United Arab Emirates · Off-plan benchmark · July 2026

Off-plan AED 3M to 5M: 1,572 sqft for the money

8,296 priced unit records ask AED 3M to 5M in the tracked UAE off-plan book, 16% of every priced record in the corpus, published across 754 projects. The median asks AED 3,800,000 for 1,572 sqft, which is AED 2,424 per sqft. Half of the band sits between 1,253 and 2,091 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: 4,028 priced records, 49% of everything on offer here, at a median 1,362 sqft and AED 2,725 per sqft. The money still reaches a 5 BR at the edge of the band, on AED 1,287 per sqft, which is cheaper ground than the modal unit. 77% 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 project Read the budget note One band down: AED 2M to 3M One band up: AED 5M to 10M

Median ticket

AED 3.80M

8,296 priced records

Median floor area

1,572 sqft

1,253 to 2,091 sqft mid half

Median per sqft

AED 2,424

AED 1,820 to 2,963 mid half

Projects selling here

754

27% already marked gone

Bedroom counts publishing 20 or more records in the band

What the money buys, rung by rung

Bedrooms	Priced records	Share of band	Median price	Median sqft	AED/sqft	Entry (p25 price)
Studio	29	0%	AED 3.55M	572	6,265	AED 3.18M
1 BR	758	9%	AED 3.63M	1,092	3,516	AED 3.28M
2 BR	4,028	49%	AED 3.61M	1,362	2,725	AED 3.29M
3 BR	2,100	25%	AED 3.89M	1,878	1,990	AED 3.35M
4 BR	885	11%	AED 4.35M	2,709	1,588	AED 3.99M
5 BR	491	6%	AED 4.07M	3,158	1,287	AED 3.91M

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 type	Priced records	Share of band	Median price	Median sqft	AED/sqft
Apartment	6,397	77%	AED 3.64M	1,432	2,624
Townhouse	1,024	12%	AED 4.29M	2,704	1,505
Villa	526	6%	AED 4.37M	3,158	1,304
Duplex	285	3%	AED 4.29M	2,210	2,005
Penthouse	35	0%	AED 4.38M	2,186	2,083
Hotel Apartment	24	0%	AED 3.55M	566	6,269

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

Emirate	Priced records	Share of band	Median sqft	AED/sqft	Median price
Dubai	6,764	82%	1,554	2,438	AED 3.77M
Ras Al Khaimah	616	7%	1,282	3,029	AED 3.73M
Abu Dhabi	493	6%	2,052	1,899	AED 4.15M
Umm Al Quwain	229	3%	2,055	2,424	AED 4.16M
Sharjah	155	2%	3,139	1,173	AED 3.48M
Ajman	39	0%	2,444	1,638	AED 4.47M

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 2,424. Figures after each name are the median AED per sqft and the priced units.

1,0142,5074,0003,900

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 8,296 priced unit records is AED 2,424.

Communities publishing 25 or more records inside the band

Cheapest ten per sqft

Community	Emirate	Records in band	AED/sqft	Median sqft	Median price
Al Rowdat Suburb	Sharjah	32	1,100	3,765	AED 4.15M
Khalifa City	Abu Dhabi	55	1,122	4,075	AED 4.57M
The Valley	Dubai	73	1,234	3,105	AED 3.94M
Damac Suncity	Dubai	418	1,295	3,158	AED 4.00M
Muwaileh	Sharjah	33	1,373	2,246	AED 3.15M
DAMAC Hills	Dubai	26	1,450	2,488	AED 3.61M
Jumeirah Village Circle	Dubai	63	1,547	2,304	AED 3.75M
Al Zorah	Ajman	25	1,575	2,676	AED 4.38M
Academic City	Dubai	233	1,585	2,775	AED 4.41M
Dubai Investments Park	Dubai	39	1,607	2,471	AED 4.34M

Communities publishing 25 or more records inside the band

Dearest ten per sqft

Community	Emirate	Records in band	AED/sqft	Median sqft	Median price
Dubai Harbour	Dubai	87	3,900	1,242	AED 4.62M
Nad Al Sheba	Dubai	549	3,360	992	AED 3.38M
Dubai Maritime City	Dubai	127	3,320	1,236	AED 3.77M
Jabal Ali	Dubai	72	3,224	998	AED 3.22M
Al Marjan Island	Ras Al Khaimah	527	3,145	1,226	AED 3.87M
Dubai Design District	Dubai	33	3,043	1,469	AED 4.19M
Business Bay	Dubai	549	2,978	1,218	AED 3.67M
Jebel Ali	Dubai	189	2,804	1,346	AED 3.52M
Downtown Dubai	Dubai	62	2,755	1,345	AED 3.74M
Umm Al Quwain Marina	Umm Al Quwain	112	2,750	1,224	AED 3.44M

On floor area for the money, Khalifa City is the roomiest tracked address in this band: a median 4,075 sqft at AED 1,122 per sqft, against 1,572 sqft for the band as a whole.

Largest books whose published starting price lands here

Projects starting inside this band

Project	Developer	Community	Price from	Handover	Priced units
Tilal Binghatti	Binghatti	Academic City	AED 4.20M	2028	363
Taormina Village	Reportage	Majan	AED 3.40M	2027	253
Mag Keturah Reserve	MAG	Mohammed Bin Rashid City	AED 3.87M	2028	100
Tiger Sky Tower	Tiger Properties	Business Bay	AED 3.17M	2028	97
Greenz by Danube	Danube	Academic City	AED 3.67M	2029	96
Sobha Seahaven	Sobha Realty	Dubai Harbour	AED 4.60M	2027	83
W The Residences by Arada	Arada	Dubai Harbour	AED 3.91M	2028	81
Serenia District East Residences	Palma	Jumeirah Islands	AED 3.50M	2029	78
Bab Al Qasr Sea View 51	Burtville	Al Raha Beach	AED 4.68M	2029	75
Brabus Island	Cosmo	Al Raha Beach	AED 3.68M	2029	68
Le Chateau Piétrus	Mr Eight	Dubai Islands	AED 3.94M	2028	60
Fahid Beach Terraces	Aldar	Fahid Island	AED 3.60M	2029	51
Passo by Beyond	Beyond	Palm Jumeirah	AED 4.65M	2029	49
Reportage Village Khalifa City	Reportage	Khalifa City	AED 4.57M	2028	49
Taj Wellington Mews	BNW	Al Marjan Island	AED 3.32M	2028	48
The Brooks at Sobha Sanctuary	Sobha Realty	Sobha Sanctuary	AED 4.16M	2029	41
Al Thuraya Island	Ajmal Makan	Sharjah Waterfront City	AED 4.10M	2027	36
JW Marriott Residences	WOW Resorts	Al Marjan Island	AED 3.12M	2027	1
The Unexpected Al Marjan Island Hotel & Residences	Almal	Al Marjan Island	AED 3.04M	2027	30
Nasim Al Bahr Residences	Abu Dhabi National Hotels	Al Marjan Island	AED 3.51M	2028	28

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

Developer	Records in band	Median price	Median sqft	AED/sqft
Sobha Realty	987	AED 4.01M	1,550	2,664
Binghatti	664	AED 3.96M	1,037	3,332
DAMAC	631	AED 3.92M	2,829	1,309
Emaar	566	AED 3.66M	1,691	2,232
Azizi	476	AED 3.27M	1,620	2,009
Danube	454	AED 3.70M	1,209	2,874
Reportage	421	AED 4.33M	1,993	2,154
BNW	229	AED 3.41M	1,291	2,982
Meraas	195	AED 3.73M	1,605	2,099
Arada	158	AED 3.91M	2,294	1,382
Tiger Properties	126	AED 3.89M	1,473	2,484
Mr Eight	114	AED 4.31M	1,084	3,924
Ellington	105	AED 3.78M	1,284	2,746
MGS	103	AED 3.44M	1,265	2,730
Palma	98	AED 4.01M	1,429	2,787
Richmind	91	AED 3.74M	1,078	3,436
MAG	89	AED 4.09M	1,193	3,400
Zaya	87	AED 3.60M	1,997	1,852
Dubai Investments	85	AED 3.46M	1,417	2,499
Aldar	78	AED 3.56M	2,198	1,560

Record counts favour developers selling large schemes, so read this as book size at this ticket rather than as a quality ranking. 52 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

10%

1,047 published plans

Median due before keys

60%

Booking plus construction

Plans with a tail

14%

Instalments after handover

Peak handover

2028

33% of dated projects

Handover year	2026	2027	2028	2029	2030
Projects selling in this band	95	216	243	134	47

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 3M to 5M in the UAE?+

As of July 2026, 8,296 priced off-plan unit records ask AED 3M to 5M, 16% of the whole tracked book, across 754 projects. The median is 1,572 sqft at AED 2,424 per sqft, and the most common size on offer is a 2 BR at a median 1,362 sqft.

What is the largest home you can get off-plan at AED 3M to 5M?+

The band reaches a 5 BR at a median AED 4,073,000 on 3,158 sqft, across 491 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 3M to 5M?+

By median price per sqft inside the band, the cheapest tracked addresses are Al Rowdat Suburb (AED 1,100 per sqft), Khalifa City (AED 1,122 per sqft), The Valley (AED 1,234 per sqft), Damac Suncity (AED 1,295 per sqft), Muwaileh (AED 1,373 per sqft). Each publishes at least 25 priced records in this band.

What deposit is asked off-plan at AED 3M to 5M?+

Across 1,047 published payment plans from the projects selling into this band, the median booking deposit is 10% and the median share due before keys is 60%. 14% 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 3M to 5M 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 79 or the agent seat, USD 99/mo free 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.