Apartments for sale in Dubai with independent advisory
Own a property in Dubai — chosen with data, negotiated in your favor.
We are an independent advisory that works for you, not for sellers. From all apartments and houses for sale in Dubai and the UAE, we select the right asset at the right price with you: you retain 100% ownership, with someone on your side from the first viewing to the final signature.
- Access to the entire UAE market — not a single developer's catalog
- Fee paid only by you. Zero commissions from sellers.
- A single partner from selection to handover — and beyond
Independent advisory · Paid only by you, never by sellers or developers · Access to the entire UAE market
One-bedroom apartment, Dubai Marina · Handover 2029
AED 2,450,000
Our Independent Advisory Fee
1%
Never commissions from developers or sellers.
Verified Net Yields
Real comparables — not brochure figures.
Buy remotely, securely
A single, end-to-end partner, in your name.
Buying property in Dubai from abroad is easy to get wrong
Most investors meet a broker paid by the developer, are shown the units with the highest commissions, and sign a contract in a market they can't verify from abroad.
The result: overpaying, buying in the wrong area, or ending up with an asset that looks great in a brochure but is disappointing in reality.
You don't have a data problem—you have an independence problem. Anyone you speak with is paid to sell you something specific.
Aligned with your outcome, not a commission.
We work for you, and only you
Our fee is 1%, paid by you—never a commission from the seller or developer. This single fact changes every recommendation we make.
The entire market, not a catalog
We're not tied to any single developer. We survey the entire UAE market and propose the asset that fits your goals, not our incentives.
Every deal decided by the numbers
Real comparables, actual net yields, developer track records, service charges, and exit liquidity. You see the full analysis—not a sales pitch.
A single partner from start to finish
Selection, negotiation, due diligence, paperwork, handover—and post-purchase support. The same oversight as if you were there in person.
One of the world's most profitable real estate markets — if you buy right.
01Taxation
In the UAE: 0% on capital gains, rent, and property ownership
The UAE imposes no tax on capital gains, rental income, or the property itself. Depending on your tax residency, you may have obligations in your home country. For example, Italian residents must pay IVIE, an annual wealth tax on foreign real estate, amounting to 1.06% of the purchase cost.
02Demand
Strong, structural rental demand
Fueled by population growth, the relocation of global businesses, and a stable currency pegged to the US dollar—creating a constantly expanding tenant base.
03Ownership
Full freehold ownership for foreigners
100% ownership in your name in freehold areas, with residency visas linked to qualifying investments—no need for local partners or nominees.
04Advantage
A market that rewards the informed buyer
Prices, yields, and developer quality vary enormously between districts. Those who are well-informed win; those who just trust the brochure pay the price.
How much does an apartment in Dubai cost in 2026
In 2026, the average cost of an apartment in Dubai is AED 1,969 per square foot, or about €5,100 per m².
For the same size, the location can triple the price: it ranges from about €3,400/m² in Dubai Sports City to over €10,900/m² in Palm Jumeirah. The table compares the main communities based on transactions registered with the Dubai Land Department.
| Area | AED/sqft | ≈ €/m² | 1-BR apt. ~65 m² (≈ €) | Gross Yield |
|---|---|---|---|---|
| Dubai Sports City | 1,332 | 3,440 | 224,000 | 7.76% |
| Jumeirah Village Circle (JVC) | 1,510 | 3,900 | 253,000 | 6.36% |
| Arjan | 1,568 | 4,050 | 263,000 | 6.95% |
| Jumeirah Lake Towers (JLT) | 1,831 | 4,730 | 307,000 | 6.58% |
| Dubai Marina | 2,058 | 5,310 | 345,000 | 5.51% |
| Dubai Hills Estate | 2,432 | 6,280 | 408,000 | 5.82% |
| Business Bay | 2,547 | 6,570 | 428,000 | 5.92% |
| Dubai Creek Harbour | 2,600 | 6,710 | 436,000 | 5.12% |
| Downtown Dubai | 3,011 | 7,770 | 505,000 | 5.10% |
| Palm Jumeirah | 4,240 | 10,950 | 712,000 | 4.58% |
Source: Property Monitor on DLD data, via Engel & Völkers (prices January–June 2026, gross yields August 2026). Our conversions at €1 = 4.17 AED as of September 29, 2026.
Before making a decision, compare these figures with recent transactions for the building you are interested in: the Dubai Land Department publishes them in its open data.
How much does an apartment in Dubai cost in euros?
The average cost of an apartment in Dubai is around €5,100 per m² in 2026. A 65 m² one-bedroom apartment typically costs about €225,000–€310,000 in areas like Sports City, JVC, or JLT; around €345,000–€440,000 in Dubai Marina, Business Bay, or Dubai Hills; and over €500,000 in Downtown. The price is paid in dirhams, which is pegged to the dollar: if the euro weakens, the same property will cost you more.
How much does a house in Dubai cost?
A villa in Dubai costs on average about AED 2,241 per square foot, slightly more than an apartment; a townhouse is about AED 1,371. However, the total price is much higher due to the larger sizes: in family communities like Dubai Hills Estate or Arabian Ranches, a villa typically starts from around AED 3 million, or about €720,000.
Sources: Property Monitor via Engel & Völkers, 2026; DLD transactions 2025–2026.
Are there cheap properties for sale in Dubai?
Yes, but "cheap" in Dubai means apartments from around €150,000–€230,000, not properties under €100,000. The entry-level areas are Dubai Sports City, JVC, Arjan, Dubai South, and International City. They have the highest gross yields, from 6.4% to 8.9%, but also more upcoming supply and more uncertain capital appreciation. A low price often reflects a small, off-plan unit with a distant handover date.
Homes for Sale in Dubai: Which Area to Choose
The area you choose depends on your goal: rental income, capital appreciation, or personal use.
Areas with a low entry price offer higher rental yields; premium areas yield less but are easier to resell.
| Objective | Areas to Consider | What to Expect |
|---|---|---|
| Annual Rental Income | JVC, JLT, Arjan, Sports City, Dubai South | Gross yield 6.4–7.8%, high demand from expats, more new supply |
| Balanced Yield/Value | Dubai Marina, Business Bay, Dubai Hills Estate | Yield 5.5–5.9%, liquid market, short-term rental demand |
| Prestige and Value Retention | Downtown Dubai, Palm Jumeirah, Dubai Creek Harbour | Yield 4.6–5.1%, high entry price, international buyers |
| Family Home | Dubai Hills Estate, Arabian Ranches, DAMAC Hills | Villas and townhouses, schools and amenities, lower yield |
Which areas are best for buying an apartment to rent out?
For annual rentals, areas with a lower entry price and stable tenant demand are advisable: JLT (6.58% gross), JVC (6.36%), Arjan (6.95%), and Dubai Sports City (7.76%). For short-term lets, Dubai Marina and Downtown perform better, but you must account for higher management costs and variable occupancy. In any case, it's the net yield that matters, not the gross yield.
Villas for sale in Dubai
Villas in Dubai cost an average of AED 2,241 per square foot and yield less than apartments: approximately 4.45% gross versus 6.66%.
They are purchased to live in or to focus on value retention in communities with limited new supply, such as Dubai Hills Estate (AED 2,896/sqft), Arabian Ranches (AED 2,417/sqft), or Jumeirah Golf Estates (AED 2,524/sqft). DAMAC Hills (AED 1,908/sqft) offers the most accessible entry point.
Source: Property Monitor via Engel & Völkers, 2026.
A clear, remote-first process — no surprises.
01
Explore investment projects
- Browse over 3,000 selected projects across the Emirates
- Book a free, no-obligation call with one of our advisors
02
We find and verify the right asset for you
- We start with a free Wealth Analysis of your needs and goals
- We research the entire UAE market and prepare a shortlist based on verifiable data
03
You buy — we handle everything
- Due diligence, contracts, and payment plans managed for you, handled remotely, from the initial offer to handover and property management
- You own 100% of the property, registered in your name
The latest projects for sale
The five latest projects added to our catalog, automatically updated with every new launch.
The price shown is the starting price announced by the developer, i.e., for the smallest unit, not the average project price.
| Project | Area | Developer | Starting Price | ≈ in EUR | Est. Handover |
|---|---|---|---|---|---|
| Anantara Hotels & Resorts at Siniya Island | Siniya Island | Sobha Realty | — | — | Dec 2027 |
| Etérea by Zoya | Al Majan, Dubai | Zoya Developments | AED 1,130,000 | ~271,000 € | Dec 2029 |
| EPOQUE - Meydan 2 | Meydan Horizon | Reportage Properties | AED 1,289,421 | ~309,000 € | Dec 2029 |
| Arche Residences | Dubai South | Evera Development | AED 990,000 | ~237,000 € | Dec 2028 |
| Garden City | Garden City, Ajman | GJ Properties | AED 353,745 | ~85,000 € | Dec 2027 |
Prices and handover dates from the BridgeYields catalog. Conversions at €1 = AED 4.17.
Dubai Property: Off-Plan or Ready, What Are You Buying?
Off-plan means buying a property under construction at a lower price, paying in installments tied to construction progress. Ready properties are completed and can be rented out immediately.
The former trades immediate rental income for potential capital appreciation and construction-related risks.
| Off-Plan | Ready | |
|---|---|---|
| Payment | Installments during construction (e.g., 60/40, 70/30), sometimes post-handover | Full payment on signing, or mortgage |
| Registration | Oqood with the DLD, then title deed upon handover | Immediate title deed upon transfer |
| Rental Income | None until handover (1–4 years) | Immediately |
| Main Risks | Delays, quality issues, reselling before handover | Property condition, service charges, price paid |
| Protection | Supervised escrow account | Due diligence on title, debts, and NOC |
Before You Pay
You can verify the project's registration and escrow account yourself using the Dubai Land Department's Dubai REST app. If you are asked to wire money to any account other than the official escrow account, stop the transaction.
Which is better, off-plan or ready?
It depends on how soon you need rental income. If you want to start earning rent immediately, buy a ready property. If you have a 3–5 year timeline and prefer to spread out payments, off-plan offers a lower entry price. In return, you accept the risk of delays and that you'll only see returns after handover. Always choose a developer with a verifiable track record of completed projects.
How can I verify the project's escrow account and registration?
Before making any payment, verify three things: that the project is registered with RERA and the Dubai Land Department (DLD); that a dedicated escrow account exists in the project's name; and that your payment is directed to that account, not to the developer or an agent. The escrow account regulation (Dubai Law No. 8/2007) protects your funds by releasing them only as construction milestones are met. However, it does not guarantee on-time delivery or a financial return.
We don't just sell you a property. We first analyze your entire wealth.
No client should start with, “I have €100,000, find me something.” Before presenting a single opportunity, we conduct a comprehensive wealth analysis—the same proprietary model we use for every private mandate. This ensures the solution is tailored to your capital, risk profile, time horizon, and income goals—not just our portfolio.
01
Investor Risk Profile
We assess six weighted factors—age, time horizon, loss tolerance, experience, income stability, and liquidity needs—to determine a precise risk score and a defined profile.
Outcome: A risk profile ranging from Conservative to Aggressive.
02
Asset Allocation Analysis
We map your current wealth across cash, bonds, stocks, alternatives, and existing real estate. We then compare it to the model portfolio for your profile, highlighting the gap in both value and percentage, asset class by asset class.
Outcome: How much of your wealth—if any—makes sense to allocate to Dubai real estate.
03
Dubai Property Evaluation
Only at this stage do we analyze specific properties: acquisition costs, LTV and financing, gross and net yield, NOI, debt service, cash-on-cash return, exit value, and annualized return—along with the purchase's impact on overall portfolio concentration.
Outcome: A data-driven decision, or a clear 'not now'.
Sample Analysis Output
- Risk Score
- 3.25 / 5
- Risk Profile
- Balanced
- Total Wealth Value
- $150,000
- Target Real Estate Allocation
- 30%
- Current Real Estate Allocation
- $90,000
- Recommended Capital
- $80,000
- Cap Rate (Target Asset)
- 5.6%
- Annualized Return (Approx.)
- 9.5%
- Concentration Check
- In line with target
Illustrative values from our model. Your analysis will use your actual data.
If the analysis shows that Dubai real estate isn't right for you—or isn't right for you yet—we will tell you. You pay us, so we have no reason to tell you otherwise.
Book Your Wealth AnalysisWhat costs you pay beyond the price tag
For a ready apartment, expect to pay about 5.5–6.6% in purchasing costs on top of the price, of which 4% is the Dubai Land Department transfer fee.
Then there are the annual costs, which you should budget for from the start.
| Item | Amount | When |
|---|---|---|
| DLD transfer fee | 4% of the price + approx. AED 580 in charges | At purchase (off-plan: at Oqood registration) |
| Registration trustee | AED 4,000 + 5% VAT (AED 2,000 for properties under AED 500,000) | At purchase |
| Title deed issuance | approx. AED 250 | Upon transfer |
| Broker commission | approx. 2% + VAT, as a standard | At purchase |
| BridgeYields advisory fee | 1% of the price, paid only by you | At purchase, if you work with us |
| Service charge | Per sqft per year, varies by building | Annually |
| Rental management | Percentage of the rent | Annually, if you rent it out |
| IVIE (for Italian residents) | 1.06% of the purchase cost | Annually |
Sources: Dubai Land Department fees 2026; IVIE: Agenzia delle Entrate (Italian Revenue Agency).
You can find the updated fees on the Dubai Land Department website: check them before signing.
What's the real return on a Dubai apartment?
Less than the gross yield. For example, a one-bedroom apartment in JVC worth around AED 1,000,000 (€250,000) with a 10% gross yield generates about AED 100,000 per year. After deducting service charges, management fees, maintenance, and one month of vacancy, you're looking at a net yield of around 7% on the total cost. If you are an Italian resident, the IVIE (an Italian tax on foreign real estate) brings this down to about 6%. With the holding structure we define together, you won't pay other taxes on the rental income. Furthermore, keep in mind that property in Dubai can appreciate by over 20% per year on average.
Example assumptions: service charge of AED 15 per sqft per year (a conservative estimate: you can find the actual value for the building in the Dubai Land Department's Service Charge Index), 5% management fee on rent, 0.5% of the property value for maintenance, 1 month of vacancy, and 5.5% in purchasing costs, including a 1% advisory fee.
Designed for buyers who want clarity, not just another sales pitch.
International investors
Who want a tangible, income-producing asset outside the Eurozone and the US.
Entrepreneurs and professionals
Seeking tax-efficient diversification to complement their main business.
Experienced real estate investors
Who want market access and independent advice — not just another broker.
First-time international buyers
Who want someone truly on their side, from the first viewing to the final handover.
Risks to be aware of in 2026
In 2026, the Dubai market has slowed down. UBS classifies it as having a "high" bubble risk (fourth out of 23 cities), and according to ValuStrat, values in August were about 10% below February levels.
Buying is still an option, but it's not a risk-free investment.
Sources: UBS Global Real Estate Bubble Index 2026 (September 22, 2026); The National (September 24, 2026); ValuStrat via Dubai Chronicle (September 26, 2026).
- Geopolitical Risk: The regional conflict that began in early 2026 has slowed price growth and is particularly affecting the premium segment.
- Upcoming Supply: Many handovers are scheduled in the coming years in entry-level areas, which could put pressure on rents and prices.
- Currency Exchange: The dirham is pegged to the dollar, so your investment's value in euros will fluctuate with the EUR/USD exchange rate.
- Liquidity: Reselling in a slowing market takes time, especially for off-plan units that have not yet been handed over.
- Italian Taxation: If you are an Italian resident, you are still liable for IVIE (a wealth tax on foreign properties) and, without the correct holding structure, also IRPEF (personal income tax) on rental income.
Is the Dubai property market in a bubble?
There isn't a crash underway, but the risk is real. UBS raised Dubai's index to 1.16 in 2026 (from 1.09 in 2025), placing it in the "high" risk category, despite noting a slowdown since March. Real prices have only grown by 0.4% annually, and real rents have decreased by 4%. At the same time, an apartment costs about 5 years of local income, compared to 11 in London.
You can find detailed scenarios and risks in our guide on returns and risks of Dubai property investment.
Questions from informed buyers.
Clear answers, no hidden clauses. If your question isn't here, just ask us on a call.
I've never bought property abroad. Is this for me?
How do I know the advice is honest?
Is the 1% fee really worth it?
Can foreign nationals own an apartment in Dubai?
Can I buy an apartment in Dubai without being there in person?
Do I get a Golden Visa by buying an apartment in Dubai?
What happens after the purchase?
To understand the entire process, read our complete guide to buying property.
Discover how a client earned 30% per year in Dubai, with no taxes in the Emirates.
Access the full case study: video lesson, Wealth Analysis, Investor Profile, and the complete Business Plan for the deal.
- Real numbers from a real deal in Dubai
- Downloadable Wealth Analysis, Investor Profile, and Business Plan
- Discover the exact strategy behind a 30% annual return
Independent Advisory · Paid only by you
Gianluca Sidoti
Founder of BridgeYields. He lives between Milan and Dubai, where he has personally closed dozens of real estate deals, and holds a UAE Golden Visa. He is the author of four books on personal finance and investing, including Investi al Meglio i tuoi Soldi (Diarkos, 2025), and a contributor to Forbes.
The information on this page is for general purposes only and does not constitute financial, legal, or tax advice. The yields shown are market averages and are not guaranteed. Prices and exchange rates are as of the dates indicated.
Fonti: Property Monitor / Engel & Völkers, prices per sq ft 2026 · Property Monitor / Engel & Völkers, rental yields 2026 · UBS Global Real Estate Bubble Index 2026 · The National · ValuStrat via Dubai Chronicle · Dubai Land Department · Italian Revenue Agency (Agenzia delle Entrate), IVIE (tax on foreign real estate).
