Two investors, two opposite readings
It often happens that two people call me after reading the same data and reach opposite conclusions. One says Dubai keeps becoming more expensive because price per square foot is rising; the other says the market is falling because the median transaction price is lower. In this case, both can be right, but they are measuring different things. The unit price tells us what buyers pay for space; the ticket tells us how much capital is spent in one transaction. Confusing the two leads to a poor reading of the market and, more importantly, comparisons between properties that are not genuinely comparable.
The numbers show a real divergence
In the twelve complete months to August 2026, the Dubai Land Department register recorded 190,362 property sales worth AED 490.11 billion; 167,759 transactions were residential. Total sales count fell 7.3% compared with the previous twelve months, while the median transaction price of AED 1.45 million declined 8.4%. Over the same period, however, the median price of completed homes increased 5.8% to AED 1,725 per square foot. In September through the 24th, completed homes were still registering a 3% annual increase per square foot.
The turn is in the buying mix
There is no need to invent a paradox. If smaller apartments or communities with more accessible entry tickets account for a larger share of sales, the median cheque can fall even while each square foot costs more. Almost seven in ten sales also remain off-plan, a segment where developers, payment plans and unit sizes strongly influence the mix. A citywide figure therefore does not describe one property; it summarises hundreds of different products. A well-designed studio and a family villa can move in opposite directions without contradicting each other.
What this means for an investor
A lower ticket can widen the future buyer pool and improve liquidity, but that is not enough. A small unit bought at an excessive price per square foot may face heavy competition from new handovers; a larger home may attract fewer buyers but benefit from more stable family demand. Comparisons must use the same property type, micro-location and, where possible, building. Usable internal area, layout efficiency, service charges, net rent and the number of similar units due for delivery all matter.
Why Rema Living separates the data
At Rema Living, we do not use a Dubai-wide average to justify every purchase. We separate total price, price per square foot, property type, completion status and the depth of local demand. We then compare the asset with genuinely comparable registered transactions and with ready or off-plan alternatives. This reveals whether the more accessible ticket represents value or simply less space sold at a premium. To assess an opportunity using this method, you can book a meeting with Rema Living.
The comparison to make before offering
Build a table with at least three comparable properties and four columns: total price, usable internal area, price per square foot and expected net income. Add registered sales of completed units and check how much similar supply is due within two years. If the property remains competitive both on ticket and use of space, it is a product the market can understand. If it only appears affordable because it is smaller, the entry price is hiding the true cost of the space.