Dubai
Global gateway city with zero tax, record transaction volumes, and the deepest liquidity in the Gulf. Entry prices range from €3,900/sqm (JVC) to €16,500+/sqm (Palm Jumeirah).
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Dubai
All units must be fully registered with DTCM before listing on any platform. Only entire units permitted.
Market Analysis — Dubai
Key demand drivers and main investment risks
✅Demand Drivers
- •Zero income/capital gains tax, Golden Visa program, record-breaking tourism (20M+ visitors/year), massive infrastructure investment (Expo legacy, metro expansion). Expatriate workforce engine with 9M+ residents.
⚠️Key Risks
- •Cyclical oversupply risk in off-plan segment, AED-EUR currency exposure, regulatory changes, high service charges in premium developments. Geopolitical regional risks.
🇮🇱 Notes for Israeli investors
Post-Abraham Accords direct flights (flydubai, El Al, Arkia, Emirates). Growing Israeli investor presence especially in JVC, Business Bay, and Dubai Marina.
Properties in Dubai
355 for sale
Properties for Sale in Dubai
Latest Listings
Showing 1–12 of 50 listings
1-Bed Apartment · 80 m² in Jumeirah Village Circle
Studio · 34 m² in Jumeirah Village Circle
1-Bed Apartment · 82 m² in Jumeirah Village Circle
2-Bed Apartment · 123 m² in Jumeirah Village Circle
Studio · 36 m² in Jumeirah Village Circle
Studio · 38 m² in Jumeirah Village Circle
2-Bed Apartment · 113 m² in Jumeirah Village Circle
1-Bed Apartment · 86 m² in Jumeirah Village Circle
1-Bed Apartment · 64 m² in Jumeirah Village Circle
2-Bed Apartment · 127 m² in Jumeirah Village Circle
2-Bed Apartment · 88 m² in Jumeirah Village Circle
1-Bed Apartment · 70 m² in Jumeirah Village Circle
Yield by Neighborhood — Dubai
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Jumeirah Beach Residence | AED 25,250–AED 69,460 (₪20,460–₪56,283) | 4.5%–8% | License Required | Waterfront apartment district on Dubai Marina coast; tourist rental exposure |
| Downtown Dubai luxurycity centerestablished | AED 34,349–AED 36,024 (₪27,832–₪29,190) | 5.5%–5.78% | License Required | Iconic address next to Burj Khalifa. Defensive capital preservation play with 5.78% gross yield. Premium pricing but unmatched brand recognition and liquidity. |
| Dubai Hills Estate familyestablishedltr | AED 30,160–AED 31,416 (₪24,438–₪25,457) | 4.2%–4.43% | License Required | Family-oriented master-planned community with villas and apartments. 4.43% yields reflect premium family retention. Long-term value play with strong infrastructure. |
| Jumeirah Village Circle | AED 12,625–AED 18,925 (₪10,230–₪15,335) | 8%–11% | License Required | Inland apartment-and-villa district; lower entry, broad tenant supply |
| JVC (Jumeirah Village Circle) budgetltryear round | AED 16,399–AED 17,593 (₪13,288–₪14,256) | 7.02%–7.42% | License Required | High-yield cash flow hub. Affordable entry at €3,915/sqm with 7%+ gross yields. Popular with budget-conscious investors targeting long-term rental income. |
| Dubai Marina strmarinaseafront | AED 23,039–AED 23,876 (₪18,668–₪19,347) | 6%–6.16% | License Required | Tourist STR powerhouse. Waterfront towers with marina views. 6%+ yields driven by strong short-term rental demand from tourists and corporate visitors. |
| Business Bay city centerstrltr | AED 23,039–AED 24,295 (₪18,668–₪19,686) | 6.4%–6.61% | License Required | Balanced corporate overflow zone. Newer towers with canal views and 6.61% yields. Attracts both corporate tenants and short-term visitors. |
| Palm Jumeirah luxuryseafrontpremium | AED 67,022–AED 69,426 (₪54,307–₪56,255) | 3.8%–4.02% | License Required | Ultra-luxury trophy asset on an artificial island. The highest price point in Dubai at €16,500+/sqm. Yield-compressed but exceptional capital appreciation and prestige. |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Dubai
Jumeirah Beach Residence
Waterfront apartment district on Dubai Marina coast; tourist rental exposure
Price from AED 25,250/m² (₪20,460/m²)
Downtown Dubai
Iconic address next to Burj Khalifa. Defensive capital preservation play with 5.78% gross yield. Premium pricing but unmatched brand recognition and liquidity.
Price from AED 34,349/m² (₪27,832/m²)
Dubai Hills Estate
Family-oriented master-planned community with villas and apartments. 4.43% yields reflect premium family retention. Long-term value play with strong infrastructure.
Price from AED 30,160/m² (₪24,438/m²)
Jumeirah Village Circle
Inland apartment-and-villa district; lower entry, broad tenant supply
Price from AED 12,625/m² (₪10,230/m²)
JVC (Jumeirah Village Circle)
High-yield cash flow hub. Affordable entry at €3,915/sqm with 7%+ gross yields. Popular with budget-conscious investors targeting long-term rental income.
Price from AED 16,399/m² (₪13,288/m²)
Dubai Marina
Tourist STR powerhouse. Waterfront towers with marina views. 6%+ yields driven by strong short-term rental demand from tourists and corporate visitors.
Price from AED 23,039/m² (₪18,668/m²)
Business Bay
Balanced corporate overflow zone. Newer towers with canal views and 6.61% yields. Attracts both corporate tenants and short-term visitors.
Price from AED 23,039/m² (₪18,668/m²)
Palm Jumeirah
Ultra-luxury trophy asset on an artificial island. The highest price point in Dubai at €16,500+/sqm. Yield-compressed but exceptional capital appreciation and prestige.
Price from AED 67,022/m² (₪54,307/m²)
Direct flights from Tel Aviv
90 direct flights per week — flydubai up to 10 daily, Arkia 1-2 daily, El Al 1 daily, Emirates expanding. ~3.5 hour flight.
Editorial | CASABROVA
All articles →The Dubai Anomaly: How the "Expat Replacement" Model Defies Global Real Estate Gravity
Most analysts make one critical error: they measure Dubai using European yardsticks. CASABROVA's Master Index reveals a profound anomaly — the Expat Replacement Model.
House of Glass Cards: Why Dubai Real Estate Faces Unprecedented Risk
The UAE sits at sub-30% homeownership — the lowest in our entire dataset. That single number explains everything happening in Dubai right now.
The Silent Wealth Migration: Capital Flight from the UK to Cyprus and the UAE
The UK Non-Dom regime is dead. CASABROVA tracks where UHNWI capital is flowing — and the luxury property squeeze it will trigger in Cyprus and Dubai.
Market Review — Dubai
Dubai is the epicenter of global real estate capital flows in 2025. Record transaction volumes, zero taxation, and a freehold regime for foreigners have made it the default destination for capital seeking yield and safety from home-country instability. District-level price variation is extreme: from €3,915/sqm in emerging areas to €16,574/sqm in prime waterfront. LTR yields of 4.4–7% and STR of 4–7.4% make most investments cash-flow positive from day one.
The STR licensing through DTCM (Dubai Tourism) is streamlined — registration, approval, and listing can happen within weeks. The Dubai Land Department provides unusual transparency for the region, with real-time transaction data. The upcoming Expo City redevelopment, new metro extensions, and major leisure and hospitality developments in the northern emirates are catalysts for the next appreciation cycle.
Risk: Dubai has corrected violently before — 2008–2010 saw 50%+ declines. The current boom is driven by capital migration, not organic economic growth. When capital flows reverse (and they always do in cycles), the correction will be sharp. Investors should focus on completed properties with existing rental income rather than off-plan speculation, and maintain realistic expectations about cycle timing.
Last updated: April 13, 2026
Discussions — Dubai
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