Dubai Harbour Property Market 2026: Prices, Rents and the Supply Wave to 2029

Picture the Dubai Harbour property market in two years. Today it has 3,817 ready homes, all in 15 Emaar Beachfront towers (DLD register, 8 October 2026). By January 2029, on build pace, it could have about 8,461, my estimate. More than double, in a little over two years, and most of those homes are already sold. So at keys, many could come back as rentals and resales, in the same months.

And the market has started to slip. In the 14 handed-over towers, same-tower new-contract rents fell 9.4% in the first half of 2026. Ready resale prices fell 5.7% on the half-year, though only 0.1% on the year. Part of the rent fall is the war; part is the Harbour’s own supply, and I split the two below. So the question is not only which tower. It is which year.

The Short Answer

What the Dubai Harbour property market is, and what it is not

Dubai Harbour sits between Dubai Marina and Palm Jumeirah, and “Marina” headline figures often include it (see the FAQ).

Every ready home here is in Emaar Beachfront: eight projects and 15 towers, handed over from September 2021. Any Harbour rent or price is their record. I use 14, because Beachgate by Address only reached 100% on 21 September 2026.

The RTA’s bridge from Sheikh Zayed Road opened into the Harbour on 19 June 2026, cutting the trip “from 12 minutes to just 3 minutes”, with the exit links due to follow (Gulf News). Ain Dubai reopened in December 2024 after a long closure, then shut again as a precaution in March 2026 (Gulf News, 24 March). Check its status before you count it as an amenity.

Buying at AED 10 million and up: what is different

The ready three-bedroom median is about AED 7.3 million, so AED 10 million buys a larger three-bedroom, a four-bedroom or a penthouse. Here, the supply story changes in three ways.

So at the top end, you face fewer new rivals but less rental evidence. Compare branded options in my Palm Jumeirah comparison and Dubai luxury real estate in 2026.

Dubai Harbour new projects 2028: the handover calendar

Here is every Harbour project still under construction, in order of its DLD date (re-read 8 October 2026, unchanged since 6 October).

Project	Homes	Built	Last inspection	DLD date	Keys on pace (my estimate)
Address Residences The Bay	447	70.08%	15 Jul 2026	31 Dec 2026	Jul 2027
Damac Bay	1,069	33.76%	18 Aug 2026	15 Jan 2027	Sep 2028
Dubai Harbour Residences (H&H)	371	30.25% and 34.76%	11 Aug 2026	14 Jan 2028	Aug to Oct 2028
Seapoint	661	36.78%	24 Jun 2026	31 Mar 2028	Jun 2028
Sobha Seahaven Tower A	330	37.00%	6 Aug 2026	30 Apr 2028	See below
Address Bayview	676	63.02%	14 Sep 2026	31 Jul 2028	Nov 2027
Sobha Seahaven Towers B and C	447	40.20%	18 Sep 2026	31 Oct 2028	See below
W Residences Dubai Harbour	490	2.04%	6 Jul 2026	31 Dec 2028	Under 25% built
The Bristol Emaar Beachfront	227	5.83%	23 Jun 2026	30 Sep 2029	Under 25% built
Residences at The Dubai Beach Edition	165	0.15%	21 May 2026	30 Nov 2029	Under 25% built
Palace by the Beach	858	0%	12 Jan 2026	30 Nov 2031	Under 25% built
Damac Bay 2	643	30.30%	15 Jul 2026	None registered	Sep 2028

Homes: Property Monitor register. Keys on pace: “Fahad Al Kuwari estimate from DLD inspection pace”, using each project’s latest inspection and the build speed of 18 finished Marina and Harbour towers. A DLD date is registered, not promised.

The paperwork and the cranes often disagree. Damac Bay is registered for January 2027 but is a third built. And most of what lands before 2029 lands in 2028. That is about two in three homes on DLD dates (counting W Residences’ 31 December 2028 date), and more on my pace estimate.

Emaar Beachfront handover 2027: The Bay and Bayview

Beachgate by Address is done: 250 homes, 100% on 21 September 2026. Next is Address Residences The Bay, 447 homes, with a DLD date of 31 December 2026 but 70.08% built in July. On pace, I estimate keys around July 2027. Address Bayview, 676 homes, is the fastest builder in the Harbour, and I estimate its keys around November 2027. (More in my Emaar off-plan investor guide.)

The 2028 cluster, with Seahaven inside it

Seapoint (661 homes) points to mid 2028: 31 March on its DLD date, June on my pace estimate. Dubai Harbour Residences (371), Damac Bay (1,069), Damac Bay 2 (643, no DLD date) and Sobha Seahaven (777) point to late 2028 on my pace estimate or planning case.

Seahaven’s DLD dates are 30 April 2028 (Tower A) and 31 October 2028 (Towers B and C). My planning case is Tower A December 2028 to January 2029, Tower B Q4 2028, Tower C Q4 2028 to Q1 2029. Fahad Al Kuwari estimate from DLD inspection pace, inspections to 6 Aug 2026 (Tower A) and 18 Sep 2026 (Towers B and C). Not a Sobha date. My Seahaven handover date article explains it; the sea view article shows which homes buyers chose first.

My W Residence review predates W’s 31 December 2028 DLD date, so trust the DLD date.

Most of it is already sold

Five of them are already 96% to 100% sold: The Bay, Bayview, Seapoint, Damac Bay and Damac Bay 2 (developer sales to September 2026). Dubai Harbour Residences is about 86% sold, and Seahaven had sold 669 of its 777 apartments by 29 July 2026.

So these homes will not trickle out of a sales office; many could hit the market together (as in my Dubai Hills supply calendar). And new towers fill slowly: in JVC, towers first let in 2023 to 2025 were 47.9% let after twelve months, against 58.0% for older ones.

Dubai Harbour property market supply: how much lands, and how fast

Date	Ready homes	What happened
End 2021, and all of 2022	885	Sunrise Bay and Beach Vista
2023 to 2025	1,898 to 3,074	Marina Vista, Beach Isle, Grand Bleu, Palace Beach
November 2025	3,567	Beach Mansion
September 2026	3,817	Beachgate by Address
By 31 October 2028, DLD dates (estimate)	7,818	The Bay, Damac Bay, Dubai Harbour Residences, Seapoint, Bayview and Seahaven (4,001)
January 2029, pace (estimate)	about 8,461	The same six plus Damac Bay 2 (4,644), which has no DLD date
If W Residences also lands on its DLD date (scenario)	about 8,951	Adds W’s 490 homes, registered for 31 December 2028 but 2.04% built

W sits outside my base case: at 2.04% built, no pace estimate is possible. The bedroom comparison further down uses the 3,867 homes of the six non-Seahaven projects.

The last wave added 2,682 homes in about four years. The next could add about 4,644 in about 27 months, my estimate. That is more homes than the whole ready Harbour holds today.

Dubai Harbour prices: what buyers paid through the last wave

In the Dubai Harbour property market, most money is made or lost on the sale price.

Ready prices rose while the stock grew

The median ready resale price for one- to three-bedroom homes went from 2,158 AED per sq ft in 2021 H2 (25 sales) to 3,448 in 2023 H2. It stood at 3,368 in 2026 H1. It held through 2023 to 2025 while ready stock grew from 1,898 to 3,567 homes.

Tower for tower (same tower, same bed type), prices rose in four of the six half-years from 2023 to 2025 and fell in only one. Then 2026 H1 came in 5.7% lower, undoing most of the 6.7% rise before it. Year on year, the same towers and beds were down only 0.1%, while the headline median fell about 5.5%. Most of that drop was a change in what sold. Dubai Hills Estate prices show the same trap.

A repeat-sales index, which tracks the same home resold after keys, tells the longer story. Ready Harbour homes changed hands for about 60% more in 2026 H1 than in late 2021 (about 240 to 260 pairs).

What a ready home costs today

Ready homes in the 14 towers, 12 months to 9 September 2026:

Bed type	Median price	Median size	Price per sq ft	Sales
Compact 1BR (under 1,100 sq ft)	about AED 2.5M	793 sq ft	3,202	121
2BR	AED 4.35M	1,263 sq ft	3,560	106
3BR	about AED 7.3M	1,937 sq ft	3,717	53

DLD-registered ready resales. Against Seahaven, read Sobha Seahaven price.

New off-plan costs a third more

In 2026 H1, the median developer off-plan price was 33% above the median ready resale price per square foot (17% to 37% since 2023 H1, headline medians). Has the market paid that premium back? For recent buyers, not so far:

• 2021 developer buyers resold at a median 19.9% gain (909 sales). 2023 buyers resold at 0.0% (225 sales), and so did 2024 buyers (16 only).
• Entries at 4,000 AED per sq ft or more resold at a median 0.0%; entries under 3,000 gained 26.3% (11 Sep 2024 to 10 Sep 2026).
• At keys, homes bought at the developer price in the 2024 to 2025 handovers first resold 12.5% to 16.3% behind the market, depending on the index. Dubai Hills shows a similar step (handover price research).

My Seahaven resale article shows the same pattern in one project.

Dubai Harbour rents 2026: the record so far

In the 14 handed-over towers, same-tower new-contract rents rose 8.1% in 2023 H1, then eased by 0.2% to 4.3% in each of the next five half-years. In 2026 H1 they fell 9.4%, and 2026 H2 is down 11.5% so far (partial, to 10 September).

So through the last wave, prices rose while rents eased, which thinned gross yields.

War or supply? Splitting the 2026 rent fall

The regional conflict began in late February 2026. So was the Harbour falling anyway? To split the two, I compare it with 26 Dubai Marina towers next door, all letting since 2021 or earlier, none of them new.

New-contract rents, same tower and bed type	Dubai Harbour	Dubai Marina (26 towers)
Jan to Feb 2025, against a year earlier	+2.3%	+5.1%
Mar to Jun 2025, against a year earlier	0.0%	+2.9%
Jul to 10 Sep 2025, against a year earlier	-5.4%	+1.0%
Jan to Feb 2026, against a year earlier	-2.0%	+0.1%
War: Mar to Jun 2026, against a year earlier	-18.6%	-8.2%
War: Jul to 10 Sep 2026, against a year earlier (partial)	-11.4%	-17.1%

Ejari. Cells need three or more new contracts in both windows. The Harbour has only 6 to 22 cells per window, so read the gaps in whole points.

• Before the war, supply was already biting. In all four pre-war windows, Harbour rents trailed Marina’s by 2 to 6 points a year, while 1,669 new Harbour homes reached keys in 2024 and 2025. The slide shows in the four oldest projects, so it is not new towers opening cheap.
• Since the war, both fell hard. Year on year, new leases came in 8% to 19% lower, and both monthly series break in April. The order flips between windows, so I read this part as a shared, citywide shock. ValuStrat put citywide prices 10% lower since the conflict began (13 July 2026).

So the comparison suggests the war drove most of the 2026 drop, on top of supply pressure already there. With one control market and small samples, treat that as a strong pointer, not proof. The calendar above is a bigger dose of the supply part.

Rents and yields by bedroom

Bed type	Median rent	Contracts	Gross yield	Range across towers
Compact 1BR	AED 133,000	555	5.3%	4.6% to 5.7%
2BR	AED 220,000	506	4.9%	4.2% to 5.4%
3BR	AED 385,000	142	5.4%	4.9% to 6.1%
4BR	AED 600,000	9 (too few)	not measured	not measured

Ejari, 12 months to 10 Sep 2026. Gross yield: median rent per sq ft over median ready resale price per sq ft, 14 towers; range tower by tower. An indicative yield, not any one home’s return, and not an off-plan yield.

“Strong rental yields”? Read the small print

Listings love “strong rental yields”. The record says 4.9% to 5.4% gross at the median. That is before service charges, management, maintenance, leasing fees and empty months. My vacancy days research found median gaps of 97 to 152 days between tenants for one-bedrooms in Business Bay and Dubai Creek Harbour (to May 2026). Price a void into any rent you plan on.

Weighing specific towers and years? Send me your shortlist, and I will run this calendar and each tower’s price and rent record against it.

Dubai Harbour demand: who is still buying and renting

Supply is half the equation. Demand is the other half.

Half-year	Ready homes (end of period, or data cutoff)	Ready resales	New leases (14 towers)
2023 H1	1,898	149	109
2023 H2	1,898	113	163
2024 H1	2,531	122	194
2024 H2	2,531	144	297
2025 H1	3,074	201	219
2025 H2	3,567	163	485
2026 H1	3,567	142	334
2026 H2 (partial, to 9 Sep)	3,567	44	301

DLD-registered resales after keys, to 9 Sep 2026; new Ejari contracts in the 14 handed-over towers, to 10 Sep 2026. Beachgate’s 250 homes reached 100% on 21 September, after the data cutoff, so they are not yet in the 3,567.

Tenants grew, resale buyers thinned

The war cut sales in both markets

Before the war, Harbour buyers held up better than Marina’s. Ready resales in January and February 2026 ran 35% above a year earlier (7% without Beach Mansion, which got keys in November 2025). The 26 Dubai Marina control towers ran 34% below. Then, from March to June, Harbour ready resales fell 57% on a year earlier (61 against 141, a strong 2025 base), and Marina’s fell 50%. From July to 9 September they were down 21% and 26% (partial).

So the war hit sales as it hit rents: hard, and in both markets.

Today’s demand against tomorrow’s stock

The 4,644 homes on the way equal about seven years of Harbour sales (660 in the 12 months to September 2026, outside Seahaven) and nearly four years of rent contracts (1,214). At today’s sales pace, ready-tower listings would take 19 to 39 months to clear (Property Finder, 10 September 2026), and Moody’s sees about 180,000 new Dubai homes over 2026 to 2028. In the last wave, tenants took up far more of the new homes than buyers did.

What buyers buy, and what the pipeline delivers

Does the wave bring the homes Harbour buyers want? Mostly, yes.

Bed type	Share of Harbour sales (PMIQ)	Share of homes due before December 2028
1BR	38.6%	41.7%
2BR	38.6%	37.0%
3BR	15.8%	17.4%
4BR and up	6.9%	3.9%

Sales: PMIQ, 14 Mar to 9 Sep 2026. Delivery: Property Monitor register, six projects, 3,867 homes, Seahaven excluded, Damac Bay 2 on my pace estimate. Two measures, never added.

So the pressure is volume, not mismatch. One-bedrooms are the largest share of what lands and took 47.4% of Harbour rent transactions.

How the supply wave affects buyers, owners and tenants

About 4,644 homes could reach keys by January 2029 (my estimate), most in 2028 and most already sold. Here is what that does to each side of the deal. It is not a forecast.

You are	What the supply wave does to you	Your check
Buying ready	More choice: ready listings take 19 to 39 months to clear	Does your plan work at 10% less rent and three empty months?
Buying off-plan	Your keys land inside the 2028 cluster	Which quarter are your keys, and what lands with them?
An owner who lets	More new flats chasing the same tenants at each handover	Price to new leases in your tower, not last year’s rent
An owner who sells	More listings beside yours	Price to your tower’s registered sales, not the 2025 peak
A tenant	More leverage with every handover	Hold your renewal against new leases in your tower

Buying ready

You buy before the wave and own through it. Negotiate, then stress the rent. A two-bedroom at the AED 220,000 median, cut 10% and empty for three months, earns about AED 148,500 in year one. After about AED 27,300 of service charge, that is about AED 121,200, or 2.8% on the AED 4.35 million median price. (AED 21.63 a sq ft on 1,263 sq ft: Beach Vista’s 2026 DLD rate plus the master charge.)

Buying off-plan

Your keys are part of the wave. You pay about a third more per square foot than ready stock, and 2023 to 2024 buyers who resold before keys made a median 0.0%. In Dubai Hills, owner resales in the last year before keys sold a median 8.1% below the ready price (off-plan vs ready in Dubai Hills). Basics: my off-plan vs ready guide, off-plan buying guide and project review guide.

Owners who let

You compete with every tower that hands over near you. That pressure is already in the record: before the war, Harbour new-lease rents trailed Dubai Marina’s by 2 to 6 points a year. So price to new leases signed in your tower this quarter, and budget for a gap between tenants.

Owners who sell

Every handover adds listings beside yours. Same-tower prices held on the year (-0.1%) but fell 5.7% on the half-year. If you own off-plan and your exit falls in 2028, you sell inside the cluster, next to neighbours who bought when you did.

Tenants

Supply is on your side, and it builds. Renewals can lag new leases: in Dubai Hills Estate, new-lease rents fell 18.9% from March to August 2026, while renewals fell 7.0% (2026 rent research). So bring new leases from your tower to the table.

How I worked this out

Source	What I used	Window
DLD project status register	Progress, inspections, registered dates	Read 6 Oct 2026; re-read 8 Oct 2026, unchanged
DXB Interact	DLD-registered sales and Ejari contracts	Sales to 9 Sep 2026; Ejari to 10 Sep 2026
Property Monitor	Unit register; PMIQ demand	Units 10 Sep 2026; PMIQ 14 Mar to 9 Sep 2026
Property Finder; RTA	Listings; the bridge	10 Sep 2026; 7 Jun 2026

Pace estimate. Last DLD inspection, plus the benchmark build time for the progress left (22.7 months for about 62.5 points), plus a month to keys. None under 25% built (the method of my JVC supply pipeline article). Slower builders could hand over later. Seahaven gets a case from its own, slower record.

Prices and rents. Same-tower changes use tower and bed-type cells with at least three sales (prices) or five new contracts (rents) in both half-years. Duplicates, short contracts and outliers are removed. The war split needs three new contracts per cell; a fixed-effects index gives the same picture and the April break.

What this analysis cannot tell you. It does not predict prices, rents or yields. A DLD date is not a promised handover. A median does not price a particular floor, view or layout. Gross yield is not net return. And a comparison between two markets points to a cause without proving it.

Disclosure. I advise buyers on Dubai Harbour projects, including Sobha Seahaven. Every figure here comes from public registers and transaction records, not from a developer.

Frequently Asked Questions

Before you place money in the Dubai Harbour property market

Fahad Al Kuwari, buyer’s consultant for Dubai Harbour and Sobha Seahaven, fahadalkuwari.com. Send me the towers and years you are weighing. I will set them on this calendar, pull each tower’s price and Ejari record, and show you what lands beside you.