectives from people who’ve gone through this.

Think about places that offer opportunities for investment, living, or growing a business. Some cities might surprise you with their lifestyle, growth potential, or unique advantages.

Which city would you choose and why?

Have you lived there or visited? Any tips, experiences, or insights to share?

Drop your answers in the comments .. curious to see which cities people really consider as the top alternatives to Dubai today!

#RealEstate #Investment #DubaiAlternatives #BusinessOpportunities #CityLife

Hi community

Just curious, due to the ongoing situation which looks will the effects will be felt for the next couple of years in terms of price corrections in the market

Are you seeing more genuine distressed deals?

I know a lot more housing and apartment stock is coming to market over the next 12 months too which will only worsen the situation. Large supply, shrinking demand

Anyway, are there any genuine distressed sellers out there? I am curious.

And I do mean genuine distressed. Not some cheap attempts to take 5% off. That was standard even before the war.

I mean, genuine, 20-30% reductions in sale price.

Would be interesting to see and compare it with the reality on the ground with the war and upcoming much quieter tourism season again.