REAL ESTATE

UAE Property: Can rent in Abu Dhabi jump by Dh15,000?

Question: I live in Al Reef Downtown in Abu Dhabi. My landlord wants to raise my rent from Dh63,000 ($17,154) to Dh78,000, claiming this is “fair market value” now. But when I check listings, I see everything from Dh60,000 to Dh75,000, nothing consistent. There’s also no rental index like Dubai’s to refer to. How do I know if this increase is reasonable, and what can I realistically negotiate? SP, Abu Dhabi

Answer: For several years, Abu Dhabi had a rent cap. This was abolished in November 2013, but as a result of resolution No 14, the annual 5 per cent cap was reintroduced with effect from December 2016. This means that a landlord in Abu Dhabi cannot raise the rent by more than 5 per cent at the time of renewal.

This cap applies regardless of where the broader market sits. So even if the market rate in Al Reef has risen sharply, your landlord cannot legally increase your rent from Dh63,000 to Dh78,000 in one renewal. That would equate to a 24 per cent jump, which is far outside what the law now permits.

All advertised listings will have a degree of variation, and remember that vacant rental listings will always be worth more than a property with an existing tenant. Online asking prices can fluctuate depending on how urgently a landlord wants to lease or how optimistic they might be, but when it comes to renewals, the only number that matters is the lawful maximum, not the highest figure a landlord can find online.

You are well within your rights to remind your landlord that your renewal rent can only be adjusted by 5 per cent. In your case, that means the new rent should be about Dh66,150, not Dh78,000.

I would suggest communicating this politely in writing and referencing the rent cap issued by the Abu Dhabi Department of Municipalities and Transport. Once the rule is pointed out, most landlords fall in line.

If the landlord insists on the higher figure or attempts to use the market argument to justify it, you can take the matter to the Abu Dhabi Rental Dispute Settlement Committee, which has been applying the 5 per cent cap consistently since the regulation took effect.

Q: I bought a two-bedroom apartment in Mina Al Arab, Ras Al Khaimah. Over the last two years, my service charges have gone up by nearly 20 per cent. I’m happy with the community, but these charges are starting to impact my rental yield. Is this trend happening across RAK, and do owners have any recourse when charges keep climbing? PG, RAK

A: Service charge increases aren’t unique to Mina Al Arab; they’ve been rising gradually across much of Ras Al Khaimah as communities mature and maintenance costs increase.

RAK’s market is still developing compared to Dubai and Abu Dhabi, which means that service providers sometimes adjust their cost structure as they better understand community requirements. The key is transparency.

You are entitled to request a detailed breakdown of how service charge budgets are allocated such as maintenance, landscaping, security, reserve fund contributions and so on. Most owners’ associations in RAK are open to sharing this information once asked.

If you feel the increase is unjustified, you can raise the issue with the RAK Municipality, which oversees owners’ associations and can review whether charges are aligned with the community’s actual needs. They typically intervene only when there is a clear imbalance.

While rising service charges can affect yields, they also often reflect improved upkeep, which supports long-term capital appreciation. It’s worth weighing both sides before making any decision.

Q: I’ve lived in a Jumeirah Village Circle apartment for five years and always had a good relationship with my landlord. Last week, his new property manager emailed me saying the landlord wants to sell and that I “must vacate within 60 days so viewings can begin”. No formal written notice has been served. I’m not against leaving if the property is eventually being sold, but don’t want to be pushed out unfairly or rushed into moving. What are my rights in this situation, and how should I handle it without damaging the relationship? MK, Dubai

A: This type of situation is becoming more common as prices rise, but the law remains clear. Your landlord cannot ask you to vacate within 60 days. Under UAE law, a landlord who wishes to sell must serve a 12-month notice to vacate, delivered either by notary public or registered mail, and the notice only becomes valid at the end of the current tenancy period. An email from a property manager carries no legal weight.

You are fully within your rights to remain in the property until such formal notice is served, and the 12-month period has elapsed. You can, however, agree to co-operate with viewings at mutually convenient times as a gesture of goodwill – provided you receive 24-hour notice. Check your tenancy contract for clauses about viewings.

Maintaining a good relationship is always beneficial, so I suggest replying politely to the property manager and reminding them of the correct procedure. Assure them you’re open to reasonable co-operation, but that you will follow the law in terms of vacating. Most landlords, once reminded of the legal requirements, adjust their expectations accordingly.

Story by The Ntional

REAL ESTATE

Dubai’s Shangri-La sold for Dh1.1b

Dubai’s luxury real estate market has recorded another major deal after AHS Properties acquired the Shangri-La Dubai hotel property on Sheikh Zayed Road for an eye-watering Dh1.1 billion.

the acquisition marks one of Dubai’s largest single-asset real estate transactions in recent years, according to the company. The deal also highlights growing investor appetite for prime assets along Sheikh Zayed Road — one of the city’s most established commercial and luxury corridors.

The property was previously sold in 2020 for Dh700.2 million through an online auction linked to debt recovery proceedings involving the Al Jaber Group. The latest transaction reflects a roughly 57 per cent increase in value over six years.

The 42-storey mixed-use property includes a luxury hotel, apartments and office space.

The 26-year-old billionaire founder and CEO of AHS Properties said no final decision has been made on the future of the Shangri-La Dubai asset, although the company plans to upgrade and enhance parts of the building to improve its long-term value.

What happens to Shangri-La

Sajwani said the company has not yet finalised its long-term strategy for the Shangri-La Dubai asset, but plans to enhance and reposition parts of the mixed-use property to unlock additional value.

“AHS focus is luxury real estate, whether it’s residential, commercial, or hospitality,” he said. “We see how we can enhance the project the most, and how we can get the most value-added services from them.”

Sajwani said the company is evaluating several options for the property, including renovating offices, upgrading parts of the development and improving income generation.

“This project hit all those requirements,” he said. “The strategy has many different options of things we can do, so we’re still deciding on that, but the asset was key.”

He added that the company continues expanding its Sheikh Zayed Road presence, with AHS Tower under development and another major mixed-use project planned for launch later this year.

“We have another plot, which we own, which we will launch at the end of the year,” he said. “That will be the biggest project on Sheikh Zayed Road — it’s a Dh25 billion project.” He said details of this project will be announced later in the year.

Sheikh Zayed Road land scarcity

Sajwani also said that Dubai’s prime locations are expected to continue appreciating because of limited land availability. “Dubai will just continue to grow, and the prime will always stay prime,” he said.

“There’s no more lands on Sheikh Zayed Road, and you cannot come up with a new land. So, these assets will continue to rise long term,” said Sajwani. He added that demand for premium office and residential space in the area remains strong.

The acquisition strengthens AHS Properties’ growing footprint on Sheikh Zayed Road, where it already has projects including AHS Tower and AHS City.

Sajwani also confirmed the company plans to launch another mixed-use development on Sheikh Zayed Road later this year. He described it as a Dh25 billion project currently under design.

Under Sajwani’s leadership, the firm expanded into commercial real estate, acquiring and rebranding Dubai’s long-vacant “Big Ben” tower on Sheikh Zayed Road (now AHS Tower) for $120 million.

Mixed-use developments

While the Shangri-La Dubai acquisition includes hospitality assets, Sajwani said the company is not shifting solely into hotels.

“AHS focus is luxury real estate, whether it’s residential, commercial, or hospitality,” he said. He said the company is still evaluating different strategies for the property, including renovations and upgrades to improve long-term returns.

“This project hit all those requirements,” he said, adding that the company sees “huge potential” in the asset.

Founded in 2021, AHS Properties has rapidly expanded in Dubai’s ultra-luxury property market with projects focused on waterfront and premium urban locations.

Last year, the company launched Casa AHS, a Dubai Water Canal development valued at around $750 million, featuring ultra-luxury residences including Sky Villas and Sky Mansions.

Dubai luxury market

Sajwani said Dubai’s ultra-luxury market has seen buyers taking longer to make purchasing decisions in recent months, although demand remains intact.

“We still see transactions,” he said. “It is just people are taking longer to decide.”

He added that the summer period traditionally slows activity but expects demand to strengthen again after September.

According to Sajwani, wealthy international buyers continue relocating to Dubai because of the emirate’s infrastructure, lifestyle, education system and long-term economic policies.

“People are still moving to Dubai, people are still looking for investments and looking for opportunities,” he said.

He also said Dubai’s commercial real estate segment remains undersupplied, particularly for Grade A office space.

“Commercial is very strong,” Sajwani said. “There is currently a lack of supply.”

Prime Dubai districts expected to outperform

Sajwani said Dubai’s established luxury districts are likely to remain the strongest performers in the years ahead.

He identified Sheikh Zayed Road, Downtown Dubai, Dubai Water Canal, Palm Jumeirah and Bulgari Island among the locations expected to continue attracting luxury demand.

“I think the prime will continue to rise in a big way,” he said.

He added that Dubai’s long-term population growth and tourism expansion would continue supporting demand across residential, office and hospitality sectors.

AHS Properties expects its gross development value to reach around Dh50 billion by the end of this year, according to Sajwani.

Dubai’s real estate market has largely remained resilient — but the pace of transactions, especially in the luxury segment, has slowed compared to the rapid growth seen over the past three years.

Brokers and consultancies reported that high-net-worth investors began taking longer to close deals, particularly for ultra-luxury homes above Dh20 million. Many adopted a temporary “wait-and-watch” approach amid geopolitical uncertainty.

REAL ESTATE

Dubai removes minimum property value for solo investor visas

Dubai has eased requirements for its two-year property-linked residency visa, removing the minimum property value for sole owners while introducing a Dh400,000 minimum share per investor for jointly owned assets.

The update, issued by the Dubai Land Department (DLD) through its Cube platform, replaces the earlier Dh750,000 threshold for individual buyers with a more flexible ownership-based approach.

No minimum for sole ownership

Under the new rules, applicants who fully own a property can qualify for the two-year investor visa regardless of the asset’s value, provided ownership is clearly registered.

“If you are the sole owner of a property in Dubai, you can apply for the 2-year residence visa with no minimum property value requirement,” the DLD Cube website updated.

The shift opens the scheme to lower-budget investors and smaller property purchases that previously fell below the minimum requirement.

New joint ownership threshold

For jointly owned properties, authorities have set a Dh400,000 minimum stake per investor. The rule applies even in equal ownership splits, effectively requiring each partner’s share to meet the threshold independently.

“If the property is jointly owned, each owner must hold a minimum share of Dh400,000 to be eligible,” the DLD Cube website further detailed.

The change is expected to influence how investors structure joint property purchases, particularly where multiple buyers combine funds to meet residency criteria.

By setting a Dh400,000 minimum share per investor for jointly owned properties, each applicant must hold a stake above that level to qualify. Without such a floor, investors could divide ownership into smaller portions to meet residency requirements at lower individual cost. The threshold prevents that, ensuring each applicant maintains a minimum level of investment exposure.

Unified visa framework

The changes come as the UAE continues to streamline its property-linked residency framework under a unified digital platform managed by the General Directorate of Residency and Foreigners Affairs and the DLD.

A 10-year Golden Visa requiring a minimum Dh2 million property investment, including off-plan and mortgaged assets, with no minimum stay requirement outside the UAE
A two-year investor visa aimed at entry-level buyers, now updated to remove the minimum value for sole ownership
A five-year retiree visa for individuals aged 55 and above, requiring Dh1 million in fully paid property or alternative financial criteria

As per federal policy circular issued in February 2026, authorities also removed the Dh1 million upfront payment requirement for Golden Visa eligibility, implemented by the DLD and the GDRFA. This allows investors to qualify based on total property value as recorded in title deeds or Oqood contracts.

Market implications

Dubai has steadily adjusted property visa rules to align with market conditions and attract a broader investor base, as competition among global real estate hubs intensifies.

The latest change reflects Dubai’s push to expand access while maintaining eligibility controls. It is expected to support demand in lower- and mid-tier property segments and influence how investors choose between sole ownership and joint structures under the new thresholds.

Business

Major Developments and Mortix Mortgage Broker Join Hands to Make UAE Property Investment Simpler, Smarter, and More Accessible.

Dubai, UAE, 29 March 2026
Major Developments hosted the official partnership signing ceremony with Mortix Mortgage Broker at its Dubai headquarters, marking a strategic step toward making homeownership and real estate investment more seamless for clients across the world.

The partnership brings together Major Developments’ high-demand portfolio with Mortix’s mortgage expertise, allowing Major Developments’ clients to access free mortgage services as part of a broader, more investor-friendly purchase journey. Mortix is a digital mortgage and home finance platform in the UAE that supports both residents and non-residents, working with 20+ leading UAE banks across solutions, including home loans, refinancing, handover payments, and equity release. Its brokerage support is offered free of charge, making financing guidance more accessible at a crucial stage of the transaction.

For Major Developments, this collaboration reflects a larger vision: building an ecosystem around ownership, not merely developing property. As international demand continues to build around projects such as Manta Bay on Al Marjan Island and Colibri Views in RAK Central, the partnership is designed to help investors move from intent to action with greater speed and confidence.

The timing is especially significant. Mortix’s 2026 UAE mortgage market review highlights that Dubai recorded approximately 44,000 mortgage transactions in 2025, with total mortgage volumes reaching AED 89.6 billion, while fixed mortgage rates at the end of 2025 stood in the 3.75% to 4.25% range.

With another anticipated launch, Ice Beach on Marjan Beach, set to further expand Major Developments’ footprint in the UAE, this partnership stands as a meaningful bridge between aspiration and acquisition, helping investors enter fast-moving markets earlier and more efficiently.

Oleg Ilyin, CEO and Co-founder of Mortix Mortgage Broker, said, “This partnership reflects exactly where the UAE property market is headed, toward a more connected, transparent, and investor-ready experience. Major Developments has created projects that are drawing strong international attention, and Mortix is proud to support that momentum by making mortgage access simpler, faster, and more approachable for buyers across different markets.”

Andrei Charapenak, CEO of Major Developments, said, “At Major Developments, the vision has always been larger than delivering exceptional real estate. It has been about creating the right environment around ownership, one that makes the journey clearer, more supported, and more confidence-led for every investor who chooses to enter this market with us. The partnership with Mortix is a natural extension of that thinking. As interest in the UAE continues to grow, especially in high-potential destinations such as Ras Al Khaimah, this collaboration allows Major Developments to serve clients more meaningfully, not only by offering distinctive developments, but by helping simplify the path that leads to them.”

As the UAE continues to attract a new generation of globally minded investors, partnerships such as this underline a larger shift in the market, where the value lies not only in what is being developed, but in how thoughtfully the entire ownership journey is being shaped. For Major Developments, the partnership with Mortix signals a continued commitment to making investment in the UAE more intuitive, supported, and future-ready.