Dubai property buyers turn selective amid regional uncertainty

Dubai property buyers are taking a more cautious approach to purchases without abandoning the market, according to betterhomes, as regional instability prompts closer examination of prices, financing and investment returns.
The brokerage’s Future Living Report 2026 found that 67% of surveyed residents said their confidence in Dubai had either improved or remained unchanged despite regional developments. However, a substantial minority had delayed property decisions or begun reconsidering where to invest, illustrating the distinction between confidence in the city and willingness to commit capital immediately.
The survey covered 1,714 residents from 63 nationalities between 17 June and 19 July. Betterhomes said 36% reported no change to their property plans, while 25% had paused or slowed decisions. Another 8% were reassessing investment destinations, compared with 21% who felt more committed to Dubai and 10% who had accelerated their plans.
The findings suggest uncertainty has altered the timing and scrutiny of transactions rather than producing a uniform retreat. They do not, however, establish that all international investors share the attitudes of surveyed residents, whose participation was voluntary.
Registered sales provide a separate measure of market activity. An analysis of Dubai Land Department records showed approximately 11,900 property sales during October, with their combined value exceeding AED34 billion. Different analyses of the registry produce slightly different totals depending on classifications, adjustments and reporting cut-offs.
The October figures indicate that transactions continued despite geopolitical tensions, although sales volumes alone cannot establish whether individual investors are more optimistic or whether prices will remain stable. Off-plan purchases also account for a substantial proportion of registrations, making delivery schedules and developers’ financial strength important considerations.
Betterhomes has identified greater attention to individual projects, asking prices and comparable completed transactions. Buyers assessing investment properties are also weighing expected rental income against service charges, maintenance, mortgage costs and the possibility of competing supply entering the market.
Its survey highlighted the financial pressures that can complicate purchasing decisions. Among homeowners questioned, 62% identified service charges, maintenance expenses or both as their principal property challenge. Only 57% expressed satisfaction with developer quality and delivery, while 33% gave a neutral assessment.
These responses underline the difference between the advertised price of a home and the total cost of ownership. Recurring charges can reduce net rental returns, while construction quality and delivery performance may affect resale prospects and the financial commitments facing purchasers of unfinished properties.
The brokerage also found that 62% of respondents believed Dubai already competed with leading international property markets or would do so within five years. That comprised 18% who considered it competitive today and 45% who expected it to reach that position, with rounding accounting for the combined figure. Another 38% considered the assessment premature.
Among respondents owning property both in Dubai and overseas, 65% said their international holdings had not outperformed their Dubai assets. The comparison reflected owners’ perceptions rather than independently audited investment returns and therefore cannot be treated as a definitive ranking of markets.
The wider outlook remains complicated by the supply of new homes. Betterhomes chief executive Louis Harding has identified apartment developments facing substantial handovers as particularly exposed to pricing pressure, while established villa communities may experience different conditions. The brokerage has cautioned that performance varies considerably between neighbourhoods and developers.
The firm’s research also points to continuing residential commitments. Some 69% of respondents expected to remain in Dubai for at least another decade, compared with 59% in its 2025 survey. Because the two surveys involved different participants, the figures do not demonstrate that the same residents extended their plans.
Among existing homeowners surveyed, 75% said they had purchased primarily for long-term residence, while 58% regarded Dubai as an important long-term investment opportunity. Those motivations can overlap, particularly among residents seeking both housing security and exposure to property values.
The survey also found that 35% of tenants intending to buy wanted three bedrooms, while 23% sought at least four. Such preferences matter for developers deciding what to build, but expressed intentions are not equivalent to completed purchases.
For prospective purchasers, betterhomes recommends checking actual registered sales rather than relying solely on asking prices. Its guidance for off-plan buyers includes examining payment schedules, expected completion dates, developers’ delivery records and contractual obligations before making commitments.