New Smart Bricks report gives Dubai landlords a data-backed framework for protecting their portfolios in an uncertain market
According to a new report by Smart Bricks, Dubai’s residential property market has remained measured in the weeks following the regional escalation on 28 February 2026, with no evidence of panic-driven selling from landlords.
Listing data shows that the number of unique residential properties on major portals increased gradually from 105,300 on 20 February to 110,800 by 16 March – a rise of just over 5% with no sharp spike immediately after the event. In property markets, sudden surges in listings are typically an early signal of sellers rushing to exit. The absence of such a pattern suggests that most landlords are holding their positions rather than reacting to short-term uncertainty.
This behavior is reinforced by a Smart Bricks survey of more than 600 Dubai-based landlords. Approximately 85% reported that they are not currently considering selling their properties due to the current conditions, while around 10% said they would reassess if conditions deteriorate further. Only a small minority indicated willingness to sell at a discount to pre-escalation expectations.
Together, these signals point to a market that is absorbing geopolitical uncertainty rather than reacting to it. However, this does not indicate uniform strength across all assets.
Transaction data highlights a growing divide in how capital is being deployed. Between 28 February and 16 March 2026, Dubai recorded 6,048 residential transactions worth AED 20.2 billion. Of this, roughly 63% came from the off-plan segment, while activity in the ready market remained more selective, concentrated in rent-ready apartments and end-user-driven purchases rather than speculative trades.
“What we are seeing is not a market in retreat, but one that is becoming more selective,” said Mohamed, CEO at Smart Bricks. “Liquidity is still present, but it is flowing toward assets with stronger fundamentals. For landlords, the key risk is not an immediate price correction, but whether their specific properties remain competitive in a more discerning market.”
The findings form part of Smart Bricks’ latest landlord-focused report, which examines how geopolitical shocks typically transmit into Dubai’s real estate market. Rather than driving immediate price declines, disruption tends to appear first through slower transaction activity, longer selling timelines, and shifts in tenant demand.
The report outlines three potential scenarios, rapid stabilisation, prolonged uncertainty, and further escalation, and provides portfolio-level actions for each. It emphasizes that landlord outcomes will increasingly depend on asset-level factors such as tenant profile, nearby supply, lease renewal timing, and exposure to vacancy risk.
Smart Bricks’ platform monitors more than 1,000 data signals per property, enabling landlords to assess liquidity, income stability, and refinancing risk at a micro-market level rather than relying on citywide averages.
The full report, “The Real Estate Investor’s Handbook: What Geopolitical Uncertainty Means for Your Portfolio,” is available at [LINK].
Earlier this year, the company announced a $5 million pre-seed round led by Andreessen Horowitz (a16z Speedrun), with participation from investors across the US, Europe and the Middle East. Its growth in the UAE has also been supported through its selection for Cohort 9 of the Mohammed Bin Rashid Innovation Fund (MBRIF) Accelerator Programme, which has provided strategic mentorship and access to the wider national innovation ecosystem.
