Dubai Flood and Property: What the April 2024 Storm Did to Prices, Who Pays for Damage and How to Check a Home

The Dubai Flood of 2024: The UAE Floods in Numbers

The UAE saw its highest rainfall in less than 24 hours since 1949 recorded by the National Centre of Meteorology on 16 April 2024. The maximum rainfall at Khatm Al Shakla in Al Ain was approximately 254 mm whilst the maximum in Dubai was 219 mm at Al Marmoum.

This amount of rainfall exceeded the drainage system. The Khaleej Times reported on the 23rd of April 2024 that there was still standing water on parts of the roads in Mudon, Warsan and Discovery Gardens. Residents in Warsan 1 reported that their cars were underwater and entry to their building had been blocked. There was also flooding in some block of flats in The Greens. There was standing water on the roads in Al Furjan and a week later residents in District 5 in Jumeirah Park were still removing the water. There was also an intermittent issue with electricity and water for almost a week.

On the 20th of April 2024 the Dubai government asked developers and housing maintenance firms to provide support to property owners affected by the flooding, free of charge. Support provided ranged from temporary housing, food, pest control, cleaning and recording flood damage for insurance claims.

Did the Dubai Flood Hurt Property Prices? What 635,076 Sales Show

We used all sales data registered with the Dubai Land Department between April 2023 and October 2026 (635,076 sales in total) and selected only ready to occupy sales. We then selected the median price per square foot for the 12 months pre-flood, the 12 months post-flood and the most recent 12 months in the affected areas.

Median price per sq ft, ready homes only. Before: April 2023 to March 2024. After: May 2024 to April 2025. Latest: November 2025 to October 2026. Al Ranim analysis of 635,076 sales registered with the Dubai Land Department.

Prices rose across the market. Apartments within the flooded areas have increased in price by between 17-19% one year post-flood compared to a 7% increase in the price of all apartments within Dubai. Villa prices in Jumeirah Park have increased more than the price of all villas within Dubai. In Mudon both villa and townhouse prices have increased by 17%, slightly below the 20% rise in villa and townhouse prices across all of Dubai.

Sales have also risen post-flood. In Dubai 18,706 ready were sold between May and July 2024 (three months post-flood) compared to 16,626 ready sold in the three months prior to the flood. In Al Furjan the median price of ready sold per square foot has increased from AED 1,087 prior to the flood to AED 1,196 in the three months following the flood.

Who Pays for Flood Damage in a Rented Home?

Many of the problems mentioned above can be dealt with by Dubai’s current rental regime (Law No. 26 of 2007). A rental agreement may also assist with some of the problems noted above. The lessor shall maintain the rental in good repair and shall make such repairs as are necessary in order for the lessee to enjoy possession of the rental (Article 16). The lessor shall also make such repairs as are necessary due to damage or defect not caused by the lessee (Article 17). Issues such as a blocked roof, wall or drain, or water ingress into the building are normally covered by the lessor.

Reasonable use of the property is expected of the renter and any repairs that are made must be with the agreement of the landlord (Article 19). On termination of the tenancy the property must be returned in the same condition in which it was received with only allowing for damage that is normal and not caused by the renter (Article 21). Damage caused by water ingress should not be taken from the security deposit if the damage was not caused by the renter.

Following the flood that occurred in April 2024 there was no notice of rent reduction or termination of the lease. There is no clause in the rental law that addresses the unsuitability of the property following a flood. A new UAE Civil Code came into effect on the 1 June 2026 that does address the unsuitability of the rental property for the agreed purpose. Some law firms have suggested that this code may allow for termination or rent reduction. This is new and has not been tested in court so legal advice should be sought before relying on this code. In the case of a dispute between a tenant and a landlord the Rental Dispute Centre can be used.

Owners: Service Charges, the Building Policy and Shared Drains

In an apartment complex or a gated community there is some risk transferred to the building or community owner’s association. For jointly owned property, damage to the building of any cause must be insured and the insurance cost is included in the service charge as mandated by Law No. 6 of 2019 (Article 41). In master communities the developer is responsible for management, repair and maintenance of the utility services and common areas (Article 18). Drainage is also a common area (Article 7).

There is also responsibility on the part of the individual property owner. Under local order No. 8 of 2002 rainwater drainage from the parking and building must be provided and in good condition (Article 32). Any change to the rainwater system must also be approved by the respective authorities without such approval.

In April 2024 Emaar has gone beyond the current regulations and has promised to repair properties within its community at no cost to the owner.

Home Insurance in Dubai After the Floods: What Is Covered

On the 22nd April 2024 the Central Bank of the UAE announced that damage due to rain to property and vehicles is covered under comprehensive insurance that also covers loss and damage. Insurance companies will cover such incidents. Consumers are recommended to review their insurance coverage and to contact SANADAK (ombudsman for finance and insurance) for any questions on insurance claims.

Before renewing check that your insurance covers storms, flood and water. Also check the amount of excess charged in the event of a claim. If you have a mortgage then refer to the mortgage agreement from your lender to see if insurance is required for the property. Following damage take dated photographs and/or video before any washing out and keep all receipts.

The Tasreef Project: Dubai's AED 30 Billion Drainage Plan

In June 2024 Sheikh Mohammed bin Rashid approved Tasreef: a complete rainwater drainage system across Dubai. The project is costing AED 30 billion. Upon completion the system will be capable of handling over 20 million cubic metres of water daily which is a 700% increase. The project will be completed in stages by 2033. The project is managed by the Dubai Municipality. The scheme was approved two months after the storm.

1. In April 2025, Tasreef contracts were awarded for parts of Al Garhoud, Al Rashidiya, Al Quoz, Jumeirah, and Al Wasl for a total of AED 1.439 billion.
2. In February 2026, Tasreef contracts were awarded for 30 areas across the city for a total of AED 2.5 billion.
3. On 25 October 2026, the Dubai Municipality awarded contracts to the value of AED 3 billion for four schemes that will include around 100 km of pipe to Al Marmoom, Al Satwa, Al Wasl, Al Barsha 1, Al Safa, Al Quoz, Jumeirah and Umm Suqeim.

The Dubai Municipality is also preparing for winter. On 22 October 2026 the Dubai Municipality reported that 675 people and around 1,100 machines are in place, 10 temporary lakes have been created to capture water, over 70,000 drain inlets have been cleaned and preparations are being made for winter. In November 2024 Dubai identified 14 areas that are susceptible to flooding on Al Khail Road, Sheikh Mohammed bin Zayed Road and Sheikh Zayed Road. However the list has not been made public.

Is There a Dubai Flood Map?

We were unable to locate a method of determining the flood risk to an individual property. Instead the Dubai Municipality issues design standards. For residential developments the design standard for stormwater within the development is a five year return storm that has been checked using a ten year return storm. For basements the design standard is a ten year return storm. However the April 2024 storm was significantly more intense than the design or check storms.

The most informative data about a property would probably come from that property’s experience during the intense storms in April 2024 and a further intense storm that affected Dubai in March 2026. You could also ask your neighbours or search for the name of the building in the news from these times. Finally you may also contact the building owner’s association.

Property Inspection and Snagging in Dubai: How to Check a Home for Flood Risk

When visiting a property in Dubai before buying a new home there are some things you can look at in a few minutes when viewing the property. Also if visiting a property in Dubai consider the following.

1. Look at the slope of the ground. Ensure the road or neighbouring garden is not higher than the building as water will run to the building.
2. Look at the drainage from garages, terraces and driveways. Ensure the drainage is free from sand.
3. Look at any roof or terrace waterproofing and also at ceiling stains underneath.
4. If a basement is present ensure the drainage has non return valves and a pump. The Dubai Municipality suggest these features.
5. Ask the owners association if there was a flooding event in 2024 or 2026 and what actions where taken following the flooding.
6. Obtain a quote for insurance for the property prior to purchase and also check the coverage in relation to storm and flood.

Waterproofing is common in Dubai and is not a sign of a bad building. A re waterproofing of a roof or terrace after 2024 with a guarantee is good. Also ask the following if the following are present; a water stain; part repainting of a ceiling; a damp smell coming from a garage.

What to Do When Heavy Rain Is Forecast

Please make sure that the drainage in your homes and property is clean. Please also check that the non-return valves in basements in buildings are in place to avoid water reflux. Please keep vehicles out of basement and low areas and respond to all government flood warnings. Please also raise your personal items off the ground.

If water has formed on a road or on your property please contact Dubai Municipality on 800900. In the case of an emergency please contact 999 (police), 997 (civil defence) or 991 (power failure).

The bottom line

• No permanent loss has been recorded in flooded areas after the floods of April 2024.
• In a rental property, damage not caused by the tenant is the responsibility of the landlord. The tenant is responsible for any damage to their personal possessions.
• Risk is split between the owners association, the service charge, the building policy and owners.
• Phases of Tasreef are currently underway. By 2033 Tasreef will increase Dubai’s drainage by 700%.
• The best indicator of a property in the event of flooding is how the property has held up in 2024 and 2026.