Dubai’s property market has entered its first meaningful price-discovery phase since the regional disruption began, with three months of data now showing a clearer shift in buyer, seller, landlord and tenant behaviour, according to insights shared during betterhomes’ June Property Market Updates webinar.
While March reflected the market’s immediate reaction, April and May showed greater consistency, giving the industry its clearest month-on-month read so far. The key signal is not a lack of demand, but a more selective market where pricing discipline is becoming critical.
Buyers are watching value more closely:
In secondary sales, sellers who delist or hold out for inflated prices, risk missing active buyers who are monitoring the market closely but not necessarily booking viewings.
“Taking a property off the market does not improve the chance of achieving the right price,” said Louis Harding, CEO at betterhomes. “The market is telling sellers something very clearly: if you want to transact, you need to show value from the asking price, not leave room for future negotiation. Buyers are watching, comparing and waiting.”
Harding added that pricing high and expecting negotiations later is becoming less effective, as many buyers remain on the sidelines until clear value appears.
Tenants gain leverage as rental choice expands:
The same pattern is emerging in leasing. With more rental stock available, fewer tenants actively searching, and the summer travel period approaching, landlords should think carefully before pushing renewal increases.
“For tenants, there is more choice in the market than there has been in recent periods,” said Rupert Simmonds, Director of Leasing at betterhomes. “Any increase must be in line with the RERA rental calculator, but even where an increase is permitted, landlords should weigh that against the cost of a potential vacancy.”
For new residents relocating to Dubai, the current market may offer an opportunity to secure longer-term tenancies, particularly as landlords seek stability heading into summer.
The next phase will reward realistic pricing:
betterhomes says the next phase of the market will be shaped by realistic pricing, sharper decision-making and the ability to read demand in real time.
“The market has not disappeared,” Harding said. “It has become more discerning. Sellers and landlords who show value early will stay visible. Those waiting for the market to meet inflated expectations risk being ignored.”
