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United Arab Emirates · Off-plan benchmark · July 2026

Off-plan AED 5M to 10M: 2,347 sqft for the money

3,543 priced unit records ask AED 5M to 10M in the tracked UAE off-plan book, 7% of every priced record in the corpus, published across 493 projects. The median asks AED 6,539,000 for 2,347 sqft, which is AED 2,778 per sqft. Half of the band sits between 1,806 and 3,618 sqft, so the same money buys a materially different home depending on where you spend it.

The size that dominates the band is the 3 BR: 1,387 priced records, 39% of everything on offer here, at a median 2,191 sqft and AED 2,938 per sqft. The money still reaches a 6+ BR at the edge of the band, on AED 1,660 per sqft, which is cheaper ground than the modal unit. 60% of the band is apartments. 69% 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 3M to 5MOne band up: Above AED 10M
Median ticket
AED 6.54M
3,543 priced records
Median floor area
2,347 sqft
1,806 to 3,618 sqft mid half
Median per sqft
AED 2,778
AED 1,904 to 3,560 mid half
Projects selling here
493
25% 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)
1 BR802%AED 5.87M1,1924,864AED 5.27M
2 BR93226%AED 6.00M1,7393,632AED 5.36M
3 BR1,38739%AED 6.24M2,1912,938AED 5.50M
4 BR66119%AED 7.62M3,8421,925AED 6.55M
5 BR3329%AED 6.30M4,1071,774AED 5.50M
6+ BR1474%AED 7.14M4,1621,660AED 6.94M

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
Apartment2,13260%AED 6.16M1,9533,359
Villa84424%AED 7.28M4,1941,774
Duplex2878%AED 6.09M2,2842,560
Townhouse1675%AED 6.72M3,2481,772
Penthouse1013%AED 7.88M3,3872,214

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
Dubai2,44669%2,3122,840AED 6.54M
Abu Dhabi49114%2,8902,236AED 7.63M
Ras Al Khaimah38011%1,8623,432AED 6.03M
Sharjah1073%5,7041,143AED 6.24M
Umm Al Quwain882%2,1562,599AED 5.55M
Ajman241%3,1822,070AED 6.29M
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 2,778. Figures after each name are the median AED per sqft and the priced units.

  1. Sheikh Zayed Road6,941 43
  2. Palm Jumeirah4,996 45
  3. Fahid Island4,042 63
  4. Dubai Harbour3,960 87
  5. Al Wasl3,874 89
  6. Saadiyat Island3,680 76
  7. Nad Al Sheba3,608 192
  8. Mina Rashid3,520 39
  9. Al Marjan Island3,459 344
  10. Downtown Dubai3,452 42
  11. Al Raha Beach1,920 81
  12. Dubailand1,900 93
  13. Academic City1,848 207
  14. Jebel Ali1,801 45
  15. Sobha Sanctuary1,774 40
  16. Dubai Investments Park1,704 41
  17. The Valley1,568 41
  18. Dubai South1,251 26
  19. Motor City1,214 28
  20. Sharjah Waterfront City1,097 29
1,0954,1177,138

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 3,543 priced unit records is AED 2,778.

Communities publishing 25 or more records inside the band

Cheapest ten per sqft

CommunityEmirateRecords in bandAED/sqftMedian sqftMedian price
Sharjah Waterfront CitySharjah291,0977,168AED 7.87M
Motor CityDubai281,2146,358AED 7.72M
Dubai SouthDubai261,2514,875AED 5.36M
The ValleyDubai411,5685,639AED 7.58M
Dubai Investments ParkDubai411,7043,819AED 6.40M
Sobha SanctuaryDubai401,7744,107AED 7.29M
Jebel AliDubai451,8013,831AED 6.90M
Academic CityDubai2071,8482,824AED 5.64M
DubailandDubai931,9004,954AED 9.41M
Al Raha BeachAbu Dhabi811,9202,889AED 5.35M

Communities publishing 25 or more records inside the band

Dearest ten per sqft

CommunityEmirateRecords in bandAED/sqftMedian sqftMedian price
Sheikh Zayed RoadDubai436,9411,086AED 6.74M
Palm JumeirahDubai454,9961,610AED 8.00M
Fahid IslandAbu Dhabi634,0421,947AED 7.56M
Dubai HarbourDubai873,9601,663AED 6.36M
Al WaslDubai893,8742,246AED 8.22M
Saadiyat IslandAbu Dhabi763,6802,347AED 8.57M
Nad Al ShebaDubai1923,6081,528AED 5.36M
Mina RashidDubai393,5201,921AED 6.78M
Al Marjan IslandRas Al Khaimah3443,4591,821AED 6.02M
Downtown DubaiDubai423,4521,782AED 6.50M

On floor area for the money, Sharjah Waterfront City is the roomiest tracked address in this band: a median 7,168 sqft at AED 1,097 per sqft, against 2,347 sqft for the band as a whole.

Largest books whose published starting price lands here

Projects starting inside this band

ProjectDeveloperCommunityPrice fromHandoverPriced units
The Row SaadiyatAldarSaadiyat IslandAED 7.65M203098
Burj Binghatti Jacob & CoBinghattiBusiness BayAED 8.40M202794
Eden House The ParkH&HAl WaslAED 7.09M202789
Bayview By EmaarEmaarDubai HarbourAED 5.62M20280
The Grove at Sobha SanctuarySobha RealtyDubailandAED 9.32M202968
Villa Del BrunelloMr EightDubai IslandsAED 5.10M202755
The Orchard at Sobha citySobha RealtyAl BahyaAED 9.05M202952
LunayaZayaJebel AliAED 5.22M202950
Burj Azizi TowerAziziSheikh Zayed RoadAED 5.03M202944
The Terraces at Sobha CitySobha RealtyAl BahyaAED 8.07M202941
Sha Residence EmiratesIMKANGhantootAED 9.47M202632
Sobha ElwoodSobha RealtyDubailandAED 9.92M202828
Nad Al Sheba Gardens Phase 9MeraasNad Al ShebaAED 9.50M20294
OvelleEmaarThe ValleyAED 7.10M20290
The Residences at The Dubai Beach EDITIONH&HJumeirah Beach ResidenceAED 8.69M202919
D VillasDar GlobalJumeirah Golf EstatesAED 7.30M202917
Mr C Residences DowntownAltaAl WaslAED 8.76M202717
Sama Yas By Aldar PropertiesAldarYas IslandAED 5.91M202817
Damac Bay 2DAMACDubai HarbourAED 8.34M202815
Avelia The ValleyEmaarThe ValleyAED 7.25M202914

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 Realty372AED 7.49M4,1072,099
Binghatti347AED 5.62M2,8242,213
Emaar282AED 6.69M3,0841,982
Aldar182AED 8.13M2,2443,670
Meraas170AED 6.00M2,5202,727
Arada136AED 6.23M3,0842,080
BNW133AED 5.68M1,4564,144
DAMAC123AED 5.61M2,0623,098
Richmind103AED 6.16M1,8633,395
H&H102AED 8.17M2,1323,876
Mr Eight96AED 5.79M1,5083,994
Nakheel83AED 7.62M3,3582,430
Tiger Properties64AED 6.01M1,9143,374
Danube64AED 5.65M2,0092,603
Azizi57AED 7.03M1,1035,080
Beyond56AED 7.10M1,6223,628
Deyaar54AED 5.77M2,2752,648
Burtville54AED 5.46M2,9841,830
Zaya44AED 6.90M3,8311,801
Select Group43AED 5.44M1,7023,184

Record counts favour developers selling large schemes, so read this as book size at this ticket rather than as a quality ranking. 28 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%
692 published plans
Median due before keys
60%
Booking plus construction
Plans with a tail
12%
Instalments after handover
Peak handover
2028
33% of dated projects
Handover year20262027202820292030
Projects selling in this band6012216110435

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 5M to 10M in the UAE?+

As of July 2026, 3,543 priced off-plan unit records ask AED 5M to 10M, 7% of the whole tracked book, across 493 projects. The median is 2,347 sqft at AED 2,778 per sqft, and the most common size on offer is a 3 BR at a median 2,191 sqft.

What is the largest home you can get off-plan at AED 5M to 10M?+

The band reaches a 6+ BR at a median AED 7,140,000 on 4,162 sqft, across 147 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 5M to 10M?+

By median price per sqft inside the band, the cheapest tracked addresses are Sharjah Waterfront City (AED 1,097 per sqft), Motor City (AED 1,214 per sqft), Dubai South (AED 1,251 per sqft), The Valley (AED 1,568 per sqft), Dubai Investments Park (AED 1,704 per sqft). Each publishes at least 25 priced records in this band.

What deposit is asked off-plan at AED 5M to 10M?+

Across 692 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%. 12% 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 5M to 10M 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.