Renting
Dubai Rental Index 2026: How Much Can Your Landlord Raise the Rent?
By Dhananjay Arora · CEO & Founder, Al Ranim Properties
Published 26 October 2026 · 14 min read
We researched the practice of rent increase upon renewal using all one-year tenancies registered with the Dubai Land Department from 1 February to 25 October 2026 (488,527 tenancies in total). We also provide an explanation of how you can find out what your rent increase is, based upon your Ejari ID number. We also provide information regarding the current bands that can be applied using the RERA rental index, and the results of our research.
Key takeaways
- In Dubai, when a tenant’s tenancy is renewed they can be charged between 0% and 20% more than their current rent.
- A rent increase must be given to the tenant in writing at least 90 days before the end of the tenancy otherwise the increase will not take effect as per the Land Department.
- 43% of the leases in our 2026 research involved new tenants and these tenants are not subject to the rent increase upon renewal rule.
- For 87% of the data collected for building and flat sizes, renewing tenants in a flat within a building were paying at least 90% of the rent being paid by new tenants in the same building.
The short answer
Rent can be increased between 0% and 20% of the current rent. If a tenant is paying rent that is 10% or less less than the average rent provided by the index for similar properties, no rent increase can be applied. The lower a tenant’s rent is compared to the average rent for similar properties the higher the band to which the rent increase can be applied. A notice of rent increase must be provided at least 90 days before the end of the tenancy. 254,337 flat tenancies were renewed between February and October 2026.
What Is the RERA Rental Index in Dubai?
The RERA rental index is the Dubai Land Department’s representation of the average rent for similar properties. Within the Dubai Land Department there is an organisation known as RERA (Real Estate Regulatory Agency). Decree No. 43 of 2013 applies the RERA rental index to restrict the rent increase on renewals. Since January 2025 each residential building has been assigned a building rating which is also used in the index. This means that two flats of the same size can produce different results. The index is freely available online on the Dubai Land Department website and via the Dubai REST app.
How Much Can Rent Increase in Dubai? The Rental Index Bands
In Dubai the renewal rent is governed by Decree No. 43 of 2013. The permitted increase in rent is based on the difference between the existing rent and the average market rent of similar units according to the RERA rental index. If the existing rent is significantly below the average market rent for similar units, then the permitted rent increase will be higher. The maximum permitted rent increase cannot exceed 20% of the existing rent.
| Your rent compared with the index average | Most the landlord can add at renewal |
|---|---|
| Up to 10% below | No increase |
| 11% to 20% below | Up to 5% |
| 21% to 30% below | Up to 10% |
| 31% to 40% below | Up to 15% |
| More than 40% below | Up to 20% |
Source: Decree No. 43 of 2013, Article 1.
For example: if the existing rent is AED 90,000 per year and the average market rent for similar flats as according to the Rental index is AED 110,000 then the existing rent is around 18% lower than the average market rent. The existing rent would fall within the 11% to 20% band. In this situation the permitted increase in rent is 5% of AED 90,000 or AED 4,500. The new rent therefore can not exceed AED 94,500. The calculation is based on the existing rent and not the average market rent.
Same bands since 2013: Since the introduction of the Decree on 18 December 2013 the bands for rent increases have not changed. However the method used to calculate the average market rent has changed from 2025.
The Smart Rental Index: What Changed in 2025
On 2 January 2025 the Dubai Land Department introduced the Smart Rental Index. This uses the same bands for rent increases. However each building has been assigned a level. The permitted rent increase is based on the rent in that building, the average rent in that area and the level of the building.
What the building classification looks at
According to the Dubai Land Department buildings are assigned a level based on building design, energy efficiency, location, condition, services (such as cleaning, parking management, maintenance), finishes and construction. Landlords may apply to the Dubai Land Department to update a building’s level by providing information about any improvement to the building.
The Dubai Land Department has confirmed the Smart Rental Index will be updated annually and will cover all residential areas within Dubai including free zones (excluding DIFC).
How to Check the Rental Index With Your Ejari Number
You can work out a rental increase for your rented property without the aid of a lawyer or rental agent.
- Open the calculator. Go to the rental calculator on the Dubai REST app or to the Rental Index service on the Dubai Land Department website. Choose Residential.
- Find your home. Choose your rental from either the Ejari number of your existing rental, the DEWA unit number (printed on your DEWA energy bill as a nine digit number), or by building and area.
- Enter your lease details. Enter the end date of your existing rental, the number of bedrooms, the rental per year, and the type of property.
- Calculate. Pass the security check and then click Calculate to give you the largest rental increase that can be in the new rental.
Calculator not finding your home? If you choose to choose by Ejari number and get no returns, try choosing by DEWA unit number or by area and building. Take a screen shot of the results page with a date printed. This may be useful if you want to negotiate a new rental with your landlord or approach the complaints centre.
Renewals vs New Leases: What 488,527 Dubai Rent Contracts Show
We have compared renewal residential rents with new residential rents. We have considered all residential leases lodged with the Land Department between 1 February and 25 October 2026. We have retained the one year residential leases. We have 443,739 residential leases for flats and 44,788 for villas and townhouses. 57% of the flat leases are renewals and 55% of the villa and townhouse leases are renewals.
For the city as a whole the median renewal rent for a flat is AED 60,000 per year and the median new rent is AED 70,000 per year. However this does not appear to be the case for the same building. For renewal and new rent within the same building and size group that we have analysed we have analysed data for 2,034 groups and 142,372 leases. For those 2,034 groups the middle value of the difference between renewal and new rent is less than 1%.
| Flats | Leases | New lease, median AED a year | Renewal, median AED a year | Renewal vs new lease, same building |
|---|---|---|---|---|
| Jumeirah Village Circle (JVC) | 25,543 | 65,000 | 63,000 | 3% higher |
| Dubai Creek Harbour | 19,344 | 115,000 | 115,000 | 1% higher |
| International City | 18,814 | 40,000 | 37,000 | 6% lower |
| Al Furjan area | 17,706 | 62,831 | 58,418 | 2% higher |
| Business Bay | 17,597 | 85,000 | 100,000 | 7% higher |
| Downtown Dubai | 17,033 | 165,000 | 165,000 | About the same |
| Dubai Marina | 14,444 | 115,000 | 120,000 | 6% higher |
| Dubai Silicon Oasis | 12,130 | 56,000 | 53,000 | 8% lower |
| Arjan | 11,248 | 60,000 | 62,000 | 2% higher |
| Dubai Production City | 10,394 | 68,000 | 55,000 | 4% lower |
| Sobha Hartland (MBR City) | 9,239 | 70,350 | 76,036 | 4% higher |
| Al Jaddaf | 6,905 | 75,000 | 75,000 | 3% higher |
Similar findings were found for villas and townhouses. For the city as a whole the median renewal rent is AED 170,000 and the median new rent is AED 180,000. However for the same development and size group the middle value of the difference between renewal and new rent is 1.8%. For 84% of the 318 groups analysed the renewal rent is 90% or more of the new rent. The Springs are one of the larger differences where the renewal rent is around 7% less than the new rent.
| Villas and townhouses | Leases | New lease, median AED a year | Renewal, median AED a year | Renewal vs new lease, same building |
|---|---|---|---|---|
| DAMAC Hills 2 | 3,670 | 95,000 | 90,000 | 4% lower |
| Arabian Ranches 3 and Villanova | 3,146 | 165,000 | 165,000 | 2% higher |
| Arabian Ranches 2 and Serena | 1,974 | 155,000 | 155,000 | 2% lower |
| The Springs | 1,864 | 215,000 | 198,000 | 7% lower |
| Al Furjan | 1,617 | 230,000 | 195,000 | 2% lower |
| Town Square | 1,537 | 150,000 | 145,000 | 3% lower |
| Dubai Hills Estate | 1,522 | 270,000 | 267,788 | About the same |
| Dubai South | 1,446 | 126,000 | 120,000 | About the same |
| Mira and Reem | 1,209 | 165,000 | 160,000 | About the same |
| Victory Heights and Sports City villas | 1,131 | 255,000 | 260,000 | 1% higher |
Our analysis of every residential tenancy contract registered with the Dubai Land Department from 1 February to 25 October 2026, one-year leases only. Medians are annual rents. The last column compares renewals with new leases in the same building and size band (at least 5 of each), then takes the middle value for the area. Our medians are not the Land Department's index figures.
Our figures are not the index: Please use the table to assess how your building compares to others and use the official tool for your individual lease and then reply to your landlord.
The 90-Day Notice Rule and the Renewal Steps
If a landlord wishes to change any term of a rental (including rental), they must provide the tenant with at least 90 days notice before the end date of the existing rental. If a tenant wishes to request a rental decrease then they must also provide the landlord with at least 90 days notice before the end date of the existing rental. These provisions are set out in Article 14 of Law No. 26 of 2007 with amendments made by Law No. 33 of 2008.
- Missed deadline: If the landlord does not provide 90 day's notice before the end of a tenancy, the increase in rent will not become applicable.
- How notice is given: Notice can be given by hand, by notary public, by registered mail or by other methods as permitted by law.
- WhatsApp and email: WhatsApp and email can be used as evidence at the Rental Dispute Settlement Centre provided the messages are genuine and both the tenant and the landlord agree in the dispute that the message is genuine. Messages should be saved.
- Your contract: The 90 day notice above assumes that there is no landlord and tenant agreement on another notice period. Please see the notice clause in your contract.
- Landlord checks the index. The landlord will look at the rental index for the property at least in excess of 90 days before the end of the tenancy.
- Written notice. The landlord will give written notice of the new rental rate with sufficient time for the 90 day notice to be met.
- Tenant checks the calculator. The tenant will use the Ejari contract number to make the calculation.
- Agree and renew. If the landlord and tenant agree to a renewal, they will sign the contract and the renewal will be registered on Ejari.
- No agreement. If the landlord and tenant do not agree to a renewal, they can refer the dispute to the Rental Dispute Settlement Centre.
New Lease vs Renewal: When the Rent Cap Applies
These rules only apply to a renewal of an existing tenancy. For a new tenancy between a landlord and a tenant, the rental rate is agreed directly between the landlord and the tenant. The rental index provided by the Land Department is provided as a guide to new tenancies. If the landlord and tenant cannot agree to a change in rental rate upon renewal of the tenancy, the rental index will become binding. This is one reason why a rental property can be listed at a higher rental than that paid by the previous tenant.
Rent Increase Myths in Dubai: 2-Year Rule, Rent Freeze, Flexi Rent
Rent cannot go up for two years
Fact: The 2007 tenancy law featured a two year restraint on rent increases. In 2008 this was amended to remove this restriction. A rent review can now be proposed on each renewal and must be within the index. 90 days written notice must be provided.
Dubai has a three-year rent freeze
Fact: A three year restraint on rent increases was proposed in the draft laws of 2019 and again in 2021 but was not implemented.
Dubai froze rents in 2026
Fact: In June 2026 the maximum renewal rent percentage in Abu Dhabi was set at 0%, not in Dubai. The Dubai percentages have not been altered.
Flexi Rent stops rent increases
Fact: In June 2026 the Land Department introduced a new scheme called Flexi Rent. Flexi Rent does not impact on the rent review system and is voluntary. Participating tenants can however choose to pay rent on a half yearly, quarterly or monthly basis.
If You Disagree: The Rental Dispute Settlement Centre
If a dispute arises between a landlord and a tenant then a decision can be made by the Rental Dispute Settlement Centre. All disputes must first go through a friendly settlement. If a friendly settlement occurs then half of the basic filing fee will be refunded.
The following are required; Copy of the most recent Ejari rental agreement, Emirates ID, letter for a bank IBAN and any notice copies. These documents must be submitted online and not in person.
| Rental Dispute Settlement Centre | What applies |
|---|---|
| Where to file | Online at rdc.gov.ae, or at a Real Estate Services Trustee centre (AED 130 + VAT service fee) |
| Documents | In Arabic or legally translated, uploaded online |
| Filing fee for rent and renewal cases | 3.5% of the annual rent, minimum AED 500, maximum AED 20,000 |
| Other fees | AED 100 process service, AED 10 knowledge fee, AED 10 innovation fee |
| Settled at the amicable stage | Half of the basic filing fee is refunded |
| Offer and Deposit | AED 50, plus AED 20 in knowledge and innovation fees |
Source: Rental Dispute Settlement Centre service pages and FAQ, read 26 Oct 2026.
If the landlord refuses your rent: Should a landlord reject a rent offer made by a tenant in a dispute then the tenant can offer and deposit the rent with the Rental Dispute Settlement Centre. Once the offer and deposit has been approved by the Judge then the tenant is considered to have paid the rent from the date of approval. This protects the tenant against a non payment of rent but does not determine the validity of a rent increase.
Can a Landlord Evict You to Charge More Rent? No: Only These 4 Reasons
Selling the property
Landlord intends to sell the property and has given 12 months notice.
Own use or a close relative
Landlord or a first degree relative intends to occupy the property and can show availability of no other suitable property. The property cannot then be rented to any other tenant for 2 years.
Demolition or rebuilding
Landlord intends to extend or to demolish and rebuild in such a way that will stop the tenant from using the property and the necessary permits have been obtained.
Major repairs
A substantial repair or restoration is needed to the property and cannot be completed whilst the tenant is in occupation. A Dubai Municipality technical report has been provided.
Notice for eviction: In each instance 12 months in advance notice must be given by registered mail or by a notary public.
For landlords: For landlords the most secure method of charging a rent increase is through the method provided in the law. Use the index, allow adequate time for notice and make sure that all notice is in writing and recorded. If improvements have been made to your building ask the Land Department to reconsider the classification of the building.
Before You Renew: 6 Checks for Tenants
The bottom line
- The maximum allowable rent rise for a renewal in Dubai is 20% from the current rent. This is based on how much less than the rental index mean the current rent is.
- The Land Department states that a rent rise only occurs if the landlord provides 90 days prior to the end of the tenancy written notice of a rent increase.
If you are close to a tenancy renewal and would like more information regarding a rent rise proposed by your landlord or comparison of rent to other similar rents in the area please get in touch with one of our leasing teams.
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FAQ
Frequently asked questions
Yes but only once a year in reality. The limit only occurs on lease renewal and most Dubai leases are one year. Between February and October 2026 we have 254,337 renewed flat leases. In 87% of the building groups we have analysed the renewal rent is 90% or more of the new tenant rent. All rent increases must be in writing and be at least 90 days before the expiry of the existing lease.
Rent increases can range from 0% to 20% of current rent. This is according to the five bands in the table above which have remained the same since Decree No. 43 of 2013. There have been very limited significant increases in 2026. Only in 61 of the 2,034 flat building groups in our analysis has the renewal rent been less than 80% of the new tenant rent.
You can use the Rental Index available on the Land Department website or inside the Dubai REST app. To do this select 'residential', and then either enter your Ejari agreement number or the nine digit DEWA premise number quoted on your electricity bill to locate your agreement. You can then fill in the number of bedrooms, the current annual rent, the type of property and the end date and the calculator will then give you the proposed maximum rent for a renewal.
The index is updated once a year by the Land Department. A date for the 2026 update has yet to be published however. The Smart Rental Index also incorporates internal building rent data which can cause discrepancies between buildings and between between neighbours. This can be observed in our 2026 data where renewal in Dubai Silicon Oasis has been around 8% less than new tenant rent in the same building but in Business Bay renewal has been around 7% more than new tenant rent.
No. In June 2026 Abu Dhabi introduced a 0% limit on renewal whilst in Dubai the 0% to 20% bands remained in place. A proposed three year freeze in Dubai circulated as a draft bill in 2019 and again in 2021 but did not come into effect. Renewal occurred as before and between February and October 2026 we have 254,337 renewed flat leases and 24,695 renewed villa and townhouse leases.
For flats the median rent for a new lease per square metre per annum was AED 1,074 in February, AED 956 in April and AED 1,047 in September. For October up to the 25th the rent was AED 1,021 which is roughly 5% lower than in February. For villas and townhouses the pattern was similar with a rent of AED 795 in February, AED 734 in April and AED 764 for October (up to the 25th).
This is not a cap. For a new tenancy the rent is set between the landlord and tenant. The index provided by the Land Department is only advisory. If an agreement for a rent rise between the landlord and tenant cannot be achieved at the time of the renewal then the index will take effect. New tenancies made up 43% of the total flat tenancies studied in 2026 (189,402 from a total of 443,739). This means that a large number of tenancies are outside of this cap.
The rent increase ranges specified in Decree No. 43 of 2013 apply to all property and not just residential. The current Smart Rental Index is only used for residential property but the Land Department is currently working on commercial and industrial versions of the index. The calculator already has tabs for both commercial and industrial tenants. If you are a commercial or industrial tenant please use the appropriate tab in the calculator.
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