Dubai off-plan handovers 2026 to 2030: where the wave lands

The window holds 2,327 projects, and 2027 is the peak.

2,327 Dubai projects carry a published completion date between 2026 and 2030. 750 of them, 32% of the window, are scheduled for 2027. The curve rises into that year and falls away sharply afterwards: 101 projects are dated 2030, roughly 13 for every hundred in the peak.

The three years 2026 to 2028 hold 1,885 projects, 81% of the window, against 442 for 2029 and 2030 together. That is a schedule concentrated in the near term, which is what you would expect from a corpus of projects that are already selling: developers do not publish dates far ahead of a launch.

The community by community version of this year cut is ranked in handovers due 2026, 2027 and 2028.

Q4 2027 is the single heaviest quarter, with 261 projects.

Across the 20 quarters from Q1 2026 to Q4 2030, Q4 2027 carries 261 scheduled completions, 11% of the whole window in one quarter. Only 8 of the 20 quarters carry even half that load.

Every project page and every community page carries its own quarter breakdown on the same basis.

One year, 2027, carries 32% of the five year book.

750 projects are dated 2027 against 548 in 2026 and 587 in 2028. Put another way, the two years 2027 and 2028 together account for 57% of everything scheduled to 2030, so most of what is selling today is priced against a handover that has not been tested yet.

Shares are of the 2,327 projects dated inside the window, not of the 2,337 tracked Dubai projects. On that wider base, 2026 to 2030 accounts for 100% of everything we track.

If you are buying for resale before completion, the year that matters is the one your neighbours hand over in, not yours: the 2027 ranking is the list to read against your own exit plan.

Dubai Islands carries more 2027 handovers than anywhere else in Dubai.

79 of the 749 projects dated 2027 sit in Dubai Islands alone. The ten busiest communities carry 365 of them, 49% of the year, out of 84 Dubai communities with any 2027 completion at all.

Counted over the 2,285 dated projects sitting in the 135 tracked Dubai communities. The psf column is the median of the project level medians in that 2027 cohort, so a community with three priced projects and one with thirty are both shown; the tracked projects column is there to tell them apart.

The full ladder, with units due and starting prices, is Dubai communities by handovers due in 2027.

After 2027 the map moves: 5 of the top ten communities stay on the list.

For deliveries dated 2028 to 2030, the ten busiest communities carry 473 of 1,029 projects, 46% of the late book, led by Dubailand with 77. Only 5 of the ten appear in the 2027 table above, so the second half of the window lands in visibly different places from the first.

Same base and same threshold as the 2027 table: projects with a published delivery year, inside communities we track with a city of Dubai. Communities that appear here but not above are where the district level supply story of the late 2020s is being written.

Two of these have their own benchmark pages worth reading side by side: Dubailand and Dubai South. The ranked version is handovers due 2028.

The ten largest developers hold 35% of everything due by 2028.

611 of the 1,767 projects scheduled between 2026 and 2028 belong to ten developers, led by Emaar with 120 and DAMAC with 110. The other 437 named developers in the same window share the rest.

Counted on Dubai community rows only, so a developer that builds across several emirates is credited here with its Dubai schedule alone and will show a larger book on its own page. Projects whose developer is not stated are excluded from the count of 447 named developers.

The whole field, ranked, is developers by pipeline; each name above links to its own price and payment benchmark on the developer index. How much of each delivery year's book is already sold, sliding from nearly all of the oldest cohorts to a small fraction of 2030, is in the sell-through note.

In 32 communities, nine tenths of the tracked stock is still to come.

The Valley has 49 projects scheduled between 2026 and 2030 against 49 tracked in total, 100% of everything we hold there. Established districts sit at the other end: Jebel Ali is at 87%, Jumeirah Village Circle at 88%.

Restricted to the 39 Dubai communities carrying 20 or more tracked projects, so a district with three entries cannot reach the top of the list on a single scheduled building. The table shows the ten highest of the 32 that sit at 90 percent or above. A high share means the community is largely unbuilt in our corpus, not that it is a better or worse place to buy. It does mean a resale there will compete with new launches from the same master developer for years.

The same communities priced per sqft: cheapest per sqft and its inverse.

Later delivery years ask more per sqft, on a thinner base.

Projects dated 2026 ask a median AED 1,717 per sqft across 298 priced projects, while those dated 2030 ask AED 2,482 across 49. That is a gap of 45 percent between the two ends of the window, on bases that differ by a factor of 6.1.

This is not price growth and must not be read as a forecast of it. It compares different buildings in different places: the later years are weighted towards waterfront and master planned launches that would ask more whenever they completed. The honest reading is that the stock scheduled late in the window is a more expensive product, not that the same product costs more later.

The like for like price question, community against community, is answered in the Q3 2026 market note and in the rankings. The same shift seen from the entry end, where later years carry ever fewer sub AED 1M starts, is in the under AED 1M note.

87% of the scheduled book is already under construction.

1,913 of the 2,209 projects in the window report construction under way, and only 15 report that it has not started. Reported status is a weak check on a schedule, but it is the check we have: a 2030 date on a project that has not broken ground carries a different risk from a 2027 date on a topped out tower.

Construction status as published by the developer, on the 2,209 dated Dubai community projects in the window. The 8 projects dated 2026 that already report completion are the near edge of the schedule catching up with the calendar. On sale status, 1,212 of the same projects, 55%, are still selling or not yet launched, while 656 report themselves sold out.

What that sold out share means for entry pricing is covered in the Q3 2026 report, and agents working the resale side get the underlying project lists with a Pro seat.

These are the dates developers publish, and this is not a completion forecast.

Every figure above counts a published intention. -792 tracked Dubai projects publish no date at all and are absent from all of it, and of the 2,327 that do, 35% sit in a fourth quarter because a year only date is carried there. We do not hold a delivered date, so we cannot measure slippage, and we do not model it.

What follows from that: read the year, not the quarter, unless the project states a quarter of its own; treat the size of a community cohort as more reliable than its exact timing, because a date that moves stays inside the same community; and do not subtract one year of this schedule from another to derive a completion rate. A schedule is a plan. When our corpus later shows the same projects marked complete, the gap between the two will be a finding worth publishing, and it will be published as its own measurement rather than as an adjustment to this one.

The rest of the corpus, on the same basis: the Q3 2026 market note, the rankings, and what each field does and does not mean in the methodology.