United Arab Emirates · Off-plan benchmark · July 2026

Off-plan above AED 10M: 5,242 sqft for the money

2,205 priced unit records ask above AED 10M in the tracked UAE off-plan book, 4% of every priced record in the corpus, published across 338 projects. The median asks AED 17,557,063 for 5,242 sqft, which is AED 4,091 per sqft. Half of the band sits between 3,306 and 7,413 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: 623 priced records, 28% of everything on offer here, at a median 3,264 sqft and AED 4,850 per sqft. The widest rung with a benchmark here is the 6+ BR, at AED 2,387 per sqft, which is cheaper ground than the modal unit. 42% of the band is apartments. 78% 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 5M to 10M

Median ticket

AED 17.6M

2,205 priced records

Median floor area

5,242 sqft

3,306 to 7,413 sqft mid half

Median per sqft

AED 4,091

AED 2,449 to 5,380 mid half

Projects selling here

338

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)
2 BR	166	8%	AED 12.1M	2,199	5,542	AED 11.0M
3 BR	623	28%	AED 15.3M	3,264	4,850	AED 11.9M
4 BR	609	28%	AED 19.2M	5,242	4,137	AED 12.9M
5 BR	511	23%	AED 17.9M	7,212	2,448	AED 13.6M
6+ BR	294	13%	AED 24.1M	11,250	2,387	AED 18.0M

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	933	42%	AED 17.4M	3,358	5,249
Villa	794	36%	AED 17.0M	7,296	2,212
Penthouse	219	10%	AED 23.5M	5,774	4,000
Duplex	177	8%	AED 18.0M	4,682	4,250
Townhouse	79	4%	AED 11.6M	2,702	4,294

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	1,721	78%	5,363	4,324	AED 18.1M
Abu Dhabi	277	13%	4,406	4,136	AED 14.1M
Ras Al Khaimah	128	6%	4,818	3,678	AED 15.5M
Umm Al Quwain	71	3%	5,242	2,200	AED 11.5M

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 4,091. Figures after each name are the median AED per sqft and the priced units.

Jumeirah6,951 57
Palm Jumeirah6,445 199
Downtown Dubai6,425 79
Dubai Harbour5,567 104
Al Safa5,398 29
Dubai Marina5,349 126
Business Bay4,884 246
Al Wasl4,871 46
Ghantoot4,395 43
Al Raha Beach4,294 99
Al Marjan Island3,848 95
Dubai Islands3,625 66
City Walk3,265 44
Nad Al Sheba2,401 71
Palm Jebel Ali2,360 69
Sobha Siniya Island2,200 48
Jumeirah Golf Estates2,178 26
Dubailand2,062 85
Mohammed Bin Rashid City1,920 121
The Oasis by Emaar1,798 63

1,5084,7738,0386,951

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 2,205 priced unit records is AED 4,091.

Communities publishing 25 or more records inside the band

Cheapest ten per sqft

Community	Emirate	Records in band	AED/sqft	Median sqft	Median price
The Oasis by Emaar	Dubai	63	1,798	10,362	AED 15.4M
Mohammed Bin Rashid City	Dubai	121	1,920	7,513	AED 13.6M
Dubailand	Dubai	85	2,062	6,272	AED 14.0M
Jumeirah Golf Estates	Dubai	26	2,178	8,073	AED 16.1M
Sobha Siniya Island	Umm Al Quwain	48	2,200	5,242	AED 11.5M
Palm Jebel Ali	Dubai	69	2,360	8,165	AED 18.1M
Nad Al Sheba	Dubai	71	2,401	5,928	AED 14.8M
City Walk	Dubai	44	3,265	4,638	AED 16.3M
Dubai Islands	Dubai	66	3,625	4,303	AED 13.8M
Al Marjan Island	Ras Al Khaimah	95	3,848	4,794	AED 15.3M

Communities publishing 25 or more records inside the band

Dearest ten per sqft

Community	Emirate	Records in band	AED/sqft	Median sqft	Median price
Jumeirah	Dubai	57	6,951	5,917	AED 36.6M
Palm Jumeirah	Dubai	199	6,445	5,209	AED 30.2M
Downtown Dubai	Dubai	79	6,425	2,706	AED 20.7M
Dubai Harbour	Dubai	104	5,567	4,180	AED 22.8M
Al Safa	Dubai	29	5,398	4,656	AED 25.9M
Dubai Marina	Dubai	126	5,349	3,358	AED 18.2M
Business Bay	Dubai	246	4,884	3,692	AED 17.5M
Al Wasl	Dubai	46	4,871	4,867	AED 21.3M
Ghantoot	Abu Dhabi	43	4,395	10,253	AED 44.2M
Al Raha Beach	Abu Dhabi	99	4,294	2,702	AED 13.9M

On floor area for the money, The Oasis by Emaar is the roomiest tracked address in this band: a median 10,362 sqft at AED 1,798 per sqft, against 5,242 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
Brabus Island Chapter Two - The Villas	Cosmo	Al Raha Beach	AED 11.6M	2029	92
Habtoor Grand Residences	Al Habtoor	Dubai Marina	AED 10.9M	2027	76
Sobha Siniya Island Villas Phases 1 and 2	Sobha Realty	Sobha Siniya Island	AED 10.6M	2028	48
Mercedes Benz Places by Binghatti	Binghatti	Downtown Dubai	AED 10.3M	2026	43
Solaya 1,2 and 3	Meraas	Jumeirah	AED 14.2M	2029	6
Numa Reserve	Mirfa IBC	Mohammed Bin Rashid City	AED 12.0M	2026	28
Six Senses Residences	Select Group	Palm Jumeirah	AED 10.3M	2028	33
Sky Edition at Seahaven	Sobha Realty	Dubai Marina	AED 21.1M	2026	33
Bugatti Residences By Binghatti	Binghatti	Business Bay	AED 19.5M	2027	30
Couture By Cavalli	DAMAC	Al Safa	AED 21.8M	2027	29
Solaya 5 and 7	Meraas	Jumeirah	AED 15.4M	2029	26
The Residences Al Habtoor Grand	Al Habtoor	Dubai Marina	AED 10.5M	2027	0
Armani Beach Residences	Arada	Palm Jumeirah	AED 23.0M	2027	22
Solaya 4 and 6	Meraas	Jumeirah	AED 43.5M	2029	2
Nawayef West Heights	Modon	Hudayriyat Island	AED 20.0M	2026	8
Bayn Lagoon	Ora	Ghantoot	AED 10.7M	2028	4
Bayn Waterway	Ora	Ghantoot	AED 10.0M	2029	4
Regent Residences	Sankari	Business Bay	AED 39.0M	2027	0
The Alba Residences by Omniyat	Omniyat	Palm Jumeirah	AED 18.2M	2028	14
Eywa	R. Evolution	Business Bay	AED 11.5M	2026	11

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
Binghatti	208	AED 16.1M	3,264	5,358
Meraas	195	AED 16.0M	5,830	3,130
Sobha Realty	186	AED 18.1M	5,242	2,400
Nakheel	161	AED 18.1M	8,205	2,285
Aldar	109	AED 13.3M	4,897	3,072
Cosmo	99	AED 13.9M	2,702	4,294
Arada	98	AED 19.0M	4,178	4,922
Emaar	94	AED 14.4M	7,970	1,837
DAMAC	93	AED 24.1M	5,136	4,395
Al Habtoor	88	AED 17.9M	3,223	5,418
Omniyat	67	AED 52.2M	6,525	8,100
IMKAN	44	AED 43.7M	10,253	4,260
H&H	43	AED 24.4M	4,814	6,114
Select Group	39	AED 22.0M	5,713	4,161
Beyond	36	AED 13.0M	2,024	6,430
BNW	30	AED 16.2M	4,980	3,664
Mr Eight	30	AED 14.5M	3,647	4,300
Mirfa IBC	28	AED 12.0M	6,670	1,799
Azizi	26	AED 34.9M	8,713	4,024

Record counts favour developers selling large schemes, so read this as book size at this ticket rather than as a quality ranking. 19 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%

440 published plans

Median due before keys

60%

Booking plus construction

Plans with a tail

Instalments after handover

Peak handover

2028

32% of dated projects

Handover year	2026	2027	2028	2029	2030
Projects selling in this band	56	84	104	61	18

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 above AED 10M in the UAE?+

As of July 2026, 2,205 priced off-plan unit records ask above AED 10M, 4% of the whole tracked book, across 338 projects. The median is 5,242 sqft at AED 4,091 per sqft, and the most common size on offer is a 3 BR at a median 3,264 sqft.

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

The band reaches a 6+ BR at a median AED 24,112,000 on 11,250 sqft, across 294 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 above AED 10M?+

By median price per sqft inside the band, the cheapest tracked addresses are The Oasis by Emaar (AED 1,798 per sqft), Mohammed Bin Rashid City (AED 1,920 per sqft), Dubailand (AED 2,062 per sqft), Jumeirah Golf Estates (AED 2,178 per sqft), Sobha Siniya Island (AED 2,200 per sqft). Each publishes at least 25 priced records in this band.

What deposit is asked off-plan above AED 10M?+

Across 440 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%. 9% of those plans carry an instalment after handover.

Dubai Off-Plan Q3 2026

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

Off-plan above AED 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 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.