Dubai’s residential market remained resilient in the first half of 2025, although off-plan sales transactions reflected a decline after an industry boom at the end of last year, a report says.
The slowdown was largely influenced by factors such as seasonality and a slower rate of new project launches, according to Cavendish Maxwell’s latest report.
Despite the dip, off-plan properties continue to dominate Dubai’s residential sales, said Usman Adrees, head of primary at Engel & Volkers Middle East. “With off-plan making up such a large part of the current market – accounting for 60 per cent of sales in July, for example – any significant delays would have a noticeable impact on the market,” he told The National.
“However, we do not anticipate major delays at present,” he added. “If delays do occur, they are more likely to be among newer or boutique developers still building their operational capacity.”
Dubai-based property agent Jonathan Coates said delays are common, but have “modestly improved”. “However, complexity and scale in 2025 introduce fresh uncertainty,” he told The National.
Matthew Green, head of research at CBRE MENA, said that while there has clearly been a slowdown in the pace of activity across certain projects, "the quantum of forecasted deliveries for the overall market over the next five years remains high".
Off-plan property dominates
Off-plan activity recorded a slight decline in H1 compared to the second half of 2024, but it still accounted for 70.2 per cent of total residential transactions, according to the Cavendish Maxwell report.
Momentum rebounded, however, in the second quarter, when both off-plan and ready segments posted record-breaking transaction volumes.
“Given the robust performance of the off-plan segment so far this year, developers are expected to capitalise on momentum,” it stated. “If the pace of new launches accelerates in the second half, overall transaction activity could surpass previous records.”
Apartments accounted for the majority of off-plan sales transactions at 76.7 per cent in the first half of 2025, but there was also an increase in townhouse and villa transactions, particularly among bigger units with four to six bedrooms.
This was driven by demand from end users and families looking for larger living spaces, plus investors capitalising on the growing appeal of master-planned communities, as well as affordable price points and flexible payment plans that make these properties more accessible.
The market seems to be entering a new phase, said Mr Green, as 40,000 new units are expected this year, with 60,000 to follow in 2026. "Annual completions will then potentially rise even higher during the period 2027 to 2029, although materialisation rates may yet impact this forecast," he said.
"With a larger pipeline of deliveries than ever seen before, particularly for off-plan, this is now leading to some moderation of growth, and at some point, declines may also follow, as is normal in any property cycle. However, crucially, Dubai has built an ecosystem and a brand which investors want to be part of, whether that is individual buyers or global institutional capital."
What can cause off-plan property delays?
With such an active real estate market, delays are to be expected, said Mr Green. "Particularly given there is a shortage of quality contractors available to actually deliver projects, something that has been accentuated by the continuing construction boom in the region, which has resulted in a resource and brain drain in recent times."
Experts have speculated on a correction in the UAE’s booming property market as new supply launches, potentially outweighing demand, but reputable developers have every incentive to deliver on time, “both to protect their brand reputation and to trigger milestone payments from buyers”, said Mr Adrees.
Leading developers, such as Emaar, typically use payment plan structures, where 80-90 per cent of the price is paid during construction, ensuring cash flow, significantly reducing the risk of delays.
“Developers offering more flexible or post-handover payment plans may face a greater risk of delays, especially if they have been launching projects at a fast pace to meet high demand,” he cautioned.
When delays do happen, these are linked to more practical factors such as supply chain bottlenecks, permitting processes or resource allocation, Mr Adrees explained, “rather than deliberate attempts to manage pricing”.
“In today’s fast-growing market, the rapid entry of new developers, some with limited track records, can also contribute, as these developers may face steeper learning curves in managing large-scale construction,” said Mr Adrees. “Flexible or post-handover payment plans can add further pressure, as cash flow is spread over a longer period.”
Economic downturns have also historically led to construction delays, but we are currently not seeing indications of this in Dubai, he added.
Mr Coates agreed it’s in the industry’s best interest for projects to deliver on time. “Off-plan delivery delays impact the market by reducing buyer confidence, increasing holding costs and tightening supply,” he said. In turn, this can push demand towards ready properties, slowing down resale activity and leading to stricter regulations, he added.
“Over time, it benefits trusted developers but challenges overall market stability.”
Consider carefully before you buy
For anyone looking to invest in off-plan properties in Dubai now, Mr Coates advised being selective in what you purchase. “Four or five years ago, any off-plan launch was seen as a strong investment … But now, because there are so many launches and there are so many properties under construction, and due to handover, there’s far more supply than there is demand,” he said.
Stick with established communities, such as Dubai Hills Estate, Arabian Ranches or Business Bay, for example, and projects from trusted developers, he said. “You know the build quality is going to be good and there are not going to be delays. There’s always going to be a demand for those types of properties on the rental market.”
That’s not to say don’t invest in smaller developers, he added. “But just be careful. Essentially, what may seem like a brilliant idea in the long run, probably isn’t.”
As for property type, he said, budget permitting, investing in off-plan townhouses and stand-alone villas right now is a smart decision since far fewer are due to be handed over than apartments. “There’s always going to be less of them for sale at one given time. The less of what there is available, the more there is of a demand – and you’re going to be able to resell that property for higher prices.”
Scoreline:
Everton 4
Richarlison 13'), Sigurdsson 28', Digne 56', Walcott 64'
Manchester United 0
Man of the match: Gylfi Sigurdsson (Everton)
Learn more about Qasr Al Hosn
In 2013, The National's History Project went beyond the walls to see what life was like living in Abu Dhabi's fabled fort:
Global Fungi Facts
• Scientists estimate there could be as many as 3 million fungal species globally
• Only about 160,000 have been officially described leaving around 90% undiscovered
• Fungi account for roughly 90% of Earth's unknown biodiversity
• Forest fungi help tackle climate change, absorbing up to 36% of global fossil fuel emissions annually and storing around 5 billion tonnes of carbon in the planet's topsoil
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Specs
Engine: 51.5kW electric motor
Range: 400km
Power: 134bhp
Torque: 175Nm
Price: From Dh98,800
Available: Now
MATCH INFO
Watford 2 (Sarr 50', Deeney 54' pen)
Manchester United 0
UAE currency: the story behind the money in your pockets
Tax authority targets shisha levy evasion
The Federal Tax Authority will track shisha imports with electronic markers to protect customers and ensure levies have been paid.
Khalid Ali Al Bustani, director of the tax authority, on Sunday said the move is to "prevent tax evasion and support the authority’s tax collection efforts".
The scheme’s first phase, which came into effect on 1st January, 2019, covers all types of imported and domestically produced and distributed cigarettes. As of May 1, importing any type of cigarettes without the digital marks will be prohibited.
He said the latest phase will see imported and locally produced shisha tobacco tracked by the final quarter of this year.
"The FTA also maintains ongoing communication with concerned companies, to help them adapt their systems to meet our requirements and coordinate between all parties involved," he said.
As with cigarettes, shisha was hit with a 100 per cent tax in October 2017, though manufacturers and cafes absorbed some of the costs to prevent prices doubling.
UAE currency: the story behind the money in your pockets
Benefits of first-time home buyers' scheme
- Priority access to new homes from participating developers
- Discounts on sales price of off-plan units
- Flexible payment plans from developers
- Mortgages with better interest rates, faster approval times and reduced fees
- DLD registration fee can be paid through banks or credit cards at zero interest rates
The National's picks
4.35pm: Tilal Al Khalediah
5.10pm: Continous
5.45pm: Raging Torrent
6.20pm: West Acre
7pm: Flood Zone
7.40pm: Straight No Chaser
8.15pm: Romantic Warrior
8.50pm: Calandogan
9.30pm: Forever Young
COMPANY PROFILE
Name: Kumulus Water
Started: 2021
Founders: Iheb Triki and Mohamed Ali Abid
Based: Tunisia
Sector: Water technology
Number of staff: 22
Investment raised: $4 million
Where to donate in the UAE
The Emirates Charity Portal
You can donate to several registered charities through a “donation catalogue”. The use of the donation is quite specific, such as buying a fan for a poor family in Niger for Dh130.
The General Authority of Islamic Affairs & Endowments
The site has an e-donation service accepting debit card, credit card or e-Dirham, an electronic payment tool developed by the Ministry of Finance and First Abu Dhabi Bank.
Al Noor Special Needs Centre
You can donate online or order Smiles n’ Stuff products handcrafted by Al Noor students. The centre publishes a wish list of extras needed, starting at Dh500.
Beit Al Khair Society
Beit Al Khair Society has the motto “From – and to – the UAE,” with donations going towards the neediest in the country. Its website has a list of physical donation sites, but people can also contribute money by SMS, bank transfer and through the hotline 800-22554.
Dar Al Ber Society
Dar Al Ber Society, which has charity projects in 39 countries, accept cash payments, money transfers or SMS donations. Its donation hotline is 800-79.
Dubai Cares
Dubai Cares provides several options for individuals and companies to donate, including online, through banks, at retail outlets, via phone and by purchasing Dubai Cares branded merchandise. It is currently running a campaign called Bookings 2030, which allows people to help change the future of six underprivileged children and young people.
Emirates Airline Foundation
Those who travel on Emirates have undoubtedly seen the little donation envelopes in the seat pockets. But the foundation also accepts donations online and in the form of Skywards Miles. Donated miles are used to sponsor travel for doctors, surgeons, engineers and other professionals volunteering on humanitarian missions around the world.
Emirates Red Crescent
On the Emirates Red Crescent website you can choose between 35 different purposes for your donation, such as providing food for fasters, supporting debtors and contributing to a refugee women fund. It also has a list of bank accounts for each donation type.
Gulf for Good
Gulf for Good raises funds for partner charity projects through challenges, like climbing Kilimanjaro and cycling through Thailand. This year’s projects are in partnership with Street Child Nepal, Larchfield Kids, the Foundation for African Empowerment and SOS Children's Villages. Since 2001, the organisation has raised more than $3.5 million (Dh12.8m) in support of over 50 children’s charities.
Noor Dubai Foundation
Sheikh Mohammed bin Rashid Al Maktoum launched the Noor Dubai Foundation a decade ago with the aim of eliminating all forms of preventable blindness globally. You can donate Dh50 to support mobile eye camps by texting the word “Noor” to 4565 (Etisalat) or 4849 (du).
The specs
Engine: 3.0-litre six-cylinder turbo
Power: 398hp from 5,250rpm
Torque: 580Nm at 1,900-4,800rpm
Transmission: Eight-speed auto
Fuel economy, combined: 6.5L/100km
On sale: December
Price: From Dh330,000 (estimate)
The specs
- Engine: 3.9-litre twin-turbo V8
- Power: 640hp
- Torque: 760nm
- On sale: 2026
- Price: Not announced yet
The specs
Engine: 2.0-litre 4cyl turbo
Power: 261hp at 5,500rpm
Torque: 405Nm at 1,750-3,500rpm
Transmission: 9-speed auto
Fuel consumption: 6.9L/100km
On sale: Now
Price: From Dh117,059
UAE currency: the story behind the money in your pockets
Ferrari
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Spec%20sheet
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Lexus LX700h specs
Engine: 3.4-litre twin-turbo V6 plus supplementary electric motor
Power: 464hp at 5,200rpm
Torque: 790Nm from 2,000-3,600rpm
Transmission: 10-speed auto
Fuel consumption: 11.7L/100km
On sale: Now
Price: From Dh590,000
Kanguva
Director: Siva
Stars: Suriya, Bobby Deol, Disha Patani, Yogi Babu, Redin Kingsley
SPECS
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Company%20profile
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A Long Way Home by Peter Carey
Faber & Faber
Company profile
Company name: Suraasa
Started: 2018
Founders: Rishabh Khanna, Ankit Khanna and Sahil Makker
Based: India, UAE and the UK
Industry: EdTech
Initial investment: More than $200,000 in seed funding
AI traffic lights to ease congestion at seven points to Sheikh Zayed bin Sultan Street
The seven points are:
Shakhbout bin Sultan Street
Dhafeer Street
Hadbat Al Ghubainah Street (outbound)
Salama bint Butti Street
Al Dhafra Street
Rabdan Street
Umm Yifina Street exit (inbound)
TRAP
Starring: Josh Hartnett, Saleka Shyamalan, Ariel Donaghue
Director: M Night Shyamalan
Rating: 3/5
Killing of Qassem Suleimani
Titanium Escrow profile
Started: December 2016
Founder: Ibrahim Kamalmaz
Based: UAE
Sector: Finance / legal
Size: 3 employees, pre-revenue
Stage: Early stage
Investors: Founder's friends and Family
Warlight,
Michael Ondaatje, Knopf
Evacuations to France hit by controversy
- Over 500 Gazans have been evacuated to France since November 2023
- Evacuations were paused after a student already in France posted anti-Semitic content and was subsequently expelled to Qatar
- The Foreign Ministry launched a review to determine how authorities failed to detect the posts before her entry
- Artists and researchers fall under a programme called Pause that began in 2017
- It has benefited more than 700 people from 44 countries, including Syria, Turkey, Iran, and Sudan
- Since the start of the Gaza war, it has also included 45 Gazan beneficiaries
- Unlike students, they are allowed to bring their families to France
The Voice of Hind Rajab
Starring: Saja Kilani, Clara Khoury, Motaz Malhees
Director: Kaouther Ben Hania
Rating: 4/5
The%20specs
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Zayed Sustainability Prize
The years Ramadan fell in May
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Our legal advisor
Rasmi Ragy is a senior counsel at Charles Russell Speechlys, a law firm headquartered in London with offices in Europe, the Middle East and Hong Kong.
Experience: Prosecutor in Egypt with more than 40 years experience across the GCC.
Education: Ain Shams University, Egypt, in 1978.
War 2
Director: Ayan Mukerji
Stars: Hrithik Roshan, NTR, Kiara Advani, Ashutosh Rana
Rating: 2/5
Our legal consultant
Name: Hassan Mohsen Elhais
Position: legal consultant with Al Rowaad Advocates and Legal Consultants
COMPANY%20PROFILE
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