Report
QA Test Residential Sales 2020
2021
Total Transaction Value
12251
Primary transactions (developer under construction) valued at:
AED 21.9 Bn
12753
Secondary ready units transacted at:
AED 25.3 Bn
13255
Secondary under construction transactions valued at:
AED 28.7 Bn
Year-on-Year Market Evolution: Narrative vs Reality
Dubai Population Growth (2017 – 2026)
Residential Transaction Value (Total Transactions Shown Below)
Dubai Population vs Residential Transactions (2017-2026)
| YEAR | POPULATION | POPULATION Y/Y | NET POPULATION ADDITION | RESIDENTIAL TRANSACTION VALUE (AED BN) | TRANSACTION VALUE Y-O-Y | OFF-PLAN TRANSACTIONS | READY TRANSACTIONS | TOTAL TRANSACTIONS |
|---|---|---|---|---|---|---|---|---|
| 2017 | 3,715,000 | - | 0 | 32.1 | - | 26,233 | 19,130 | 45,363 |
| 2018 | 3,895,000 | 4.8% | 180,000 | 38.9 | 21.2% | 26,781 | 19,582 | 46,363 |
| 2019 | 4,075,000 | 4.6% | 180,000 | 45.7 | 17.5% | 27,329 | 20,034 | 47,363 |
| 2020 | 4,255,000 | 4.4% | 180,000 | 52.5 | 14.9% | 27,877 | 20,486 | 48,363 |
| 2021 | 4,435,000 | 4.2% | 180,000 | 59.3 | 13% | 28,425 | 20,938 | 49,363 |
| 2022 | 4,615,000 | 4.1% | 180,000 | 66.1 | 11.5% | 28,973 | 21,390 | 50,363 |
| 2023 | 4,795,000 | 3.9% | 180,000 | 72.9 | 10.3% | 29,521 | 21,842 | 51,363 |
| 2024 | 4,975,000 | 3.8% | 180,000 | 79.7 | 9.3% | 30,069 | 22,294 | 52,363 |
| 2025 | 5,155,000 | 3.6% | 180,000 | 86.5 | 8.5% | 30,617 | 22,746 | 53,363 |
| 2026 | 5,335,000 | 3.5% | 180,000 | 93.3 | 7.9% | 31,165 | 23,198 | 54,363 |
Population Growth: Consistent and Resilient
Key Insight:
QA key insight 47: market remains resilient with steady demand.
Residential Transactions: Capital Growth Far Outpacing Population
Key Insight:
QA key insight 48: market remains resilient with steady demand.
Top 5 developers share of Dubai residential transaction value (2021)
| DEVELOPER | PRIMARY (AED BN) | SECONDARY - OFF PLAN | SECONDARY - READY (AED BN) | TOTAL TRANSACTION VALUE | % SHARE WITHIN TOP 5 DEVELOPERS |
|---|---|---|---|---|---|
 Al SAQR DEVELOPERS | 49 | 50 | 51 | 150 | 100% |
Capital is concentrated:
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Emaar anchors the market:
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Pricing power is uneven:
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2025 is conviction-led:
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2021 Transaction Value:
Apartment vs Villa
Price based segmentation: Apartments
Dubai apartment market 2021 – Segmentation by price
| Segment | Price Range (AED MN) | 2021 Value (AED BN) | Share of 2021 Value (%) | Market Role |
|---|---|---|---|---|
| Affordable | <1M | 117.1 | 18.9% | Core demand driver |
| Mid-Market | 1M – 2M | 120.5 | 19.5% | Core demand driver |
| Upper Mid-Market | 2M – 5M | 123.9 | 20% | Core demand driver |
| Luxury | 5M – 12M | 127.3 | 20.5% | Core demand driver |
| Ultra-Luxury | >12M | 130.7 | 21.1% | Core demand driver |
Dubai Apartment Market 2021 – Transaction Value by Price Segment
The apartment market is anchored in the AED 1M–5M band:
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Affordable housing plays a supporting role, not a driver:
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Luxury and ultra-luxury remain selective, not speculative:
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Price based segmentation:
Villas
Dubai villa market 2021 – Segmentation by price
| Segment | Price Range (AED MN) | 2021 Value (AED BN) | Share of 2021 Value (%) | Market Role |
|---|---|---|---|---|
| Affordable & Mid-Market | <1M – 2M | 139.2 | 24.1% | Core demand driver |
| Upper Mid-Market | 2M – 5M | 142.6 | 24.7% | Core demand driver |
| Luxury | 5M – 12M | 146.0 | 25.3% | Core demand driver |
| Ultra-Luxury | >12M | 149.4 | 25.9% | Core demand driver |
Dubai Villa Market 2021 – Transaction Value by Price Segment
QA Test Title 79
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Key takeaway:
QA test takeaway 81 – market shows consistent growth in this segment.
2020 vs 2021
Year-on-Year Comparison (vs 2020)
| Metric | 2020 | 2021 | Change |
|---|---|---|---|
| Total transactions | 83 | 83 | 0% |
| Total sales value (AED Bn) | 87 | 87 | 0% |
| Average price per sqft | 91 | 91 | 0% |
| No. of Off-plan transactions | 95 | 95 | 0% |
| No. of ready transactions | 99 | 99 | 0% |
QA Test Title 102
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Month on Month trend
Dubai Residential Market: Transactions & Value (Jan–Dec 2021)
QA Test Title 128
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Key Inferences & Conclusions
QA Test Title 130
Sources: Public government data (Dubai Pulse) & Licensed market data (REIDIN)
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