Palm Deira
apartment community
Buyer read
1-bed homes offer a clear entry, but off-plan sales dominate
1-bed homes have a median sale price of AED 2.39M. 92% of recent sales are off-plan, while market activity ranks below average. The downside profile is robust, based on 4 of 5 available inputs.
AED 2.39M
1-bed median · 2026 YTD
92% off-plan
High supply-pressure proxy
Below average
Relative to Dubai communities
Robust
4 of 5 risk inputs available
A massive palm-shaped island project off the coast of Deira. Currently in early development phases with initial residential launches.
Median PSF
AED 2,700
Apartments
YoY change
+17.0%
5-yr sales
10,322
DLD transactions
Gross yield
3.0%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
Palm Deira offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 97 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
97
Dining
7/100
28 mapped
Shopping
13/100
35 mapped
Health
9/100
16 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Palm Deira has compounded 52% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+17.0%
3-yr growth
+52%
Gross yield
3.0%
5yr volume
10,322
Median PSF
AED 2,700
Apartments
YoY change
+17.0%
5-yr sales
10,322
DLD transactions
Gross yield
3.0%
Ejari, last 12m
Palm Deira is a primarily apartment-based community in Dubai with 10,322 transactions on record over the last five years. Median price per square foot sits at AED 2,700, up 17.0% year-on-year, outperforming the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with Palm Deira median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 12K
Loan AED 2.11M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
PROPERTY CATALOGUE
Homes in Palm Deira
Palm Deira is led by apartments, with 60 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
592 sqft
Community median
Named homes
60
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R, 8 B/R
205–1,675 sqft
Hotel apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R
431–1,859 sqft
Villas
Bedroom mix not published
Not published
Includes Palm Deira, THE MERIVA COLLECTION, Hado By Beyond and 57 more.
Explore all homesMarket temperature & historical discussion for Palm Deira
Archived discussion themes: Praised for better positioned than healthcare city for shopping access. Criticised for recent population surge has created congestion in public transport and traffic.
Historical discussion
Above average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 99 on-topic mentions · latest item Jul 21, 2026 · last scored 2026-07-21
Discussion trend
—
Need 2 more quarters
Mostly discussed by
residents
50% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.3 to +0.3); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2026 to Q3 2026 moved from -0.26 to -0.14. Based on 99 mentions across 2 quarters.
What people praise
- +Better positioned than Healthcare City for shopping access×3
- +Shopping malls like Al Ghurair and Deira City Center for families×2
- +Known for offering cheaper perfume prices compared to chain retailers×2
- +Direct bus service to Abu Dhabi Airport with frequent departures×2
- +Peaceful, quiet community atmosphere away from city hustle×1
What people criticise
- −Recent population surge has created congestion in public transport and traffic×7
- −Townhouse construction quality is poor and deceptive×3
- −Most buildings lack internal parking except villas×2
- −Small and medium enterprises operate from cramped, poorly maintained office spaces×2
- −Crowded area with high population density×2
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 99 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 21, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
Palm Deira is outperforming Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+17.0%
3-yr growth
+52%
12m sales
4,744
Forecast
medium
Current PSF
AED 2,321
6-month forecast
+0.8%
Forecast range
2,152–2,526
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Palm Deira is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Apartments
Agent evidence
Limited
Off-plan mix
92%
Named profiles
60
complete catalogue
Primary stock
Apartments
85% of observed mix
12m sales
4,744
DLD transactions
Agent evidence
Limited
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is robust with 4 of 5 composite inputs available.
Supply pressure
high
Downside
Robust
Forecast confidence
medium
Mapped greenery
High
Off-plan share
92%
Recent ready/off-plan sales
Supply pressure
High
4,744 sales sampled
Downside profile
Robust
4 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Palm Deira is growing faster than the citywide average, indicating strong local demand.
Schools nearby
2 schools · US · Indian
KHDA inspector notes
“Students’ social contribution and their understanding of Islamic values and the culture of the UAE.”
“Procedures to ensure students’ health, safety and wellbeing.”
School fee inflation
Index normalised to 100 in 2017. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
KHDA-licensed nurseries nearby(7 within range)
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 97 total outlets near Palm Deira
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
High mapped greenery · #29 of 86 mapped Dubai communities The 4 figure counts OpenStreetMap park-tagged features within 2.5km of the community centre. It does not mean 4 distinct named parks or confirm walking access.
Travel times from Palm Deira
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Agent inventory status
No community-level agent inventory observed for Palm Deira
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
Active listings in Palm Deira
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
30-DAY REPRICING
Collecting repricing evidence for Palm Deira
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 19.7% while sales fell 63% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 2,345
Q3 2026
3m price change
-19.7%
vs prior completed quarter
Quarter sales
498
Q3 2026
3m sales change
-62.6%
vs prior completed quarter
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 2,209/sqft
16 sales
Off-plan (developer)
AED 2,492/sqft
9,111 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 353K | 678 | 10 |
| 1 B/R | AED 2.22M | 2,490 | 4,182 |
| 2 B/R | AED 3.38M | 2,453 | 3,749 |
| 3 B/R | AED 5.42M | 2,623 | 1,068 |
| 4 B/R | AED 8.91M | 2,520 | 116 |
Ejari rental records
Government-filed · 899,375 rental records
6-month forecast
From 2026Q4 · 8 quarters of data
AED 2,321/sqft → AED 2,339/sqft
Range AED 2,152 – 2,526· +0.5 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
92% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~2.7 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Palm Deira
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-2.7 pp vs Dubai median
By bedroom type
AED 30K/yr ÷ AED 353K
AED 44K/yr ÷ AED 2.22M
AED 57K/yr ÷ AED 3.38M
AED 85K/yr ÷ AED 5.42M
AED 120K/yr ÷ AED 8.91M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
Mortgage LTV
Median loan-to-value · DLD-registered mortgages
-25.6 pp vs Dubai
Avg LTV
41.9%
2026Q4
Sample
11
financed sales
Trend (3y)
—
3 quarters
Building-level LTV
Beach Walk Residences 2
AED 965K loan ÷ AED 2.43M sale · 10 financed
DLD-registered mortgages only — foreign / private-bank financing not captured. Sanity-bounded to LTV ∈ [20%, 100%]. Reasonable for trends, not absolute totals.
RERA Rent Increase Calculator
Indicative estimate from Ejari medians; verify the official DLD index.
Published increase bands (Decree 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Offer guide
Build an opening reference for Palm Deira
55 ready-home DLD sales put the exact bedrooms middle PSF at AED 600. Add the asking price and internal area to scale the evidence to a home.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-1.9%
6 months
-20.8%
1 year
-7.9%
2 years
+10.2%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 2,321 | 188 | -1.9% |
| 2026Q3 | AED 2,367 | 486 | -19.2% |
| 2026Q2 | AED 2,931 | 1,321 | +6.7% |
| 2026Q1 | AED 2,748 | 1,698 | +9.0% |
| 2025Q4 | AED 2,521 | 1,545 | +9.4% |
| 2025Q3 | AED 2,304 | 991 | -3.5% |
| 2025Q2 | AED 2,388 | 1,270 | +6.5% |
| 2025Q1 | AED 2,243 | 764 | +6.5% |
| 2024Q4 | AED 2,106 | 570 | +6.4% |
| 2024Q3 | AED 1,980 | 436 | +43.0% |
| 2024Q2 | AED 1,385 | 99 | -42.4% |
| 2024Q1 | AED 2,403 | 208 | +0.0% |
| 2023Q4 | AED 2,403 | 422 | +359.5% |
| 2023Q3 | AED 523 | 40 | +23.1% |
| 2023Q2 | AED 425 | 38 | -26.9% |
| 2023Q1 | AED 581 | 39 | -3.2% |
| 2022Q4 | AED 600 | 51 | +50.0% |
| 2022Q3 | AED 400 | 42 | +0.0% |
| 2022Q2 | AED 400 | 50 | -32.0% |
| 2022Q1 | AED 588 | 39 | +0.2% |
| 2021Q4 | AED 587 | 25 |
Property Mix
By Type
Room Distribution
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsNakheel
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
- •Some older stock needs renovation
- •Service charges vary
Omniyat
- •Exceptional quality
- •Unique architecture
- •Prime locations
- •Ultra-premium pricing
- •Limited availability
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
Featured Agents
Registration details from the latest available Dubai Land Department broker export
Rental market in Palm Deira
270,576 Ejari rental records · DLD official data
Median annual rent
AED 48K
Registered Ejari contracts
Monthly equivalent
AED 4,000
Annual median divided by 12
Gross yield
1.7%
Before service charges and costs
New / renewed
78,431 / 192,145
Record counts
Rent by Bedroom Type
6 Bedrooms
1080 rental records
AED 150K/yr
AED 12,500/mo
studio Bedrooms
46409 rental records
AED 30K/yr
AED 2,500/mo
1 Bedroom
95291 rental records
AED 44K/yr
AED 3,642/mo
2 Bedrooms
104659 rental records
AED 57K/yr
AED 4,778/mo
3 Bedrooms
20412 rental records
AED 85K/yr
AED 7,083/mo
4 Bedrooms
1931 rental records
AED 120K/yr
AED 10,000/mo
5 Bedrooms
794 rental records
AED 150K/yr
AED 12,500/mo
Rental market by bedrooms
Source: DLD Ejari property rental records
Off-plan risk
44/100
Moderate
Headline risk for Palm Deira. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Palm Deira's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •DLD market temperature trending negative
- •Heavy off-plan pipeline (handover-wave price pressure)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
High mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.5km straight-line search radius of the community reference point. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
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Frequently asked questions about Palm Deira
What is the average property price in Palm Deira?
The median property price in Palm Deira is AED 2,808,828, with a median price per square foot of AED 2,700. Prices have changed +17.0% year-over-year as of November 2026.
What types of properties are available in Palm Deira?
Palm Deira is primarily an apartment community with approximately 85% apartments and 0% villas. The most common property types include Flat (5,934), Hotel Apartment (25), Shop (5).
How is the real estate market performing in Palm Deira?
Palm Deira has seen 10,322 property transactions over the past 5 years. The current year-over-year price change is +17.0%, with 4,744 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.