Report · September 2026 · registered sales

Off-plan prices vs registered sales, September 2026

How the off-plan projects we list are priced against what buyers actually paid in their areas: the project’s own registered sales, or the developer’s stated price per sqft, against the register’s median for the area. Our own estimates are left out. Figures as of September 2026.

Abu Dhabi, median project
−5.9%vs what buyers paid nearby
29 projects compared · 29 on their own registered sales, 0 on the developer’s figure · ADREC
Dubai, median project
+16.8%vs what buyers paid nearby
7 projects compared · 7 on their own registered sales, 0 on the developer’s figure · DLD

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Abu Dhabi

Across the 29 on-sale projects we list in Abu Dhabi with a figure that can be compared (29 from their own registered sales, 0 from the developer's stated price per sqft), the median project is priced 6% below what buyers paid for sales registered as bought from the developer in its area over the last six months, as recorded by the Abu Dhabi Real Estate Centre (ADREC). 10 are more than 5% above the area's median, 16 more than 5% below, and 3 within 5% of it. 6 more projects are on sale with only our own estimate of the price per sqft and are left out, because an estimate compared with real sales would invent a gap. This is the figure the Rendr score and the map's colouring use.

By area: the median of the projects’ figures, the median buyers paid (ADREC, last six months), and the median gap. AED per sqft.
AreaProjectsPriced atBuyers paidGap
Saadiyat Island122,8663,672−22.0%
Yas Island82,3072,443−5.5%
Fahid Island33,9433,605+9.4%
Saadiyat Islandvillas23,2151,669+92.6%
Yas Islandvillas21,6621,315+26.4%
Al Reem Island11,5081,810−16.7%
Al Shamkha11,4171,210+17.1%

Furthest below what buyers paid

  1. 1HENGE ResidencesNord Lifestyle Development · Saadiyat Island · AED 1,919/sqft paid, 20 sales−48% vs ADREC · paid
  2. 2Nouran LivingAldar Properties · Saadiyat Island · AED 1,992/sqft paid, 16 sales−46% vs ADREC · paid
  3. 3Manarat Living IIIAldar Properties · Saadiyat Island · AED 2,278/sqft paid, 13 sales−38% vs ADREC · paid
  4. 4SoleaTaraf · Saadiyat Lagoons · AED 2,310/sqft paid, 26 sales−37% vs ADREC · paid
  5. 5Manarat LivingAldar Properties · Saadiyat Island · AED 2,339/sqft paid, 50 sales−36% vs ADREC · paid
  6. 6The Sustainable City Yas IslandAldar Properties · Yas Island · AED 1,680/sqft paid, 112 sales−31% vs ADREC · paid
  7. 7Yas Golf CollectionAldar Properties · Yas Island · AED 1,680/sqft paid, 10 sales−31% vs ADREC · paid
  8. 8Vida Residences Saadiyat IslandAl Ain Holding · Saadiyat Island · AED 2,707/sqft paid, 17 sales−26% vs ADREC · paid
  9. 9Gardenia BayAldar Properties · Yas Island · AED 1,832/sqft paid, 85 sales−25% vs ADREC · paid
  10. 10The Source 2 at Saadiyat IslandAldar Properties · Saadiyat Island · AED 3,024/sqft paid, 11 sales−18% vs ADREC · paid

Furthest above what buyers paid

  1. 1Four Seasons Private Residences Abu Dhabi at Saadiyat BeachAl Ain Holding · Saadiyat Island · AED 4,860/sqft paid, 10 sales+191% vs ADREC · paid
  2. 2Mandarin Oriental Residences SaadiyatAldar Properties · Saadiyat Cultural District · AED 6,334/sqft paid, 40 sales+73% vs ADREC · paid
  3. 3The ArthouseAldar Properties · Saadiyat Grove · AED 4,847/sqft paid, 25 sales+32% vs ADREC · paid
  4. 4Yas Park GateAldar Properties · Yas Island · AED 1,696/sqft paid, 68 sales+29% vs ADREC · paid
  5. 5Yas Park ViewsAldar Properties · Yas Island · AED 1,627/sqft paid, 62 sales+24% vs ADREC · paid
  6. 6Waldorf Astoria Residences Yas IslandAldar Properties · Yas Island · AED 2,970/sqft paid, 13 sales+22% vs ADREC · paid
  7. 7Reeman Living 2Aldar Properties · Al Shamkha · AED 1,417/sqft paid, 84 sales+17% vs ADREC · paid
  8. 8Fahid Beach ResidencesAldar Properties · Fahid Island · AED 3,987/sqft paid, 26 sales+11% vs ADREC · paid
  9. 9Fahid Beach TerracesAldar Properties · Fahid Island · AED 3,943/sqft paid, 72 sales+9% vs ADREC · paid
  10. 10The Row SaadiyatAldar Properties · Saadiyat Cultural District · AED 3,884/sqft paid, 201 sales+6% vs ADREC · paid

All projects in Abu Dhabi

Dubai

Across the 7 on-sale projects we list in Dubai with a figure that can be compared (7 from their own registered sales, 0 from the developer's stated price per sqft), the median project is priced 17% above what buyers paid for sales of homes that were not built yet in its area over the last six months, as recorded by the Dubai Land Department (DLD). 5 are more than 5% above the area's median, 1 more than 5% below, and 1 within 5% of it. 19 more projects are on sale with only our own estimate of the price per sqft and are left out, because an estimate compared with real sales would invent a gap. This is the figure the Rendr score and the map's colouring use.

By area: the median of the projects’ figures, the median buyers paid (DLD, last six months), and the median gap. AED per sqft.
AreaProjectsPriced atBuyers paidGap
Business Bay25,0192,571+95.2%
Downtown Dubai24,7173,541+33.2%
Dubai Harbour15,1134,378+16.8%
Jebel Ali11,7401,728+0.7%
Palm Jumeirah13,2015,739−44.2%

Furthest below what buyers paid

  1. 1Palm Beach TowersNakheel · Palm Jumeirah · AED 3,201/sqft paid, 18 sales−44% vs DLD · paid

Furthest above what buyers paid

  1. 1Bugatti ResidencesBinghatti Developers · Business Bay · AED 6,515/sqft paid, 22 sales+153% vs DLD · paid
  2. 2Binghatti Mercedes Benz PlacesBinghatti Developers · Downtown Dubai · AED 5,502/sqft paid, 13 sales+55% vs DLD · paid
  3. 3Burj BinghattiBinghatti Developers · Business Bay · AED 3,523/sqft paid, 15 sales+37% vs DLD · paid
  4. 4Emaar Bayview by Address ResortsEmaar Properties · Emaar Beachfront · AED 5,113/sqft paid, 14 sales+17% vs DLD · paid
  5. 5Binghatti SkybladeBinghatti Developers · Downtown Dubai · AED 3,931/sqft paid, 33 sales+11% vs DLD · paid
  6. 6Raw District 2 by ImtiazImtiaz Developments · Jebel Ali · AED 1,740/sqft paid, 100 sales+1% vs DLD · paid

All projects in Dubai

How this report is made

Each project's figure is what buyers paid for homes in that project (the median price per sqft of its own sales in the register, where the register names it and there are at least ten), or else the price per sqft the developer states. Where we only have our own estimate from the starting price and unit sizes, the project is left out of this report, the map's colouring and the price factor of the score alike.

The area figure is the median price per sqft of sales registered as bought from the developer recorded by the Abu Dhabi Real Estate Centre (ADREC), and sales of homes that were not built yet recorded by the Dubai Land Department (DLD), apartments and villas separately, over the last six months where there were enough sales; a district without enough sales uses its island's or community's figure, and the table says which area was used.

The gap is the project's figure against the area's, in percent; positive means priced above what buyers paid. The headline is the median gap across the projects compared, not a weighted average, so one large project does not move it, and an emirate with fewer than 5 projects to compare gets no headline. Rendr lists a selection of projects, checked one by one, not every project on the market: the headline describes that selection.

A gap is not a verdict. Floor, view, finish and a branded operator all move a price, and a resort residence priced far above the villas around it is priced for something the register's median does not measure. The lists name the projects so each can be looked at on its own page.

Register figures are read again each month and the report is rewritten from them; the history table keeps each month's headline so a figure quoted from this page stays checkable. Every project page shows its own gap, basis and sale count.

Month by month

The headline each month as it was published: median gap and projects compared.
MonthAbu DhabiDubai
September 2026−5.9% · 29+16.8% · 7

Cite this

The figures on this page are ours to be quoted with a link. One line:

Rendr, "Off-plan prices vs registered sales, September 2026", https://rendr.ae/reports/off-plan-price-gap, retrieved 2026-09-15.

Our opinion of a selection of projects, not investment advice, and not every project on the market.