6 bedroom and larger off-plan: AED 18,000,000 median
446 priced 6 bedroom and larger unit records sit in the tracked UAE off-plan book, 1% of every priced record in the corpus. The median asks AED 18,000,000 for 8,186 sqft, which is AED 1,952 per sqft. Half of the book sits between AED 7,869,000 and AED 27,561,985, and between 5,749 and 12,800 sqft.
Dubai carries 348 of those records, 78% of the rung, at a median AED 19,026,290 and AED 2,016 per sqft. Prices are developer asking prices on published unit tables, not transactions. Every figure below states the number of records behind it.
The rung in context
| Bedrooms | Priced records | Median price | Median sqft | AED/sqft | Step up in price |
|---|---|---|---|---|---|
| Studio | 8,104 | AED 835K | 380 | 2,290 | baseline |
| 1 bedroom | 19,139 | AED 1.46M | 771 | 1,888 | +AED 624K |
| 2 bedroom | 15,722 | AED 2.44M | 1,245 | 2,014 | +AED 978K |
| 3 bedroom | 5,648 | AED 4.18M | 2,022 | 2,000 | +AED 1.74M |
| 4 bedroom | 2,455 | AED 5.22M | 3,139 | 1,900 | +AED 1.04M |
| 5 bedroom | 1,366 | AED 6.24M | 4,107 | 1,748 | +AED 1.02M |
| 6 bedroom and larger | 446 | AED 18.0M | 8,186 | 1,952 | +AED 11.8M |
Stepping down to 5 bedroom saves a median AED 11,757,500 and gives up 4,079 sqft.
By emirate
| Emirate | Priced records | Median price | Median sqft | AED/sqft | vs UAE price |
|---|---|---|---|---|---|
| Dubai | 348 | AED 19.0M | 8,614 | 2,016 | +6% |
| Abu Dhabi | 48 | AED 19.0M | 6,827 | 1,954 | +6% |
| Sharjah | 39 | AED 7.87M | 7,168 | 1,095 | -56% |
| Umm Al Quwain | 10 | AED 27.3M | 11,250 | 2,424 | +52% |
Every emirate that publishes at least one 6 bedroom and larger record, largest book first. A thin book moves on very little, so read the record count before the median.
Communities on this rung
| Every community, cheapest first | Median price | Sqft | AED/sqft | Records |
|---|---|---|---|---|
| Academic City | AED 7.07M | 4,162 | 1,698 | 94 |
| Nad Al Sheba | AED 15.6M | 7,120 | 2,346 | 33 |
| Mohammed Bin Rashid City | AED 25.7M | 14,272 | 1,918 | 34 |
3 communities publish at least 30 priced 6 bedroom and larger records. On price per sqft rather than ticket, the range runs from AED 1,698 in Academic City to AED 2,346 in Nad Al Sheba, a 1.4x spread on the same rung.
6 bedroom and larger by address
Each of these reads the same rung inside one community: the distribution, which schemes still sell it, what one more bedroom costs at that address, and how the address compares with its peers on this rung. Why the address moves the rate further than the rung does is measured in address beats bedroom count.
By developer
| Developer | Priced records | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|
| Binghatti | 95 | AED 7.08M | 4,162 | 1,701 |
| Nakheel | 43 | AED 21.0M | 11,015 | 2,460 |
| Meraas | 42 | AED 16.0M | 7,434 | 2,235 |
Largest published book on this rung first, capped at 20. A developer selling one large tower can outrank a developer with a dozen small schemes, because this counts unit records rather than projects.
Questions this data answers
How much does a 6 bedroom and larger off-plan property cost in the UAE?+
As of July 2026, the median asking price for a 6 bedroom and larger off-plan unit across the UAE is AED 18,000,000, on a median 8,186 sqft, which works out at AED 1,952 per sqft. Half of all 446 records sit between AED 7,869,000 and AED 27,561,985.
What does a 6 bedroom and larger off-plan unit cost in Dubai specifically?+
The Dubai median is AED 19,026,290 on 8,614 sqft, AED 2,016 per sqft, across 348 priced records. That is 6% above the UAE median for the same rung.
Where are the cheapest 6 bedroom and larger off-plan units?+
By median asking price, the cheapest tracked communities for a 6 bedroom and larger are Academic City (AED 7,070,000), Nad Al Sheba (AED 15,631,000), Mohammed Bin Rashid City (AED 25,743,514). Each of these publishes at least 30 priced records on this rung.
The full report: every community, every developer, ranked.
6 bedroom and larger off-plan in context: price per sqft by community and developer, payment plan structures ranked by cash due before handover, the 2026 to 2029 delivery pipeline, and the CSV behind every table. PDF plus data, delivered instantly.
Computed by OffplanIndex from developer-published inventories, July 2026. A priced record is one unit row carrying an asking price, so a tower publishing 400 rows counts 400 times and a villa book publishing a single from price counts once. Aggregates are ours; the underlying listings belong to the developers who published them. Not investment advice. Method and exclusions: methodology. The whole rung ladder: the bedroom note.