Our Dubai property update for November 2026 covers Emaar’s offer for Emaar Development, October’s sales rebound, the new Metro link to Al Maktoum airport and what is new from Sherwoods in Dubai and London.
Quick Answer
Dubai recorded 11,978 property sales worth AED 34.10 billion in October 2026, up 17.9% in value on September, based on Dubai Land Department records. Emaar Properties is offering AED 15 a share for the rest of Emaar Development until 10 December. On 10 November, Dubai approved a Metro extension to Al Maktoum International Airport City, due to open in 2031.
As Dubai heads into its busiest season of the year, there is plenty to talk about: a landmark move from the city’s largest developer, a rebound in sales and a major transport decision. This Dubai property update sets out what you need to know, and what we think it means.
Key Takeaways
- Emaar Properties is offering AED 15 a share in cash for the 19.84% of Emaar Development it does not already own, with the offer closing at 3pm on 10 December 2026.
- Dubai recorded 11,978 property sales worth AED 34.10 billion in October 2026, the first monthly rise in volume after two months of decline.
- Freehold rental registrations reached 339,557 in the first ten months of 2026, up 6.8% on 2025, putting Dubai on course for a record year.
- Dubai approved an AED 2 billion, 3 km Metro extension with two new stations linking Route 2020 to Al Maktoum International Airport City, due to open in 2031.
- The UAE Central Bank held its Base Rate at 3.9% on 28 October, and the next US Federal Reserve decision is due on 9 December.
Table of Contents
- Top story: Emaar’s offer for Emaar Development
- October’s Dubai property update: sales bounce back
- A Metro line to Al Maktoum International Airport
- Interest rates on hold, for now
- Branded living keeps growing
- From Sherwoods: new opportunities in Dubai and London
- The Sherwoods view on this Dubai property update
- Expert View From Our CEO
- Frequently Asked Questions
Top Story: Emaar Moves to Take Full Control of Emaar Development
Emaar Properties has made a voluntary cash offer of AED 15 per share for the shares in Emaar Development it does not already own, valuing the business at about AED 60 billion.
| The offer | Details |
|---|---|
| Price | AED 15 per share, in cash |
| Emaar’s current holding | 80.16%, with its subsidiary |
| Shares covered by the offer | The remaining 19.84% |
| Original listing | November 2017, at AED 6.03 per share |
| Offer period | 6 November to 3pm on 10 December 2026 |
| Results | Expected on 11 December 2026 |
Source: Emaar Properties offer announcement, via Khaleej Times; Emaar Development IPO announcement, Dubai Financial Market, 16 November 2017.
Emaar floated part of its development arm on the Dubai Financial Market in 2017. Now, nine years later, it wants the whole business back. If acceptances take its holding to at least 90%, Emaar intends to buy the remaining shares at the same price and delist the company.
Our view: when Dubai’s largest developer is willing to pay about two and a half times the original listing price for its own residential business, it is a clear signal of confidence in the market. For homebuyers, nothing changes on existing contracts. Our guide to the Emaar Development buyout explains why.
October’s Dubai Property Update: Sales Bounce Back
After two quieter months, however, Dubai’s market picked up again in October. Sales value rose 17.9% on September, and the number of sales rose 5.9%, according to our analysis of Dubai Land Department records.
| October 2026 | Figure |
|---|---|
| Property sales | 11,978, up 5.9% on September |
| Sales value | AED 34.10 billion, up 17.9% |
| Apartment sales using a mortgage | 34.7%, up from 26.7% in August |
| Freehold rental contracts, January to October | 339,557, up 6.8% year on year |
Source: Sherwoods analysis of Dubai Land Department records; DLD mortgage and Ejari data, as reported in November 2026.
What is driving it? First, ready homes did much of the work, as more buyers chose properties they can move into straight away. In addition, more buyers are using finance, although the total value of mortgages fell, a sign that people are borrowing smaller amounts, as Khaleej Times reported.
Meanwhile, rentals remain the busiest part of the market. With two months to go, freehold rental registrations are on course to beat 2025’s record. For the full breakdown by area and property type, see our Dubai property market index for October 2026.
Our view: a stronger resale market and more first-time borrowers point to a market driven by end users, which tends to be steadier than one driven by short-term investors.
A Metro Line to Al Maktoum International Airport
On 10 November, Dubai’s Executive Council approved projects worth more than AED 11 billion. They include an AED 2 billion extension of Metro Route 2020 to Al Maktoum International Airport City, with a 3 km route and two new stations, due to open in 2031, as The National reported.
At the same time, the council also approved an AED 9.59 billion plan to develop community services and facilities across Dubai to 2040. In addition, it endorsed a Dubai Land Department study projecting about 365,000 new homes and 1.1 million square metres of office and retail space by 2030.
Our view: Dubai plans to move all commercial flights from Dubai International to Al Maktoum International between 2032 and 2035. New transport links have a strong record of lifting demand in the communities they serve, so Dubai South and the areas around the new airport are worth watching.
Interest Rates on Hold, for Now
The US Federal Reserve held rates at 3.75% to 4.00% on 28 October, and the Central Bank of the UAE kept its Base Rate at 3.9% the same day, as Gulf News reported. However, two Fed policymakers voted for an increase, so the next decision on 9 December is worth watching.
Our view: buyers planning to use a mortgage should speak to their lender before December, and consider whether a fixed rate suits them better than a variable one.
Branded Living Keeps Growing
On 9 November, SAMANA COLLECTA, the new ultra-premium arm of SAMANA Developers, unveiled Maserati Island with the Italian carmaker. The project sits in The World Islands, with yacht shuttles to the mainland and the first homes due from 2030, as Khaleej Times reported.
Our view: design-led, brand-backed homes remain a clear trend at the top of the market. Even so, buyers should judge a branded project on its location, delivery record and service charges as well as its name.
From Sherwoods: New Opportunities in Dubai and London
Bay Square offices to rent, Business Bay
Three Grade A offices are available in Buildings 7 and 13 at Bay Square. Better still, they are vacant, fully fitted and ready to move into, with meeting rooms, private manager’s cabins and allocated parking. Sizes start from 2,020 sq ft, with rent from AED 270 per sq ft.
Investor office portfolio
In addition, our commercial team has a portfolio of offices for sale across Business Bay and JLT, including Binary and Bayswater by Omniyat, Burlington Tower and Mazaya Business Avenue, with reduced prices on selected units. Some are vacant, while others are tenanted with rental income in place.
Emaar Beachfront: ready to move in
For buyers who want a home by the sea, we have a selection of ready apartments at Emaar Beachfront from AED 2.6 million. Each comes with access to the community’s residents-only beach and is minutes from Dubai Marina. For recent prices and rents, see our guide to Emaar Beachfront prices in 2026.
Acquisition complete in Marylebone, London
Meanwhile, our London team has completed the acquisition of a prime period property on Weymouth Street, Marylebone, on behalf of an overseas client. As a next step, Sherwoods will now deliver the full design and build, creating a bespoke three-bedroom lateral home in the heart of the West End.
The Sherwoods View on This Dubai Property Update
Overall, Dubai’s market is settling into a healthier rhythm. Sales are recovering, rentals are heading for a record year and the city’s largest developer is backing the market with billions of dirhams of its own money. At the same time, rents have softened in parts of the market, which gives tenants and buyers more choice and more room to negotiate.
- Buyers: this is a good time to compare options. Ready homes and resales offer clear value, and you can see exactly what you are buying.
- Sellers: activity is building into the busiest part of the year. Realistic pricing, based on recent registered sales, will attract the most serious buyers.
- Landlords: tenant demand is strong, but more homes are competing. As a result, well-presented, sensibly priced properties will let fastest.
- Investors: keep an eye on areas set to benefit from new infrastructure, such as Dubai South and the communities around Al Maktoum International Airport.
Expert View From Our CEO
“When Dubai’s largest developer pays a premium to own more of its own homes business, and the government commits to a Metro line for the new airport in the same week, it tells you where the long-term confidence lies. For buyers, the opportunity now is choice: more stock, steadier prices and time to pick the right property.”
Iseeb Rehman, CEO, Sherwoods International Property
Iseeb Rehman has 40 years of experience in real estate and leads Sherwoods, which has advised clients in Dubai and London for more than 38 years.
Frequently Asked Questions
How many properties were sold in Dubai in October 2026?
Dubai recorded 11,978 property sales worth AED 34.10 billion in October 2026, based on Dubai Land Department records. That was up 5.9% in number and 17.9% in value on September.
When does Emaar’s offer for Emaar Development close?
The AED 15 a share offer opened on 6 November and closes at 3pm UAE time on 10 December 2026, unless extended. Results are expected on 11 December.
When will the Dubai Metro reach Al Maktoum International Airport?
The Route 2020 extension to Al Maktoum International Airport City is due to open in 2031. It will add a 3 km route with two new stations, at a cost of about AED 2 billion.
What is the UAE interest rate in November 2026?
The Central Bank of the UAE’s Base Rate is 3.9%, held on 28 October 2026 after the US Federal Reserve kept rates at 3.75% to 4.00%. The next Fed decision is on 9 December.
Is Dubai’s rental market still growing in 2026?
Yes, by number of contracts. Freehold rental registrations reached 339,557 in the first ten months of 2026, up 6.8% on 2025. However, rents have softened in parts of the market as more homes compete for tenants.
What is Maserati Island in Dubai?
In short, Maserati Island is a branded residential project in The World Islands by SAMANA COLLECTA, the ultra-premium arm of SAMANA Developers. It was unveiled on 9 November 2026, with the first homes due from 2030.
Speak to Sherwoods
Whether you are buying, selling, letting or investing, in Dubai or London, our team can help. For example, for the Bay Square offices and the investor office portfolio, ask for our commercial team.
UAE: +971 4 355 0094 or +971 50 591 5762
UK: +44 20 3962 9980
Email: info@sherwoodsproperty.com
About Sherwoods
Sherwoods International Property has advised buyers, sellers, landlords and investors for more than 38 years, with offices in Dubai and London. The firm is led by CEO Iseeb Rehman, who has 40 years of experience in real estate. Sherwoods is registered with Dubai’s Real Estate Regulatory Agency under RERA number 1238.
Sources
- Khaleej Times, Emaar Development offer terms, holding and timetable
- Dubai Financial Market, Emaar Development IPO price, 16 November 2017
- Sherwoods Dubai property market index, October 2026, October sales based on Dubai Land Department records
- Khaleej Times, mortgage share of apartment sales, November 2026
- The National, Metro extension and Executive Council approvals, 10 November 2026
- Gulf News, UAE Central Bank Base Rate decision, 28 October 2026
- Khaleej Times, Maserati Island launch, November 2026
Sherwoods Property, since 1988.
This article is general information and not investment or financial advice. Listings are subject to availability. Figures correct as of November 2026.
General information, not legal or financial advice.