Dubai Property AED 5 Million and Above

What you need to know

Above AED 5M, the Dubai market splits into two distinct sub-segments. The first is signature high-rise inventory in Downtown, Marina, Palm Jumeirah, and Dubai Harbour. The second is master-community villas and mansions in Emirates Hills, District One, Tilal Al Ghaf, Dubai Hills Estate, and the Bulgari Resort and Residences. Both have priced into Tier 1 developer-driven supply.

Liquidity at the top end behaves differently. Resale velocity slows sharply above AED 10M and price discovery depends more on completed comparables than on launch pricing. The scoring pipeline weights DLD secondary transaction depth more heavily here, which is why some big-brand launches still come back with mid-range scores.

Note the 4 percent DLD transfer fee, plus around 2 percent in agency commissions and registration costs, applies regardless of price. On a AED 10M purchase that is roughly AED 600,000 in transaction costs, before furnishing. Plan that into the entry-yield calculation rather than the headline price.