Dubai’s residential property market recorded continued growth in November 2025, although at a more measured pace, with villas clearly outperforming apartments in terms of capital appreciation. The latest data from the ValuStrat Price Index (VPI) highlights sustained demand for larger homes, even as overall market momentum begins to stabilise.
Market Performance Snapshot
The citywide VPI reached 237.3 points, reflecting a 1.4% month-on-month increase and 20.2% annual growth, benchmarked against January 2021 levels. Villas maintained a strong lead, rising to 318.5 points, while apartments stood at 184.2 points underscoring a trend that has dominated the market throughout 2025.
Villas Lead Price Growth
Villa prices increased 1.8% month-on-month and 25.5% year-on-year, driven by strong demand from high-net-worth investors and end-users seeking premium living spaces.
Top-performing villa communities included:
- Jumeirah Islands: +37.8% YoY
- Palm Jumeirah: +36.9% YoY
- Green Community West: +24.2% YoY
Meanwhile, Victory Heights (19.6%) and Mudon (10.4%) recorded comparatively softer growth. Overall, freehold villa values now stand 206% above post-pandemic levels and 86% higher than the 2014 market peak, highlighting their long-term resilience.
Apartment Market Shows Steady Gains
Apartment prices edged up 1% in November, with annual growth moderating to 14.8%. Strong performers included:
- Remraam: +22% YoY
- Dubai Silicon Oasis: +21.5% YoY
- The Greens: +20.5% YoY
On the lower end, International City (10.3%) and Discovery Gardens (11.8%) lagged behind. Apartment values are now 84% above post-pandemic levels and have just surpassed their 2014 peak, signalling a return to long-term price stability.
Transaction Activity Remains Strong
Despite softer monthly sales, transaction volumes remained higher than last year. Off-plan properties dominated the market, accounting for 74% of all residential transactions.
Key highlights:
- Off-plan registrations dipped 3.4% month-on-month
- Off-plan transactions surged 64.4% year-on-year
- Ready-home sales increased 4.3% compared to November 2024
Jumeirah Village Circle (JVC) led both off-plan and ready-home sales, followed by Business Bay, Dubai Marina, and Downtown Dubai.
Ultra-Prime Segment Attracts Global Investors
Luxury real estate continued to draw international interest, with 32 ready-home transactions exceeding AED 30 million, including 10 deals above AED 50 million. These transactions were concentrated in Palm Jumeirah, Dubai Hills Estate, Jumeirah Islands, and Emirates Hills.
Top Developers & Off-Plan Hotspots
- Emaar led developer sales with an 11.6% market share
- Binghatti: 9.2%
- Damac: 8.1%
Prominent off-plan hotspots included Jumeirah Village Circle, Dubai Maritime City, and Jumeirah Village Triangle.
Market Outlook
While price growth has moderated, Dubai’s residential market remains fundamentally strong, supported by sustained demand for luxury villas and continued confidence in off-plan developments. Analysts expect further stabilisation in early 2026, with affordability and new supply shaping the next phase of the market cycle.
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