Report
Dubai Supply Report
2021
Oversupply in 2025 is a Story We Keep Telling Not a Market We're Living In
The 90,000-Unit Myth Falls Apart Under Inspection
Value
Apartments
Villas
Serviced Apartments
The YoY Delivery Timeline Doesn't Show a Flood. It Shows Discipline.
Dubai Residential Completion: Year-on-Year (2004–2023)
A structural step-up, not a spike (2016–2019)
Execution discipline under pressure (2020–2021)
Population Growth Is the Missing Half of the Story
Population Growth VS Homes Delivered
| Year | Total Population | People Added | Homes Delivered |
|---|---|---|---|
| 2019 | 2.9 | 123 | 12 |
| 2020 | 11 | 507 | 500 |
| 2021 | 12.4 | 398 | 1200 |
| 2022 | 5.8 | 124 | 400 |
| 2024 | 7.8 | 167 | 800 |
| 2025 | 5.8 | 145 | 900 |
Population vs Housing Supply
Population Added
134,568
People
Homes Delivered
1,778
Units
Supply concentration by Community
Top 5 Communities by Residential Supply – Dubai 2025
Supply is concentrated, not scattered:
JVC is the only true volume market:
No single area dominates beyond JVC:
Prime and mixed-use districts remain measured:
Oversupply narratives collapse at the community level
Supply concentration by Community
Top 5 Communities by Total Sales – Dubai 2021
Supply remains concentrated, not diffuse:
Leadership is driven by scale and liquidity:
Supply Concentration by Developer
Top Developers by Residential Supply
Supply is concentrated — but decisively not monopolised
Apartments VS Villas
Dubai 2021 Bedroom Mix Pyramid : Apartments vs Villas
Dubai Residential Supply By Unit Type & Bedroom Configuration
| Bed Configuration | Total Units (All Type) | Apartments | Villas |
|---|---|---|---|
| Studios | 6,787 | 199 | 10 |
| 1 Bedroom | 6,754 | 234 | 145 |
| 2 Bedroom | 2,345 | 234 | 45 |
| 3 Bedroom | 3,456 | 345 | 89 |
| 4 Bedroom | 3,409 | 567 | 90 |
| 5 Bedroom | 2,341 | 565 | 0 |
| 5+ Bedroom | 897 | 56 | 0 |
| Others (Not Specifies) | 1,244 | 0 | 12 |
| Total Units | 27,233 | 2,200 | 391 |
Outlook for 2022 – A Summary
Estimated Residential Completions will be around: 46,143 units
| Unit Type | Units | Share of Total |
|---|---|---|
| Apartment | 39,876 | 86.4% |
| Villa | 5,000 | 10.8% |
| Serviced / Hotel Apartment | 1,267 | 2.7% |
| Grand Total | 46,143 | 100.0% |
Dubai Residential Supply Mix (2022)
Apartment : 39876 (86.4%)
Villa : 5000 (10.8%)
Serviced / Hotel Apartment : 1267 (2.7%)
Please note : The numbers mentioned are near estimates based on DLD's Completion status and likely delivery timelines
Expected Top 5 Communities with maximum supply
| Rank | Community | Unit |
|---|---|---|
| 1 | Damac Lagoons | 6,678 |
| 2 | Business Bay | 3,456 |
| 3 | Jumeirah Village Circle | 8,976 |
| 4 | Dubai Hills Estate | 2,345 |
| 5 | Damac Hills 2 | 9,876,123 |
Expected Top 5 Developers with maximum supply
| Rank | Developer | Unit |
|---|---|---|
| 1 | Damac Properties | 8,432 |
| 2 | Emaar Properties | 9,087 |
| 3 | Deyaar Development Company | 3,456 |
| 4 | Select Group | 4,555 |
| 5 | Nakheel PJSC | 12,345 |
Apartments VS Villas
Dubai 2022 Bedroom Mix Pyramid
Dubai Residential Supply Bedroom Mix (2022)
| Bed Configuration | Apartments | Villas |
|---|---|---|
| Studios | 5,032 | - |
| 1 Bedroom | 13,800 | - |
| 2 Bedroom | 8,877 | 200 |
| 3 Bedroom | 2,535 | 124 |
| 4 Bedroom | 402 | 567 |
| 5 Bedroom | 39 | 890 |
| 5+ Bedroom | 34 | 234 |
| Others | 155 | 123 |
Key Inferences & Conclusions
The oversupply narrative collapses under execution data:
Delivery capacity is high — but controlled:
Population growth consistently outpaced housing supply:
2026 supply is grounded in deliverability, not announcements:
Sources: Public government data (Dubai Pulse) & Licensed market data (REIDIN)
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