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Original data · October 2026 edition

Dubai Villa Buyer Demand Index

The Dubai Villa Buyer Demand Index shows which Dubai villa communities buyers ask about, based on the buyer briefs Joshua Khoury has handled. In the October 2026 edition, The Springs leads with 23.5% of villa buyer briefs, ahead of Arabian Ranches (19.2%) and The Meadows (17.1%). Three-bedroom homes are the most requested size, and AED 5M–10M is the most common stated budget. Only percentages are published, and the index is updated monthly.

By Joshua Khoury · Last updated · Next update early November 2026

Source: The Broker Josh Dubai Villa Buyer Demand Index, Oct 2026

Download the CSVExplore the villa communities map

What are the key findings?

  • The Springs is the most-named villa community in the index, named in 23.5% of villa buyer briefs, followed by Arabian Ranches (19.2%) and The Meadows (17.1%).
  • Three-bedroom homes are the most requested size overall: 51% of villa-community briefs with a bedroom requirement include three bedrooms, and 42% include four.
  • The most common stated budgets are AED 5M–10M (31% of briefs with a budget) and AED 3M–5M (30%).
  • Emirates Hills has the highest-budget buyers in the index: 61% of its briefs state a budget of AED 20M or more.
  • Among villa-only communities, Arabian Ranches II has the highest share of four-bedroom requests (75% of its briefs).
  • DAMAC Lagoons has the largest share of AED 2M–3M budgets among villa-only communities (46% of its briefs).

Which villa communities do buyers name most often?

Share of buyer briefs by villa community, October 2026
RankCommunityShare of briefsMost requested bedroomsMost common budget
1The Springs23.5%3AED 3M–5M
2Arabian Ranches19.2%3AED 5M–10M
3The Meadows17.1%4AED 5M–10M
4Dubai Hills Estate†14.8%Studio or 1Under AED 2M
5Palm Jumeirah†12.8%Studio or 1Under AED 2M
6The Lakes11.9%3AED 5M–10M
7Jumeirah Park7%4AED 5M–10M
8Jumeirah Village Triangle†3.7%2AED 3M–5M
9Arabian Ranches II3.6%4AED 5M–10M
10Victory Heights2.7%4AED 5M–10M
11Mudon2.2%3AED 3M–5M
12Jumeirah Golf Estates†2.1%5AED 5M–10M
13DAMAC Hills†1.9%3AED 3M–5M
14DAMAC Lagoons1.5%4AED 2M–3M
15The Valley1.3%3AED 3M–5M
16Tilal Al Ghaf1.2%4AED 5M–10M
17Town Square†1.2%3AED 3M–5M
18Al Barari†1.1%Studio or 1Under AED 2M
19Emaar South†1.1%3AED 2M–3M
20Emirates Hills0.9%6+AED 20M+
21Arabian Ranches III0.7%4AED 3M–5M
22Nad Al Sheba Gardens0.5%4AED 5M–10M

† The community also has apartments; its figures include apartment buyers. Not published (too few briefs): The Villa, District One. This is the first edition, so there is no month-on-month change yet.

How many bedrooms do villa buyers want in each community?

Share of each community’s briefs that include each bedroom count. A brief can include more than one count, so rows can add up to more than 100%. Across the index, 51% of briefs include three bedrooms and 42% include four.

Bedroom requirements by community (% of briefs)
CommunityStudio or 123456+
The Springs4%35%73%27%8%2%
Arabian Ranches1%13%63%48%30%9%
The Meadows5%9%47%71%47%12%
Dubai Hills Estate†40%22%30%30%14%3%
Palm Jumeirah†47%35%22%21%15%6%
The Lakes1%7%65%54%35%11%
Jumeirah Park1%4%56%61%30%6%
Jumeirah Village Triangle†14%56%42%23%9%1%
Arabian Ranches II—8%64%75%22%2%
Victory Heights—3%37%67%50%12%
Mudon—7%67%55%8%—
Jumeirah Golf Estates†2%5%27%53%64%30%
DAMAC Hills†12%13%51%50%20%3%
DAMAC Lagoons3%6%34%71%27%5%
The Valley3%5%76%52%9%—
Tilal Al Ghaf—11%46%67%30%9%
Town Square†4%18%66%40%——
Al Barari†47%31%31%25%18%12%
Emaar South†18%25%58%37%9%—
Emirates Hills——17%35%63%65%
Arabian Ranches III—6%62%64%12%—
Nad Al Sheba Gardens——40%52%43%—

What budgets do villa buyers state in each community?

Share of each community’s briefs with a stated budget that fall in each band (AED). These are buyers’ stated budgets, not prices or valuations. Across the index, 31% of budgets are AED 5M–10M and 30% are AED 3M–5M.

Stated budgets by community (% of briefs with a budget)
CommunityUnder 2M2M–3M3M–5M5M–10M10M–20M20M+
The Springs10%21%36%27%4%1%
Arabian Ranches5%13%34%36%10%2%
The Meadows4%5%23%40%22%4%
Dubai Hills Estate†33%14%18%26%7%3%
Palm Jumeirah†35%13%16%13%8%15%
The Lakes2%7%34%41%13%3%
Jumeirah Park2%5%31%45%14%3%
Jumeirah Village Triangle†15%16%36%28%4%—
Arabian Ranches II4%13%34%43%5%—
Victory Heights3%5%36%39%14%3%
Mudon5%13%54%25%——
Jumeirah Golf Estates†4%6%15%31%21%23%
DAMAC Hills†17%18%39%21%5%—
DAMAC Lagoons7%46%35%11%——
The Valley5%15%58%17%3%—
Tilal Al Ghaf—5%26%43%19%5%
Town Square†22%35%39%———
Al Barari†56%13%10%10%5%6%
Emaar South†23%32%29%16%——
Emirates Hills6%—8%8%14%61%
Arabian Ranches III—17%51%27%——
Nad Al Sheba Gardens——13%40%35%—

“—” marks a cell with too few briefs to publish.

How is the index calculated?

  1. What it measures. The share of villa buyer briefs that name the community. A brief can name several communities, so shares add up to more than 100%.
  2. Bedrooms and budgets. The share of the community’s briefs that include each bedroom count. A brief can include more than one. The share of the community’s briefs with a stated budget in each band.
  3. Privacy. Only percentages are published, and small cells are suppressed. Nothing about any individual buyer is shown.
  4. Updates. The index is refreshed monthly; each edition is dated and kept for comparison.

What are the limitations?

  • It reflects the buyers Joshua has worked with, so communities he knows best, such as Emirates Living and Arabian Ranches, are likely to feature more. It is not a measure of the whole Dubai market.
  • A buyer brief is a stated requirement, not a sale, offer, listing, price or valuation.
  • Communities that also have apartments (marked †) include apartment buyers.
  • Budgets are as stated by buyers.
  • This is the first edition, so it does not yet show changes over time.
Edition
October 2026 (2026-10)
Next update
early November 2026
Licence
CC BY 4.0
Citation
Source: The Broker Josh Dubai Villa Buyer Demand Index, Oct 2026
Download
dubai-villa-buyer-demand-index.csv

Questions

Questions about the index.

How to read, cite and reuse the data.

What is the Dubai Villa Buyer Demand Index?

A monthly view of which Dubai villa communities buyers name in the buyer briefs Joshua Khoury has handled, with the bedroom counts and budgets they ask for. It is published as percentages only.

Is this index a measure of prices or sales?

No. It counts buyer requirements, not transactions, listings or prices. For registered sales use Dubai Land Department data, which the DLD sold-prices guide explains.

Why do the shares add up to more than 100%?

A buyer brief can name several communities, and it counts once for each community it names. Each share is the proportion of all briefs in the index that name that community.

Can I reuse the data?

Yes. The published aggregates are licensed under CC BY 4.0. Download the CSV and cite “The Broker Josh Dubai Villa Buyer Demand Index, Oct 2026” with a link to this page.

When is the next update?

The index is updated monthly. The next edition is due early November 2026, and month-on-month changes will be shown from then.

Related Dubai villa communities map Buyer demand map for sellers Arabian Ranches registered sales All Dubai areas

Want to know what buyers ask for in your community?

Buyers can ask which communities fit their brief. Owners can ask what buyers want in their community before they sell.

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