Community · #36 by 12M value
District Eleven
Market bulletin · Thu, 22 Oct 2026
District Eleven: median AED 1,468/sqft, down 28.8% over three months on 83 sales
District Eleven recorded 32 sales worth AED 164M in the 30 days to Thu, 22 Oct 2026, up 146.2% on the previous 30 days. Over the last week 11 sales were registered (AED 59.5M), against 4 the week before.
The median sale over the last three months was AED 2.49M, or AED 1,468/sqft — like-for-like prices per sqft down 28.8% on the previous three months and down 20.9% on a year earlier. Monthly medians over the past year ranged from AED 782/sqft to AED 2,020/sqft.
By market over 12 months: developer off-plan sales 63%, off-plan resales 14%, secondary (ready) sales 23%. Off-plan resales traded at a median 10.6% discount to developer prices per sqft.
Opal Gardens was the most active project by value over 12 months (35 sales, AED 315M), and Leos Development the leading developer with 15% of value.
Leases registered in the last three months had a median annual rent of AED 165K; like-for-like rent per sqft is up 3.0% on the previous three months. The best gross yield is on 3 BR villas & townhouses at about 5%.
Median AED/sqft
Monthly median of all registered sales
View data table
| Date | AED/sqft |
|---|---|
| Oct 26 | AED 1,625 |
| Sept 26 | AED 1,712 |
| Aug 26 | AED 782 |
| Jul 26 | AED 1,744 |
| Jun 26 | AED 1,699 |
| May 26 | AED 2,020 |
| Apr 26 | AED 1,815 |
| Mar 26 | AED 1,844 |
| Feb 26 | AED 1,763 |
| Jan 26 | AED 1,853 |
| Dec 25 | AED 1,864 |
| Nov 25 | AED 1,771 |
| Oct 25 | AED 1,684 |
| Sept 25 | AED 1,666 |
| Aug 25 | AED 1,606 |
| Jul 25 | AED 1,545 |
| Jun 25 | AED 1,659 |
| May 25 | AED 1,806 |
| Apr 25 | AED 1,586 |
| Mar 25 | AED 1,566 |
| Feb 25 | AED 1,444 |
| Jan 25 | AED 1,540 |
| Dec 24 | AED 1,598 |
| Nov 24 | AED 1,538 |
Off-plan vs resale vs secondary
Monthly median AED/sqft by market (months with 10+ sales)
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | — | — | AED 1,417 |
| Sept 26 | AED 1,879 | — | — |
| Aug 26 | AED 782 | — | AED 1,438 |
| Jul 26 | AED 1,960 | — | — |
| Jun 26 | AED 1,699 | — | — |
| May 26 | AED 2,146 | — | — |
| Apr 26 | AED 1,905 | — | AED 1,444 |
| Mar 26 | AED 1,906 | — | — |
| Feb 26 | AED 1,835 | — | AED 1,373 |
| Jan 26 | AED 2,001 | AED 1,817 | AED 1,372 |
| Dec 25 | AED 1,935 | — | AED 1,347 |
| Nov 25 | AED 1,903 | AED 1,560 | AED 1,408 |
| Oct 25 | AED 1,815 | — | AED 1,357 |
| Sept 25 | AED 1,702 | AED 1,577 | AED 1,549 |
| Aug 25 | AED 1,691 | — | AED 1,329 |
| Jul 25 | AED 1,794 | AED 1,341 | AED 1,271 |
| Jun 25 | AED 1,933 | AED 1,369 | AED 1,354 |
| May 25 | AED 1,905 | AED 1,786 | — |
| Apr 25 | AED 1,703 | AED 1,605 | AED 1,256 |
| Mar 25 | AED 1,686 | — | AED 1,157 |
| Feb 25 | AED 1,648 | — | AED 1,225 |
| Jan 25 | AED 1,675 | AED 1,471 | AED 1,348 |
| Dec 24 | AED 1,643 | — | AED 1,279 |
| Nov 24 | AED 1,621 | — | AED 1,295 |
Sales per month
Registered sales by market
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 6 | 4 | 12 |
| Sept 26 | 13 | 1 | 5 |
| Aug 26 | 28 | 0 | 12 |
| Jul 26 | 20 | 6 | 6 |
| Jun 26 | 23 | 1 | 3 |
| May 26 | 40 | 5 | 5 |
| Apr 26 | 26 | 3 | 13 |
| Mar 26 | 29 | 4 | 3 |
| Feb 26 | 18 | 9 | 12 |
| Jan 26 | 31 | 12 | 15 |
| Dec 25 | 38 | 9 | 10 |
| Nov 25 | 28 | 11 | 17 |
Period comparison
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 32 | up 146.2% | AED 164M | 1,599 | down 11.2% |
| Last 3 months | 83 | down 25.2% | AED 348M | 1,468 | down 20.7% |
| Last 6 months | 194 | down 33.1% | AED 1.09B | 1,710 | down 6.4% |
| Last 12 months | 492 | down 45.6% | AED 2.96B | 1,789 | up 11.8% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Off-plan (developer) | 310 | 63% | AED 2.09M | 1,903 | up 11.0% |
| Off-plan resale | 69 | 14% | AED 8.57M | 1,702 | up 15.5% |
| Secondary (ready) | 113 | 23% | AED 3.85M | 1,388 | up 7.2% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| 1 bedroom | 125 | 25% | AED 1.40M | 1,857 | up 9.8% |
| 2 bedrooms | 93 | 19% | AED 2.03M | 1,763 | up 12.2% |
| 3 bedrooms | 22 | 4% | AED 6.49M | 1,741 | up 5.4% |
| 4 bedrooms | 170 | 35% | AED 4.93M | 1,480 | up 8.1% |
| 5+ bedrooms | 82 | 17% | AED 13.6M | 2,163 | up 14.4% |
| Type | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Apartments | 218 | 44% | AED 1.56M | 1,827 | up 10.4% |
| Villas | 258 | 52% | AED 7.94M | 1,698 | up 10.4% |
| Townhouses | 7 | 1% | AED 6.38M | 1,433 | up 8.2% |
| Plots | 9 | 2% | AED 13.6M | 2,833 | up 46.3% |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 165 | 34% | AED 1.40M | 1,809 | up 10.7% |
| AED 2M–10M | 237 | 48% | AED 4.10M | 1,608 | up 11.9% |
| AED 10M–50M | 90 | 18% | AED 13.7M | 2,213 | up 0.3% |
Rents & yields
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
View data table
| Date | Annual rent |
|---|---|
| Oct 26 | AED 160K |
| Sept 26 | AED 163K |
| Aug 26 | AED 168K |
| Jul 26 | AED 165K |
| Jun 26 | AED 170K |
| May 26 | AED 170K |
| Apr 26 | AED 165K |
| Mar 26 | AED 175K |
| Feb 26 | AED 168K |
| Jan 26 | AED 179K |
| Dec 25 | AED 185K |
| Nov 25 | AED 179K |
| Oct 25 | AED 180K |
| Sept 25 | AED 178K |
| Aug 25 | AED 193K |
| Jul 25 | AED 188K |
| Jun 25 | AED 178K |
| May 25 | AED 180K |
| Apr 25 | AED 165K |
| Mar 25 | AED 190K |
| Feb 25 | AED 175K |
| Jan 25 | AED 177K |
| Dec 24 | AED 183K |
| Nov 24 | AED 170K |
- Leases (12M)
- 456
- New leases
- 73.2%
- Median rent 3M
- AED 165K
- Rent/sqft 3M
- AED 62
| 3 BR villas & townhouses | AED 162K / AED 3.23M | 5.0% |
|---|---|---|
| 4 BR villas & townhouses | AED 180K / AED 3.90M | 4.6% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| 2 BR | 17 | AED 110K | AED 105K | 74 |
| 3 BR | 81 | AED 162K | AED 160K | 73 |
| 4 BR | 246 | AED 180K | AED 175K | 62 |
Top projects
By sales value, last 12 months
| Project | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Opal GardensDistrict Eleven | 35 | 1,749 | — |
| Numa ReserveDistrict Eleven | 20 | — | — |
| Mira Villas by Bentley HomeDistrict Eleven | 8 | — | — |
| Knightsbridge Park 2District Eleven | 16 | — | — |
| Sobha ReserveDistrict Eleven | 23 | — | — |
| Knightsbridge Park 1District Eleven | 26 | — | — |
| Ellington The WatercrestDistrict Eleven | 20 | — | — |
| The Fields VillasDistrict Eleven | 38 | 1,227 | — |
| Karl Lagerfeld Villas By TarafDistrict Eleven | 5 | — | — |
| Wellington Grand VillasDistrict Eleven | 8 | — | — |
| Elie Saab Vie at the FieldsDistrict Eleven | 27 | 1,278 | — |
| Senses at The FieldsDistrict Eleven | 28 | — | — |
| Selora ResidencesDistrict Eleven | 7 | — | — |
| Wadi Villas by AristaDistrict Eleven | 4 | — | — |
| The Beachfront Villas by EllingtonDistrict Eleven | 2 | — | — |
Developers in District Eleven
Their sales here only, last 12 months
| Developer | Sales 12M | AED/sqft | Share |
|---|---|---|---|
| Leos Development | 42 | 2,100 | 15% |
| G&Co Real Estate Development | 98 | 1,373 | 12.9% |
| Meydan Developments | 35 | 1,783 | 10.8% |
| Mirfa IBC Developers | 20 | 2,420 | 9.9% |
| Mira Developments | 8 | 3,199 | 8.8% |
| Ellington Properties Development | 23 | 2,026 | 8.7% |
| Sobha Real Estate | 23 | 1,598 | 7.4% |
| Taraf Properties | 5 | 2,111 | 5.2% |
| MBR Mansions Real Estate Development | 8 | 1,409 | 5.1% |
| Amwaj Development | 64 | 1,826 | 4% |
Similarly priced communities
CompareCommunities with the closest 12-month median AED/sqft
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Al Barsha First | 78 | 1,477 | — |
| Dubai Science Park (Dubiotech) | 1,881 | 1,758 | down 1.4% |
| Jumeirah Beach Residence | 377 | 1,555 | up 1.0% |
| The Wilds | 147 | 1,770 | down 1.7% |
| Barsha Heights | 127 | 1,445 | — |
| The Greens | 188 | 1,650 | down 3.1% |
| The Acres | 74 | 1,673 | — |
| Azizi Venice | 5,090 | 1,721 | down 0.5% |
Biggest sales, last 3 months
| Price | Property | Date |
|---|---|---|
| AED 24.2M | 5+ BR Villa · 11,345 sqftKarl Lagerfeld Villas By Taraf | 10 Aug |
| AED 21.9M | 5+ BR Villa · 7,357 sqftMira Villas by Bentley Home | 23 Sept |
| AED 13.4M | 5+ BR Villa · 6,005 sqftKnightsbridge Park 2 | 31 Aug |
| AED 12.8M | 5+ BR Villa · 6,964 sqftOpal Gardens | 5 Aug |
| AED 12.8M | 5+ BR Villa · 6,994 sqftOpal Gardens | 21 Oct |
| AED 11.8M | 5+ BR Villa · 7,192 sqftSobha Reserve | 1 Oct |
Questions about District Eleven
What is the average price per sqft in District Eleven?
The median sale price in District Eleven over the last three months was AED 1,468 per sqft (median sale AED 2.49M), based on 83 sales registered with Dubai Land Department.
Are property prices in District Eleven going up?
Like-for-like prices per sqft are down 20.9% on a year earlier and down 28.8% on the previous three months.
How many properties were sold in District Eleven in the last year?
492 sales worth AED 2.96B were registered in the last 12 months: 63% developer off-plan, 14% off-plan resales and 23% secondary (ready) sales.
What is the average rent in District Eleven?
The median annual rent on leases registered in the last three months was AED 165K, and the best gross rental yield is about 5.0%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
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