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United Arab Emirates · Off-plan benchmark · July 2026

Off-plan AED 2M to 3M: 1,085 sqft for the money

11,111 priced unit records ask AED 2M to 3M in the tracked UAE off-plan book, 21% of every priced record in the corpus, published across 889 projects. The median asks AED 2,414,000 for 1,085 sqft, which is AED 2,282 per sqft. Half of the band sits between 823 and 1,363 sqft, so the same money buys a materially different home depending on where you spend it.

The size that dominates the band is the 2 BR: 5,032 priced records, 45% of everything on offer here, at a median 1,159 sqft and AED 2,043 per sqft. The money still reaches a 5 BR at the edge of the band, on AED 660 per sqft, which is cheaper ground than the modal unit. 94% of the band is apartments. 82% of it sits in Dubai; the rest is where the northern emirates compete on the same ticket.

Filter every projectRead the budget noteOne band down: AED 1M to 2MOne band up: AED 3M to 5M
Median ticket
AED 2.41M
11,111 priced records
Median floor area
1,085 sqft
823 to 1,363 sqft mid half
Median per sqft
AED 2,282
AED 1,800 to 2,854 mid half
Projects selling here
889
27% already marked gone
Bedroom counts publishing 20 or more records in the band

What the money buys, rung by rung

BedroomsPriced recordsShare of bandMedian priceMedian sqftAED/sqftEntry (p25 price)
Studio340%AED 2.08M4474,634AED 2.04M
1 BR4,60841%AED 2.23M7932,904AED 2.12M
2 BR5,03245%AED 2.47M1,1592,043AED 2.27M
3 BR1,12410%AED 2.50M1,8961,315AED 2.28M
4 BR2813%AED 2.33M2,2831,060AED 2.26M
5 BR320%AED 2.63M4,008660AED 2.56M

Same money, different shape. Each rung links to the page that benchmarks it across every band and every address. Rungs publishing fewer than 20 records inside this band are left out rather than printed thin.

What the label costs at this ticket

And in property types

Property typePriced recordsShare of bandMedian priceMedian sqftAED/sqft
Apartment10,39794%AED 2.41M1,0442,356
Townhouse5805%AED 2.48M2,2621,069
Duplex691%AED 2.53M1,7451,356
Villa460%AED 2.65M4,005675

Inside one band the type is a floor area trade, not a price trade: the ticket is held roughly still, so a label asking fewer AED per sqft is simply handing over more square feet for the same money.

Where the band is deep, and where it buys more

By emirate

EmiratePriced recordsShare of bandMedian sqftAED/sqftMedian price
Dubai9,16282%1,0932,235AED 2.41M
Umm Al Quwain7507%9852,699AED 2.48M
Ras Al Khaimah5715%8892,466AED 2.37M
Sharjah2552%2,2251,178AED 2.47M
Abu Dhabi2132%1,3721,721AED 2.60M
Ajman1601%2,766891AED 2.48M
20 communities, dearest per sqft first

Where the band sits, community by community

Dot is the median AED per sqft, bar is p25 to p75, dashed rule is the band median at 2,282. Figures after each name are the median AED per sqft and the priced units.

  1. Nad Al Sheba3,746 755
  2. Jabal Ali3,204 237
  3. Umm Suqeim3,005 31
  4. Dubai Maritime City2,938 146
  5. Sobha Central2,934 600
  6. Jebel Ali2,834 640
  7. Downtown Dubai2,826 33
  8. Al Wasl2,822 76
  9. Al Marjan Island2,811 327
  10. Sobha Siniya Island2,800 45
  11. Mirdif1,350 35
  12. Dubai Production City1,333 32
  13. Muwaileh1,284 82
  14. Aljada1,239 44
  15. Al Rowdat Suburb1,090 35
  16. The Valley1,043 60
  17. Dubai Investments Park1,021 213
  18. Al Mamzar - Sharjah934 30
  19. Free Zone816 65
  20. Al Helio660 27
6412,4394,236

Each dot is a community's median asking price per sqft inside this band, and the bar is its own p25 to p75. The band median across 11,111 priced unit records is AED 2,282.

Communities publishing 25 or more records inside the band

Cheapest ten per sqft

CommunityEmirateRecords in bandAED/sqftMedian sqftMedian price
Al HelioAjman276604,012AED 2.65M
Free ZoneAjman658162,766AED 2.26M
Al Mamzar - SharjahSharjah309342,693AED 2.53M
Dubai Investments ParkDubai2131,0212,117AED 2.26M
The ValleyDubai601,0432,493AED 2.80M
Al Rowdat SuburbSharjah351,0902,543AED 2.79M
AljadaSharjah441,2391,861AED 2.11M
MuwailehSharjah821,2841,894AED 2.33M
Dubai Production CityDubai321,3331,743AED 2.28M
MirdifDubai351,3501,725AED 2.33M

Communities publishing 25 or more records inside the band

Dearest ten per sqft

CommunityEmirateRecords in bandAED/sqftMedian sqftMedian price
Nad Al ShebaDubai7553,746710AED 2.68M
Jabal AliDubai2373,204673AED 2.19M
Umm SuqeimDubai313,005782AED 2.35M
Dubai Maritime CityDubai1462,938777AED 2.41M
Sobha CentralDubai6002,934743AED 2.14M
Jebel AliDubai6402,834782AED 2.16M
Downtown DubaiDubai332,826861AED 2.50M
Al WaslDubai762,822832AED 2.49M
Al Marjan IslandRas Al Khaimah3272,811880AED 2.50M
Sobha Siniya IslandUmm Al Quwain452,8001,021AED 2.79M

On floor area for the money, Al Helio is the roomiest tracked address in this band: a median 4,012 sqft at AED 660 per sqft, against 1,085 sqft for the band as a whole.

Largest books whose published starting price lands here

Projects starting inside this band

ProjectDeveloperCommunityPrice fromHandoverPriced units
Binghatti Vision IconicBinghattiNad Al ShebaAED 2.60M2028878
Damac Islands Phase 1 and 2DAMACDamac SuncityAED 3.00M2030423
Bayz 102DanubeBusiness BayAED 2.52M2029299
OystraRichmindAl Marjan IslandAED 2.74M2029213
Edgewater Residences 1, 2 and 3MGSDubai IslandsAED 2.18M2026185
Sobha SolisSobha RealtyMotor CityAED 2.00M2027181
Tonino Lamborghini Residences by BNW DevelopmentsBNWAl Marjan IslandAED 2.10M2028169
Binghatti AquariseBinghattiBusiness BayAED 2.00M2027146
Reportage HillsReportageDAMAC LagoonsAED 2.83M2028132
Safa GateDAMACAl WaslAED 2.13M2029112
DWTN ResidencesDeyaarBusiness BayAED 2.26M2029109
Distrikt at Ghaf WoodsMajid Al FuttaimDubailandAED 2.78M2029101
Safa Two Tower BDAMACBusiness BayAED 2.97M20279
La MazzoniThe LuxeAl Marjan IslandAED 2.30M202882
Villa Del GardaMr EightDubai IslandsAED 2.99M202877
Tonino Lamborghini ResidencesGulf LandMeydanAED 2.45M202676
PelagiaBNWAl Marjan IslandAED 2.53M202769
AquoraCasa VistaDubai IslandsAED 2.07M202864
Fairmont Residences Al Marjan IslandArdeeAl Marjan IslandAED 2.50M202859
Lunaya TerracesZayaSheikh Zayed RoadAED 2.13M202959

The starting price is the lowest asking price published for the project, so a scheme appears here on its entry unit even where its penthouses sell several bands higher. Projects marked sold out are excluded, and the order is by how many priced unit records the project publishes. Filter the full index to go wider.

Largest books inside the band

Who sells at this level

DeveloperRecords in bandMedian priceMedian sqftAED/sqft
Sobha Realty2,755AED 2.20M7822,849
Azizi1,251AED 2.47M1,1482,149
Binghatti994AED 2.66M8113,535
Emaar444AED 2.52M1,2591,973
DAMAC330AED 2.29M1,3681,642
Reportage305AED 2.26M2,1171,066
Danube264AED 2.62M7723,436
Union P.J.S.C236AED 2.45M1,2661,936
BNW204AED 2.13M8692,490
Dubai Investments166AED 2.32M1,0442,275
Meraas166AED 2.35M8392,655
Arada157AED 2.51M2,0841,237
Aldar125AED 2.66M1,4621,677
Nakheel101AED 2.64M1,3411,957
Deyaar92AED 2.30M1,4371,628
Object 186AED 2.43M1,2082,234
Dugasta82AED 2.16M1,0941,974
Ellington79AED 2.57M1,1292,302
Tiger Properties78AED 2.23M1,1282,012
Amaal Emirates75AED 2.29M9062,578

Record counts favour developers selling large schemes, so read this as book size at this ticket rather than as a quality ranking. 56 developers publish 25 or more priced records inside the band.

The plan you are likely to be offered here

Terms and delivery

Median booking deposit
20%
1,312 published plans
Median due before keys
60%
Booking plus construction
Plans with a tail
18%
Instalments after handover
Peak handover
2027
33% of dated projects
Handover year20262027202820292030
Projects selling in this band14828627013032

Plans are read from the projects publishing units in this band, counted once per plan, and only where the instalments total between 90% and 110%. A project selling across two bands is counted in both.

Answered from the corpus

Questions buyers ask at this budget

What can you buy off-plan at AED 2M to 3M in the UAE?+

As of July 2026, 11,111 priced off-plan unit records ask AED 2M to 3M, 21% of the whole tracked book, across 889 projects. The median is 1,085 sqft at AED 2,282 per sqft, and the most common size on offer is a 2 BR at a median 1,159 sqft.

What is the largest home you can get off-plan at AED 2M to 3M?+

The band reaches a 5 BR at a median AED 2,626,205 on 4,008 sqft, across 32 priced records. That is the widest rung publishing enough records inside the band to benchmark, so treat it as the reach of the money rather than a guarantee of availability.

Which communities are cheapest per sqft off-plan at AED 2M to 3M?+

By median price per sqft inside the band, the cheapest tracked addresses are Al Helio (AED 660 per sqft), Free Zone (AED 816 per sqft), Al Mamzar - Sharjah (AED 934 per sqft), Dubai Investments Park (AED 1,021 per sqft), The Valley (AED 1,043 per sqft). Each publishes at least 25 priced records in this band.

What deposit is asked off-plan at AED 2M to 3M?+

Across 1,312 published payment plans from the projects selling into this band, the median booking deposit is 20% and the median share due before keys is 60%. 18% of those plans carry an instalment after handover.

Dubai Off-Plan Q3 2026

The full report: every community, every developer, ranked.

Off-plan at AED 2M to 3M 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.

Get the report, USD 79or the agent seat, USD 99/mofree 5 page sample (PDF)

Computed by OffplanIndex from developer-published inventories, July 2026. Bands are cut on the published asking price of each unit record, so a project selling across two bands appears in both. Aggregates are ours; the underlying listings belong to the developers who published them. Not investment advice. Method and exclusions: methodology. Every band side by side: off-plan by budget.