Landslides Swallowed Up Houses in California. Owners Still Have to Pay
Ongoing slides have caused devastating damage to homes on the Palos Verdes Peninsula, but owners remain on the hook for mortgages and other monthly fees—even if their properties are completely destroyed
10 min
When Nic and Alison Grillo bought their home seven years ago in the Seaview neighbourhood of Rancho Palos Verdes, Calif., south of Los Angeles, Nic knew that the wider Palos Verdes Peninsula had multiple landslide zones. He grew up there.
But he had never heard of any issues happening in Seaview itself. An adjacent neighbourhood, called Portuguese Bend, is where there had been slides since the 1950s. Nic studied the geologist’s report he received and hired an inspector before closing on their four-bedroom, 1,800-square-foot, 1956 ranch house for $1.195 million. “I felt comfortable buying,” he says.
Then, in the summer of 2023, his neighbourhood started coming apart.
Today, there are foot-long cracks on the outside and inside of his house. Since June, two houses nearby have partially collapsed due to landslides and have been deemed unsafe; others were abandoned by owners spooked by the constant creaking of their houses as they were pulled apart by the ground crumbling beneath them. Power and gas were cut off in September, and some worry the sewage system will be next, which would mandate evacuation.
Nic, 45, estimates that he and Alison, a 42-year-old health clerk at an elementary school, have spent more than $25,000 over the past few months in an attempt to stay in their home. He bought a Tesla power wall and solar panels a few years ago, in case there were occasional power outages, but he never anticipated having to use them indefinitely. Now he’s added a generator, a propane tank, and a tankless water heater. They are using an REI solar camp stove to cook until they get hooked up to propane. They go days without showers.
Alison says they don’t want to leave, since two of their children are still in local schools. However, she says it has been hard not to get overwhelmed by it all. “This isn’t sustainable,” she says.
Nic, who works in medical-device sales, says he can’t afford to buy another house somewhere else because he doesn’t see any chance of selling the one he already owns, even at a discount, given what’s happening around it. His homeowners insurance doesn’t cover damages caused by land movement, which is standard for policies in the U.S.
“It’s scary. We are just taking it one day at a time,” he says.
Life in a Slide Zone
The roads on the Palos Verdes Peninsula, which juts into the Pacific Ocean south of Los Angeles, have been cracking for decades. A landslide in 1956 damaged over 100 houses in Portuguese Bend and has been moving ever since. In 1980, farther up in the city of Rolling Hills, a section known as the Flying Triangle started sliding. The movement was at a rate of 5 to 7 feet a year.
Now, triggered in part by periods of exceptionally heavy rainfall over the past two years, the rate of land movement has increased significantly. Some areas had reached a velocity of 7 to 13 inches a week and are currently averaging about 8 inches a week, or about 80 times faster than it was moving, on average, in October 2022, according to Mike Phipps, a geologist whose firm was hired by the City of Rancho Palos Verdes.
Geologists discovered a second slide this summer that is about twice as deep as the other tracked slides. That has been pushing out the slide area to almost double its size, from 380 acres to nearly 700 acres, says Phipps. A major concern is that it will continue to expand farther uphill, he says. Movement in another adjacent city, Rolling Hills, led SoCalGas to shut off gas on Sept. 16 to 37 homes, with a warning that power would follow in coming days.
About 44% of the country is at risk for a landslide, according to a new report by the United States Geological Survey. Homeowners in one of the Palos Verdes Peninsula slide areas, as in any of the areas across the U.S. that have been hit by landslides, such as Washington and western Pennsylvania, find themselves in a unique kind of financial hell. Insurance companies don’t write standard homeowner policies that cover landslide losses and surplus landslide policies aren’t available right now in California, according to the Insurance Information Institute. Mortgage companies expect loans to be paid, even if the underlying asset no longer exists or is damaged with no chance of repair; forbearance and forgiveness decisions are up to the individual bank, and they are loath to grant them.
Although some state legislatures, such as in Pennsylvania, are working to address the lack of financial recourse for slide victims, no measures are currently under way in California. If the area were declared a major disaster by President Biden, it would trigger access to emergency funds for individual homeowners via the Federal Emergency Management Agency, but the state of California hasn’t yet requested this declaration, saying the current situation doesn’t meet federal requirements for such action.
As a result, owners who don’t want to declare bankruptcy must still pay their mortgages, property taxes—barring a reassessment, which can sometimes take months—homeowner association and other fees, even if their home, and the land it sat on, no longer exists. For those whose homes are damaged, owners are left with few options except to either walk away or stay put and hope their home doesn’t sustain any further damage. Others believe the landslides will abate at some point in the future and trust that they will be able to sell their home when potential buyers simply forget about the landslide threat.
Wei Yen, 74, a retired finance officer, and his wife, Leesa Yen, 66, a teacher, owned one of eight homes that, in July 2023, slid off a cliff into a canyon in Rolling Hills Estates, in an area that had never had a landslide before. It is completely separate from the Portuguese Bend slide complex. The city has a mixture of townhomes and single-family homes that sell for anywhere from $1 million to $4 million. Five other homes were badly damaged.
The Yens bought their 2,000-square-foot, three-bedroom, three-bathroom townhome on Peartree Lane in Rolling Hills Estates in 2010 for $765,000. In early July 2023, Leesa noticed a skinny, 7-foot-long crack on the tiled patio outside the front door. A few days later, Wei noticed that the crack had expanded. The next day, one of their neighbors called the fire department over similar cracks. The department advised all the homeowners in the surrounding block to pack up essentials just in case. About six hours later, Wei was given 15 minutes to evacuate by the fire chief. By 9 a.m. the next day, the house, and the land on which it sat, started sliding into the adjacent canyon. “I was lucky to get out of there in time,” says Wei.
Now, a year later, the Yens’ home equity is gone. The property had been worth $1.55 million, according to Zillow , just before the slide. Now it is worthless, according to a letter from the city assessor’s office. They have a small mortgage, which they have no plans to ask the bank to modify because they worry their credit rating will be impacted and because they say they can afford it and feel responsible.
They are renting an apartment and had to buy new furniture and clothing, all of which is eating into their retirement savings. They lost what they estimate is around $500,000 worth of items that were precious to them, including antiques and art Wei collected throughout Asia in the 16 years he lived in Hong Kong. They are worried about looters, since the bottom of the slide is right next to a public trail. The danger of the collapsed structure has kept the Yens and public officials from going in.
“Mentally it’s very challenging,” he says. “I’m talking to a therapist for the first time in my life. I’m decimated by this. I see no way out. We asked for help and everyone said they’d do their best, but it’s been empty promises.”
“I didn’t realise I would have to start worrying again about finances in my 70s, ” he says. He says he might have to find a job.
Over in Seaview, Matt Stelwagen, 44, a supply-chain manager for a hospital, and his family moved out of their home in August. He bought his house in June 2022 for $2.5875 million. It was meant to be his forever home, where he and his wife could raise their son, who was 1 year old at the time. The pool cracked in July 2023. Over the next year, the floors started coming apart and the windows and doors would no longer shut. The floors became so uneven he could feel the house tilt, he says. The creaking noises at night from the moving and cracking were terrifying.
“We got to a point where mentally it was better for our stress levels and our son to get out,” he says. They are still paying the mortgage and taxes on the house, along with the rent on the house where they now live, a financial burden he says is staggering: His housing cost is now more than half his income. He’s paying for it through his salary and from savings. “We are stretched,” he says. “You make it work because you’re a parent and you want to provide a stable home life.”
He plans to get the house reassessed so he doesn’t have to pay such high taxes.
“We are exhausted,” says Stelwagen. He says he’s gone through stages, first feeling scared, then really upset and angry, and most recently putting his head down and trying to figure out what to do. “No one will come in with a cape and save me,” he says.
No One With a Cape
Efforts to stabilise the Portuguese Bend slide complex, moving for decades, stepped up in August 2023, when the city of Rancho Palos Verdes received a $23 million federal grant from FEMA. But the discovery this past summer of the deeper slide has made mitigation much more complicated. The project is being revised because of emergency work and the discovery of the deeper movement. Whether current attempts to slow the movement will be successful is still uncertain, says the geologist Phipps. The landslide velocity has decelerated since July, but it is still moving a foot a week in some areas. That means within a week of drilling a well to dewater the ground, that well could be damaged by the landslide. “It’s a Herculean task,” he says.
Lacking other financial recourse, dozens of residents affected by the slides in Seaview and Portuguese Bend have individually and jointly filed legal claims, alleging myriad failures that have contributed to the slide activity, including insufficient stormwater sewers and drains. Defendants include the city of Rancho Palos Verdes, the city of Rolling Hills, CalWater, Los Angeles County, and the Rolling Hills Community Association of Rancho Palos Verdes, exposing hundreds of homeowners in Rolling Hills to liability.
Rancho Palos Verdes mayor John Cruikshank says he fully understands why people are frustrated. He thinks Southern California Edison should be more open to alternative energy sources, such as power walls and solar; he’s working to get the state to expand its emergency declaration and to request FEMA funding so that both will also support individual homeowners who have been displaced. But suing the city doesn’t make sense, he says. Of its 15,000 homes, about 400 are in the landslide area. “Everyone’s tax dollars are going to help. Why are we being sued by people who we are trying to help?” he says.
These legal fights could take years to resolve and owners are in need of assistance now. Aside from some small local outreach efforts, not much has been forthcoming. One of the biggest supporters after the 2023 Peartree slide in Rolling Hills Estates was a local high-school student named Christian Yoshino, who lives down the street from where the houses collapsed. He went door to door asking for donations, raising about $5,300 that was distributed to affected homeowners, based on need, by the Rotary Club of Palos Verdes Peninsula for necessities such as medicine, clothing and beds.
A lack of help is the norm in many communities affected by landslides, which have been exacerbated in recent years due to extreme weather events such as heavy rainstorms and fires that destabilise soil. Some states are trying. In Pennsylvania, where a landslide outside Pittsburgh last January forced homeowners to evacuate, a bill to create a new state landslide-insurance program for homeowners is up for consideration by the House of Representatives.
After a landslide in the city of Ketchikan, Alaska, damaged homes and killed one person in August 2024, affected residents were allowed to apply for assistance and temporary housing programs. In Washington state, where a mudslide in 2014 east of Oso destroyed dozens of homes and killed more than two dozen people, the governor successfully got President Obama to declare a major disaster, opening up FEMA aid to homeowners and funding a one-time program to buy back properties in the Oso slide.
A Buying Opportunity?
Until the power was cut in September, homes were still selling in Portuguese Bend and Seaview, says Jason Buck, with Re/Max Estate Properties. A 1,834-square-foot house in Seaview sold for $1.78 million in July, not far off its listing price. A four-bedroom, 1,994-square-foot house in the heart of upper Portuguese Bend sold for $800,000 in May, 22% lower than its listing price. But, Buck says, news of the damage and gas and power cuts have started to affect prices on houses in areas near the slide zone.
Buyers are now backing out of deals. Charlie Raine, a real-estate agent for Coastal Legacy, currently has a listing for a four-bedroom, 4,000-square-foot house in Seaview. It first went on the market in June 2024 for $1.95 million. It is currently listed at $1.45 million. Raine says buyers terminated an agreement in August after they saw news-media images of the house in the same shot as a construction project that made it look like a disaster zone. A second buyer, five days into a 12-day escrow, backed out after the power was cut in September.
During showings, Raine uses a cardboard model he made to demonstrate how lifting a house and inserting steel I-beams can, he says, keep it from damage when the earth moves due to fissures. It is a technique his own parents used on their home in 1986 in the Flying Triangle in Rolling Hills and which other homeowners are spending hundreds of thousands of dollars to do now in Portuguese Bend.
The marketing for Raine’s listing now includes a note that warns that the home has been adversely affected by the land movement in Seaview, but assures potential buyers that “there are methods available to retrofit the foundation and isolate the affected portion of the home from the movement.”
Rancho Palos Verdes is currently waiving permit fees for what it calls “temporary solutions” such as placing homes on cargo structures and inserting I-beams. Amy Recenmacher, a professor of civil and environmental engineering practice at the University of Southern California, says even if horizontal beams under the house could stop the house from splitting apart, they wouldn’t stop it from moving in a big slide. Placing a reinforced house atop vertical footings to stop it from moving with the slide is impractical in many cases; to be effective, the footings would have to be set into stationary ground or bedrock below the active slide. The Portuguese Bend slide extends hundreds and hundreds of feet deep.
Alejandro Bustillos, president, AB Structural Design, who drew the plan for Raine, says the design isn’t aimed at big hillside collapses; he says it works when fissures appear under a house causing slow movement because adjustable supports allow the house to “follow the movement without breaking apart.”
The price on a house across the street from Raine’s listing just dropped to $999,000 on Sept. 12 from $1.39 million after an investment group backed out of a contract. The listing, advertised on Zillow as an “enchanting storybook home,” with three bedrooms, 1,800 square feet and a new renovation, now says: “Seller has found replacement home and is ready to move immediately. +Incredible Opportunity + NON CONTINGENT CASH OFFERS ONLY.” The listing also warns that gas and electricity have been disconnected by the city.
In the upper section of Portuguese Bend, an area full of artists and teachers where the damage is particularly bad, residents are thinking long term. Tyson Schilz, 40, an electrical contractor, spent $875,000 in 2014 building a 3,700-square-foot, five-bedroom home in an area called Monks Lots, where landowners won a lawsuit in 2008 to overturn a building moratorium put in place by the city in 1978 over landslide concerns.
In December, Schilz realized his house was ripping in two pieces, so he decided to finish the job, spending several hundred thousand dollars raising it and splitting the roof in two. He cut the utilities and reinstalled them into the two, separated halves, among other measures.
“We’re not crying crocodile tears,” says Schilz. “It was always in the back of my mind that it could slide one day.” He is renting a place in nearby Manhattan Beach for the next year while his son finishes high school. He is hoping that in 10 years or so the land will have settled and everyone will have forgotten what happened, at which time he will either move back or sell. “I’m long landslide,” he says.
Corrections & Amplifications undefined SoCalGas cut gas to 37 homes on Sept. 16. An earlier version of this article incorrectly said it had cut gas to 35 homes. (Corrected on Sept. 20)
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The sector posted strong growth in the first half of 2026, driven by robust investor demand, economic resilience, and business-friendly policies. With record property sales and continued foreign investment, experts expect the momentum to carry through the rest of the year.
Abu Dhabi’s construction sector is entering a new phase of growth, driven by advanced technologies, high-value projects, and stronger private sector participation, with active construction licenses surpassing 38,600.
Dubai South maintained its position as Dubai’s top-performing property market in May, recording 1,357 sales transactions worth AED1.6 billion. According to fäm Properties, residential sales in the area have surged 36.4% since late February, driven by strong demand for off-plan developments and growing investor confidence.
Dubai Land Department has won the 2025 Hamdan Flag for its Tamallak+ initiative, recognizing its leadership in digital transformation and customer-centric government services. The AI-powered platform has streamlined property transactions, cutting service completion time by 88% while further strengthening Dubai’s position as a global real estate investment destination.
2 min
Dubai Land Department (DLD) has been awarded the 2025 Hamdan Flag, part of the Hamdan bin Mohammed Programme for Government Services, in recognition of its Tamallak+ initiative in the pioneering category, marking a major milestone in DLD’s digital transformation journey. It also reflects its success in redesigning the real estate transaction registration journey, in line with the Dubai Government Services 360 policy, through an integrated, data-driven digital ecosystem that places customer needs at the center of service design.
The recognition reflects DLD’s commitment to developing proactive, seamless, and efficient government services in line with the vision of Dubai’s leadership. It also supports the objectives of the Dubai Economic Agenda (D33) and the Dubai Real Estate Strategy 2033, contributing to the emirate’s ambition to become the world’s best city to live, work, and invest in.
The initiative integrates a range of advanced smart services, including AI-driven property valuation, instant sales registration, developer self-registration, support for the First-Time Home Buyer Programme, and new opportunities for fractional ownership through real estate asset tokenization, contributing to the development of a more flexible, innovative, and future-ready real estate ecosystem.
Tamallak+ is built on the principles of Dubai’s Government Services 360 policy, focusing on re-engineering processes, simplifying customer journeys, automating services, and strengthening real-time data integration between government entities and strategic partners. This enables transactions to be completed within a unified One Government model, eliminating redundant processes and repeated document submissions while delivering a secure, seamless experience accessible anytime, anywhere.
The initiative has delivered a significant shift in service efficiency, reducing service completion time by 88% and transforming property registration into a fully digital, end-to-end process requiring no in-person visits. It has also streamlined service requirements, improved operational efficiency, and achieved a 96.5% customer happiness rate.
DLD has further strengthened ecosystem integration by connecting its operational framework with 59 major real estate developers and 30 banks, enabling sales transactions to be completed in as little as five minutes. This reflects the advanced level of collaboration between government and private sector stakeholders and supports a more agile and efficient real estate market.
These advancements have further strengthened the competitiveness and investment appeal of Dubai’s real estate sector. In 2025, Dubai attracted more than 129,000 new investors, reflecting growing confidence in the emirate’s real estate ecosystem, advanced regulatory environment, and world-class government services.
Looking ahead, DLD will continue expanding proactive services while deepening the use of artificial intelligence and advanced data analytics across the customer journey. These efforts support the development of a smarter, more sustainable real estate ecosystem that enhances quality of life, elevates customer experience, and reinforces Dubai’s global leadership in government service excellence.
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Ras Al Khaimah is set to add 25,600 new homes by 2030, with apartments accounting for 97% of future supply, as population growth, rising foreign investment and major infrastructure projects continue to drive demand and strengthen the emirate’s property market.
2 min
The Emirate of Ras Al Khaimah (RAK) has 25,600 new residential units in the pipeline between now and 2030, with apartments accounting for 97% of future supply, according to new insight from leading real estate advisory group Cavendish Maxwell.
About 170 homes were delivered in Q1 2026, another 1,700 are set to come to the market this year, followed by 23,900 by the end of the decade. The busiest year for deliveries is 2029, with 9,100 set for handover, the company said.
RAK’s growing population – currently around 450,000 and projected to reach 650,000 by 2030 – combined with multi-billion AED foreign direct investment, and increasing business licences, is fuelling demand for real estate in the emirate, Cavendish Maxwell said.
Last year, RAK attracted AED39 billion ($10.62 billion) in FDI across 17 projects – more than any other emirate in the country – and, in Q1 2026, economic licence capital rose 15.5% year-on-year to reach AED11.5 billion.
Yousir Habib, Associate Director at Cavendish Maxwell Ras Al Khaimah, said: “RAK is undergoing major infrastructure investment in roads, aviation and maritime, strengthening regional connectivity and supporting the emirate’s 2030 economic diversification and competitiveness goals. As a result, the residential real estate sector secured AED12.3 billion worth of sales across 6,600 transactions last year, when sales prices and rental rates jumped considerably. The market is now undergoing a sustained period of new supply.”
Off-plan activity dominates residential sales, accounting for 85% of transactions and contributing AED11.2 billion in sales last year, according to the Cavendish Maxwell study. More than 40% of the 25,600 units coming to the market over the next four years will be delivered by RAK Properties, Al Hamra Real Estate and Ellington Properties, with ALDAR, BNW Developments and Source of Fate Properties also among the key developers fuelling the emirate’s real estate growth.
In the six-month period between October 2025 and March 2026, RAK’s residential property sales prices rose almost 5% for apartments and nearly 4% for villas. Rental rates climbed more than 6% for apartments and 5% for villas.
Key infrastructure projects in the emirate include upgrades to the E11 Sheikh Mohammed bin Salem Road and the E311 Sheikh Mohammed Bin Zayed Road, which are expected to significantly cut journey times between RAK and Dubai by 45%.
RAK International Airport, which is targeting 3 million annual passengers by 2028, is expanding with a 30,000 sq m passenger terminal, a VVIP terminal and an 8,000 sq m hangar, while Saqr Port’s upcoming deep-water, multi-purpose facility is designed to accommodate Capesize vessels, which stretch up to 290 metres and can carry up to 400,000 tons of bulk cargo.
Cavendish Maxwell also examined Ras Al Khaimah’s office market as part of the research, revealing that rental rates rose 8.6% between Q1 2025 and Q1 2026, and 5.3% between October 2025 and March 2026. The emirate’s future office supply is substantial: the new RAK Central urban hub will include 82,000 sqm of A-grade space, while the upcoming Erisha Smart Manufacturing Hub at Al Ghail Industrial Park is set to span 2.32 million sq m.
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Arada has launched Arada Capital, a new investment platform targeting real estate opportunities across the GCC and selected international markets, with a goal of managing US$5 billion in assets over the next four years.
2 min
Global master developer Arada will launch Arada Capital, a new funds management platform to develop and manage institutional-grade investment opportunities across real estate asset classes in the Middle East and selected international markets.
To be based in the Abu Dhabi Global Market (ADGM), Arada Capital has received its In-Principle Approval (IPA) from the ADGM’s Financial Services Regulatory Authority (FSRA) and is in the process of seeking the final licensing approvals from the FRSA to act as a fund manager. Following that approval Arada Capital’s funds will be designed to allow institutional and qualified investors to participate directly in Arada’s pipeline and broader GCC real estate opportunities. The platform’s proposed target will be US$5 billion of assets under management (AUM) to be achieved over the four years after the fund has been established.
Arada Capital will be chaired by HRH Prince Khaled bin Alwaleed bin Talal, Executive Vice Chairman of Arada, and governed by an independent board. The platform is being established to provide investors with a structured, governed and institutionally credible route into the GCC real estate and infrastructure markets, which Arada believes represent a compelling long-term investment story.
HRH Prince Khaled bin Alwaleed bin Talal, Executive Vice Chairman of Arada and Chairman of Arada Capital, said: “Arada has spent nearly a decade building one of the most complete and vertically integrated real estate platforms in the world, and Arada Capital now allows institutional investors to be part of that story directly, gaining access to deal flow, expertise and governance that would be difficult to replicate elsewhere.”
To lead the platform, Arada has appointed Moustafa Fahour OAM as Chief Executive Officer and Managing Director of Arada Capital. Moustafa brings more than two decades of international experience across banking, infrastructure investment, asset management and public-private partnerships, having held senior positions at UBS, Citigroup, Macquarie Group and CIMIC Group. Moustafa most recently served as Chief Operating Officer of Plenary Middle East, where he led the delivery of landmark social infrastructure PPP projects including the UAE’s first education social infrastructure PPP programme. He will also continue to support Plenary Middle East in a strategic advisory capacity.
Moustafa is also a current board member of ALEC Holdings PJSC, the recipient of the Medal of the Order of Australia (OAM) and the founder of the Islamic Museum of Australia.
As CEO & Managing Director, Moustafa will lead the establishment and expansion of Arada Capital, including the development of investment platforms and vehicles initially focused on real estate opportunities across the GCC, before progressively expanding into infrastructure and broader private market strategies.
Moustafa Fahour OAM, CEO and Managing Director of Arada Capital, said: “Arada has built one of the region’s most respected and forward-thinking real estate platforms, underpinned by bold leadership, innovation, and a commitment to creating long-term value. Arada Capital presents a unique opportunity to build a differentiated investment platform from the region, for the region, while attracting institutional partnerships into high-quality opportunities across real estate, infrastructure, and alternative investments.”
Arada Capital will launch with a focused pipeline of investment opportunities aligned to Arada’s existing ecosystem and strategic partnerships, with plans to expand progressively across the UAE, Saudi Arabia and broader regional markets. Further announcements regarding fund structure, strategy and investment opportunities will be made in due course.
Since its establishment in 2017, the master developer has launched 11 record-breaking projects in the UAE and expanded into the UK and Australia. With a pipeline of existing and future projects across these three markets valued at AED130 billion, the company is developing approximately 55,000 units across its communities worldwide.
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The sector posted strong growth in the first half of 2026, driven by robust investor demand, economic resilience, and business-friendly policies. With record property sales and continued foreign investment, experts expect the momentum to carry through the rest of the year.
4 minThe UAE’s real estate sector continued to strengthen its position during the first half of this year as one of the world’s most dynamic and attractive economic sectors for investment.
This performance was driven by the strength of the national economy, business-friendly government policies, and the continued inflow of investors and capital, with expectations that this momentum will continue through the second half of the year.
Real estate market indicators showed that the UAE remains among the world’s leading property investment destinations.
Officials and experts told the Emirates News Agency (WAM) that the market’s strong performance reflects its transition to a more mature and sustainable phase following years of rapid growth, supported by solid economic fundamentals, according to reports from leading global consulting firms.
A report issued last April by CBRE, global commercial real estate services, highlighted the UAE’s strong economic foundations, backed by robust financial reserves and a stable sovereign credit rating, while forecasting a strong rebound in GDP growth by 2027.
Another report by Knight Frank, independent global real estate consultants, confirmed that Dubai has further strengthened its position as one of the world’s leading destinations for wealth migration and real estate investment. Meanwhile, the UAE continued to rank among the fastest-growing countries in terms of the number of ultra-high-net-worth individuals.
In terms of market performance, the combined value of apartment and villa sales increased by 173.9%, surpassing AED 84.4 billion, while the number of transactions rose by 103% to reach 16,585 deals compared with the same period last year, according to an analysis by the ADXinteract platform.
In Dubai, research conducted by W Capital Real Estate Broker showed that market sales exceeded AED 286 billion during the first half of the year, marking the second-highest half-year sales volume in the emirate’s history, following the first half of 2025, when sales reached AED 326.6 billion, based on data from the Dubai Land Department.
Another report by the company revealed that the value of newly announced real estate projects launched since the beginning of 2026 exceeded AED 275 billion, reflecting continued market momentum and the largest half-year cycle of new real estate project launches in Dubai’s history.
Farhad Azizi, Group CEO of Azizi Developments, said the real estate sector has continued to reinforce its role as one of the key drivers of the national economy, supported by genuine housing demand, continued foreign investment inflows, and a growing proportion of self-financed buyers, all of which demonstrate the market’s increasing maturity.
He added that the UAE’s stable economic environment, flexible regulations, and long-term development vision have further enhanced its appeal to global capital. He expects positive performance to continue during the second half of the year, with more sustainable and balanced growth, where competition will increasingly favor projects distinguished by high-quality planning, rapid execution, strategic locations, and long-term investment value.
This outlook is also supported by population growth, expanding economic activity, and sustained demand for residential properties.
Azizi explained that these expectations are based on continued population growth driven by long-term residency programs, ongoing implementation of Dubai’s D33 Economic Agenda, expansion of infrastructure projects—particularly in Dubai South and the area surrounding Al Maktoum International Airport—as well as anticipated improvements in mortgage financing solutions, all of which are expected to strengthen confidence among developers and investors in the coming years.
Hussein Salem, CEO of Ohana Development, said the market has entered a more mature stage, with growth now driven by long-term demand. He noted that both Abu Dhabi and Dubai have continued to record record-breaking real estate transactions, reflecting the market’s strength and its ability to attract both domestic and international investment.
He expects positive performance to continue during the second half of the year at a more balanced pace, with sustained demand for well-planned residential communities, branded developments, and waterfront projects, alongside the introduction of new supply that will help maintain a healthy balance between supply and demand.
He emphasised that the market’s strength is underpinned by structural factors, including population growth, continued foreign investment inflows, long-term residency programs, government investment in infrastructure, economic diversification, and the expansion of mortgage financing, all of which contribute to market stability while favoring projects with sound planning and high-quality execution.
Thomas Wan, Founder and CEO of Refine, said the UAE real estate sector continues to demonstrate a high degree of resilience. While demand remains strong, buyers are becoming increasingly focused on project quality, location, developer reputation, and the overall living experience, reflecting greater market awareness and maturity.
He stressed that developers’ success in the coming period will depend on delivering projects that genuinely meet market needs, adopting well-considered pricing strategies, and enhancing competitiveness as new supply continues to enter the market.
Syed Mahrooz, CEO and Chief Financial Officer of Albagh Group, said the UAE real estate sector has maintained its strong performance throughout 2026, preserving its status as one of the world’s most attractive property markets.
This strength has been driven by robust demand, the success of the country’s long-term development vision, continued economic diversification, the growing number of high-net-worth individuals, progressive residency and investment policies, and ongoing infrastructure expansion, all of which have reinforced the UAE’s position as a preferred destination for long-term investment and residency for both individuals and businesses.
He added that the market is expected to remain active throughout the rest of the year, with sustained demand for premium residential communities, branded developments, waterfront destinations, and high-quality commercial assets, as investors increasingly prioritize long-term value, quality of life, and asset sustainability.
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Abu Dhabi’s construction sector is entering a new phase of growth, driven by advanced technologies, high-value projects, and stronger private sector participation, with active construction licenses surpassing 38,600.
2 minThe Abu Dhabi Chamber of Commerce and Industry (ADCCI) has released a new report showing that the emirate’s construction sector is entering a new phase of growth — one that is increasingly driven by higher‑value systems, advanced delivery models, and stronger private‑sector participation.
Titled Abu Dhabi’s Construction Sector, the report highlights a clear shift away from volume‑driven construction toward more integrated, technology‑enabled, and performance‑focused project delivery. This evolution closely aligns Abu Dhabi with global construction trends.
As the second sectoral study released under ADCCI’s 2025–2028 Strategy, the report reflects the growing maturity of the construction ecosystem in the emirate. It points to stronger capabilities across the value chain, better export readiness, and a more connected industrial base, reinforcing Abu Dhabi’s position as a regional hub for advanced construction.
The report shows that while upstream supply and midstream processing remain solid, most value creation is now happening downstream, in engineered and ready‑to‑install construction systems. These include high‑specification mechanical, electrical, and plumbing (MEP) solutions, control systems, and industrialized building methods. This trend is supported by growing adoption of modular and prefabricated construction, low‑carbon materials, AI‑enabled project controls, and fully digital delivery models.
His Excellency Ali Mohamed Al Marzooqi, Director General of the Abu Dhabi Chamber of Commerce and Industry, said:
“Abu Dhabi’s construction sector is clearly evolving. Value today comes from integration, quality, and certainty of delivery, not just scale. The strong growth in private‑sector participation shows that the market is responding well to these new demands.”
He added:
“This report reflects the Chamber’s commitment to providing practical, decision‑focused insights that help businesses grow, strengthen competitiveness, and support Abu Dhabi’s position as a global center for high‑value construction.”
The sector’s transformation is reflected in its growth figures. By February 2026, Abu Dhabi recorded more than 38,600 active construction licenses. New business registrations rose by 66% year‑on‑year in 2025, while the total number of active construction members increased by 24.8% over the same period. From 2019 to 2025, new construction memberships grew at a compound annual rate of nearly 28%.
Today, the sector is supported by a balanced mix of strong local firms and international players, giving Abu Dhabi depth across construction services, building materials, and manufacturing.
Globally, construction activity is shifting toward fewer but more advanced projects, particularly in energy, infrastructure, utilities, and advanced industrial facilities. These projects demand higher precision, tighter integration, and reliable delivery, areas where Abu Dhabi is showing increasing strength.
This global shift is reflected locally. Abu Dhabi’s near‑term project pipeline is led by energy developments, alongside a growing number of specialized industrial projects such as data centers and advanced manufacturing facilities.
The report also highlights Abu Dhabi’s growing export potential across the construction value chain. Key strengths range from upstream materials like clay and limestone, to midstream components such as ductwork and valves, and downstream systems including UPS solutions and Distribution boards (DBs) and Switchgear (LV panels). Together, these capabilities position Abu Dhabi to compete internationally on quality, reliability, and integrated delivery.
These opportunities are supported by ADCCI’s Export Potential Index, which identifies priority products and target markets by linking global demand trends with Abu Dhabi’s competitive strengths, enabling faster and more focused export expansion.
Abu Dhabi’s geographic location, logistics efficiency, and industrial capacity further strengthen its ability to scale construction exports across both established and high‑growth regional markets.
At the same time, ongoing regulatory improvements and targeted public investment are creating a more predictable and program‑driven construction environment. Faster digital permitting, standardized government contracting, industrial land incentives, localization measures, and stronger sustainability and compliance requirements are all helping drive demand for high‑performance materials and integrated construction systems.
The report forms part of ADCCI’s broader effort to deliver data‑driven intelligence that supports private‑sector growth and advances Abu Dhabi’s long‑term economic diversification objectives.
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Chris Dixon, a partner who led the charge, says he has a ‘very long-term horizon’
Dubai South maintained its position as Dubai’s top-performing property market in May, recording 1,357 sales transactions worth AED1.6 billion. According to fäm Properties, residential sales in the area have surged 36.4% since late February, driven by strong demand for off-plan developments and growing investor confidence.
2 minThe evolution of Dubai South as the emirate’s largest single urban master development is highlighted by a new market analysis today revealing sustained residential real estate growth over the last three months.
For the third consecutive month in May, Dubai South ranked as the best-performing area in the emirate’s property sector, recording 1,357 sales transactions valued at AED 1.6 billion, a 15.9% rise in volume on April and marking its seventh straight month in the top five.
A market report from fäm Properties reveals that residential property sales transactions at Dubai South have surged by 36.4% since the onset of the regional conflict at the end of February.
This growth has been largely driven by developer off-plan sales, which climbed 24.8% last month to 1,233 transactions, following a 35.71% increase in April, adding up to a cumulative rise of 57.87% since the end of February.
“The level of market activity at Dubai South underlines the strength of its fundamentals as a fully integrated, connected urban and business hub propelling growth across the emirate’s broader economy,” said Firas Al Msaddi, CEO of fäm Properties.
“Growing transaction volumes reflect genuine end-user and investor confidence in the government’s long-term development vision for this dynamic aviation and logistics ecosystem, underpinned by the expansion of Dubai World Central into the world’s largest airport.”
Data from DXBinteract shows that the Dubai real estate market recorded 10,281 sales transactions worth AED28.9 billion in May. The month brought 8,772 apartment sales worth AED14.6 billion, 1,037 villa sales worth AED7.2 billion, along with 133 plot sales valued at AED4.2 billion.
The commercial sector, including offices and shops, recorded 335 sales transactions valued at AED2.9 billion. The average property price per sq ft was up by 3% YoY to AED1,650.
Primary sales again dominated in May, accounting for 7,595 sales transactions totalling AED18.5 billion, compared with 2,686 resales valued at AED10.4 billion. The most expensive villa sold in May was a luxury property at Signature Villas on Palm Jumeriah which went for AED145 million.
The most expensive apartment went for AED113 million at Solaya 5 at Jumeirah First. Other luxury apartments sold for AED106 million at Solaya 6 at La Mer and 101 million at One Casa at Al Wasl on the Dubai Water Canal.
With properties worth more than AED5 million accounting for 8.56% of sales, 8.19% were between AED3-5 million, 12.41% between AED2-3 million, 31.02% between AED1-2 million and 39.82% were below AED1 million.
Two coming 2027 models – the first of the “Neue Klasse” cars coming to the U.S. early next year – have been revealed.
Americans now think they need at least $1.25 million for retirement, a 20% increase from a year ago, according to a survey by Northwestern Mutual
The mixed-use project will feature around 1,800 residential units, 250 commercial and office units, and hospitality components, with Al Ramz expecting the acquisition to support long-term growth and strengthen returns through 2031.
2 min
Saudi-listed Al Ramz Real Estate Company said it has signed agreements to acquire the remaining units in a private real estate investment fund that owns the Qurtuba 2 development in Riyadh, in a deal valued at SAR 133 million ($35.5 million).
The transaction will raise Al Ramz’s ownership in the Al Ahli Aleen Enbar Real Estate Fund from 23% to 100%, giving the company full control of the project as it seeks to expand its exposure to strategically located real estate developments in the Saudi capital.
In a filing to the Saudi Stock Exchange, the company said it currently owns 23% of the fund’s units, representing an investment of approximately SAR 40 million. Upon completion of the acquisition, Al Ramz will become the sole owner of the fund.
The fund owns the Qurtuba 2 project, a planned mixed-use development located in Riyadh’s Qurtuba district along Prince Mohammed bin Salman Road, also known as the Sports Boulevard corridor. The project spans about 130,386 square metres and is expected to include around 1,800 residential units as well as approximately 250 commercial and office units, alongside hospitality components.
Al Ramz said the project’s location in an area characterised by strong demand and limited supply enhances its investment potential and long-term prospects.
In addition to acquiring the fund units, the company said it will secure contracts related to the development, marketing, sales, operations and facilities management of the project. The value of those contracts and related fees will be disclosed at a later stage in accordance with regulatory requirements.
The acquisition will be financed through the company’s internal resources and available credit facilities.
The transaction remains subject to the completion of regulatory and contractual procedures and the execution of payments according to an agreed timetable between the parties.
Al Ramz said the acquisition aligns with its strategy of increasing ownership in high-quality real estate projects in Riyadh and strengthening long-term investment returns.
The company expects the transaction to contribute positively to its financial performance over the period from 2026 to 2031.
The agreements were signed on May 21, according to the filing.
Many of the most-important events have slipped from our collective memories. But their impacts live on.
Interior designer Thomas Hamel on where it goes wrong in so many homes.
El Gouna has launched Marina Island by Tuban, a premium waterfront destination featuring a marina, retail, dining, and luxury island living in the heart of the town.
2 min
El Gouna Red Sea, the vibrant year-round coastal town developed by Orascom Development Egypt has announced the launch of Marina Island by Tuban El Gouna, the most premium island in Tuban. Strategically located in the heart of El Gouna’s central district, Tuban, the development introduces a fully integrated island with a beautiful marina, marking a new milestone in the town’s journey.
Commenting on the launch, Mohamed Amer, CEO of El Gouna and Managing Director at Orascom Development Egypt, said: ” El Gouna Red Sea was always built around water. That is not a feature of the town, it is its character. Over 36 years, El Gouna has set the standard for residential living on the Red Sea, and Marina Island is the fullest expression of that yet. This isn’t just a residential launch; it is a living, breathing waterfront district with a working marina, curated dining, and architecture that earns its place in the town’s design legacy. We have been deliberating about every layer of this project, and what excites me most is that Marina Island completes Tuban as a district while opening a new chapter for El Gouna entirely.”
Marina Island by Tuban elevates the concept of island living through the introduction of a fully operational marina, alongside curated retail, and waterfront dining. These elements position the development as a fully integrated lifestyle destination that extends beyond traditional residential offerings.
Designed with a distinct architectural identity, the project reflects El Gouna’s 36-year legacy of collaborating with leading international and regional architects such as Michael Graves, Alfredo Freda, and Shehab Mazhar, shaping a unique and timeless design language across the destination. Offering open-to-sea lagoon access to the sea, Marina Island by Tuban delivers a true island living experience while remaining seamlessly connected to the vibrant center of the district.
Building on the success of previous launches such as Nuba El Gouna, Fanadir Shores and North Bay the town continues to expand its diversified portfolio of lifestyle developments with various upcoming launches, further reinforcing the destination’s commitment to delivering elevated residential experiences, strong investment value with ROI reaching 20% over two years and high rental yields ranging between 6–8%, alongside distinctive community living concepts.
Further enhancing Marina Island’s integrated living experience, El Gouna offers residents seamless experience through its two entities, Orascom Property Management (OPM) and El Gouna Plus. OPM enhances the project’s long-term value through its expertise in rental and property management services, helping homeowners maximize rental returns and achieve sustainable ROI on their units, while El Gouna Plus complements the experience through curated interior design, furniture, and lifestyle solutions, adding a refined and design-driven touch that aligns with Marina Island’s distinct architectural identity and island-inspired living experience.
Positioned within one of El Gouna’s fastest-growing districts, Marina Island presents a compelling opportunity for both investors and homeowners, combining long-term value potential with a distinctive lifestyle offering.
The sports-car maker delivered 279,449 cars last year, down from 310,718 in 2024.
Following the devastation of recent flooding, experts are urging government intervention to drive the cessation of building in areas at risk.
United Real Estate Company secured KWD38 million ($122.8 million) in Islamic financing for Phase 3 of the Souq Sharq waterfront project in Kuwait City. The PPP development will modernize the destination with upgraded retail, a superyacht marina, and enhanced nautical facilities, with completion expected by end-2027.
< 1 min
United Real Estate Company (URC) has secured 38 million Kuwaiti dinars ($122.82 million) in Islamic banking finance for the construction and development of Waterfront Real Estate Project – Phase 3 [Souq Sharq], located in the Sharq Area of capital Kuwait City.
The real estate public-private partnership (PPP) project was awarded to URC by Kuwait Authority for Partnership Projects (KAPP) in February 2026.
The developer said it obtained KWD 25 million in non-cash facilities for 17 years and a KWD 13 million cash facility for 10 years from a local bank, according to a statement published on Boursa Kuwait.
The statement did not include the bank’s name.
Last week, URC’s wholly owned project-dedicated subsidiary, United Marasi Company for Lands and Real Estate Development, signed an agreement with the Department of State Properties at the Finance Ministry for the project.
The contract covers upgrading, development, repair, major rehabilitation, management, operation and periodic maintenance of the waterfront market (souq), the company said.
The project will be implemented under a 15-year Build-Operate-Transfer (BOT) usufruct arrangement with an additional one-year grace period allocated for design and refurbishment works.
The waterfront project was tendered alongside the Al Muthanna Complex Real Estate Project, which KAPP awarded to a consortium led by Real Estate House.
Originally established in 1998, Souq Sharq waterfront destination spans approximately 74,685 square meters (sqm) with a 2.7 km shoreline and total leasable area of 35,000 sqm. It features a superyacht marina, new retail experience, refined fish market, and dedicated nautical area.
The project is scheduled for completion by end-2027, according to URC’s first quarter 2026 investor presentation.
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For years, UAE real estate was defined by record-breaking growth, but 2026 is proving the market’s real strength: resilience. Despite regional uncertainty, Dubai recorded AED 252 billion in Q1 transactions, while resident investors now account for more than half of investment activity by value, reinforcing the UAE’s position as a long-term destination for both capital and living rather than short-term speculation.
2 min
For years, the story of UAE real estate was told in superlatives. Record transactions. Record prices. Record launches. It was a market that seemed to run on adrenaline, and plenty of people wondered how long that could last.
Yet, what is happening in the UAE real estate market in 2026 does not seem to be a short-lived boom with an impending expiry date, but a market finding its footing as a genuine, long-term destination for global capital and for people who simply want to live here.
According to Nagham Hassan, Market Analyst at eToro: Dubai registered AED 252 billion in transactions in Q1 2026, up 31% year-on-year, following a record AED 917 billion for the full year 2025. The price index grew 9.81% across 2025 — a step down from the double-digit surges of prior years. In 2025, the investor base grew to over 193,000 active participants, with resident investors accounting for more than half of all investment by value. Unlike speculative foreign capital, residents do not simply exit when sentiment shifts. The average time for a renter to become an owner is now just 4.8 years, demonstrating that this is a market people are committing to, not trading through.
Despite the regional turbulence of early 2026 rattling, confidence across the Gulf. According to DLD transaction data, February sales closed at AED 84 billion. March pulled back to AED 56 billion as buyers paused, but April rebounded by 23% to AED 69 billion as confidence returned. This shows that the market had not broken; it just took a breather and soon got back to work.
That same resilience showed up in the listed stocks — but with a lag. Emaar Properties (EMAAR) and Aldar Properties (ALDAR) were caught in the sentiment-driven selloff despite entering 2026 with the strongest fundamentals in their histories. Emaar’s revenue backlog stands at AED 163.4 billion — up 29% year-on-year — providing clear visibility for future earnings. Aldar reported revenue up 12%, EBITDA up 22%, and carries AED 38.2 billion in total liquidity. Yet both stocks remain well below their 52-week highs, not because the business deteriorated, but because geopolitical fear priced in a scenario the physical market never actually experienced.
That gap between price and fundamentals is what makes the medium-term case compelling. Both companies enter the second half of 2026 with record pipelines and earnings growth that have consistently outpaced expectations.
The path from here depends partly on how the geopolitical situation evolves. A resolution in the conflict would act as a catalyst — unlocking the pent-up demand that has already proven itself in the physical market and accelerating the repricing of both stocks toward their fundamental value. Further escalation, on the other hand, could trigger another round of sentiment-driven selling. But that is precisely where the distinction matters: real estate stocks like Emaar and Aldar are more insulated than most. Their revenues are backed by escrow-protected sales, long-term backlogs, and recurring income streams that do not evaporate with a news cycle.
Many of the most-important events have slipped from our collective memories. But their impacts live on.
Major U.S. home builders including D.R. Horton and Lennar are facing mounting claims over poor construction quality as homeowners report structural defects and substandard materials. At the same time, mortgage lenders are increasingly turning to higher-risk alternative loans to stimulate activity in the stagnant housing market, highlighting growing pressure across the U.S. real estate sector.
2 min
Some of America’s biggest home builders, including D.R. Horton and Lennar, are getting buried in claims of shoddy construction. Homeowners allege complaints ranging from builders using cheaper materials to hiring unqualified and undersupervised subcontractors. Builders say the claims reflect a tiny fraction of the total homes they produce and that errors are typically the fault of subcontractors, not the companies. But mounting legal bills represent another headache for the home-building industry, which is already coping with a stagnant housing market by offering buyers significant mortgage-rate buydowns. Nicholas Miller explains how we got here.
Mortgage lenders, meanwhile, are increasingly turning to alternative loans to drum up business in a long-stalled housing market. The share of mortgages using alternative lending practices is still a small portion of the market, but it has doubled in size over the past three years. “They are riskier loans by nature,” said Cristian deRitis, deputy chief economist at Moody’s Analytics. “Those borrowers are more likely to pull back or default on their loans.” Katherine Hamilton explains how these loans are different from traditional mortgages and why analysts say they have higher risk.
Home Builders Are Getting Buried in Claims of Shoddy Construction
Blake and Beth Horio bought a home in 2022 in a Henderson, Nev., community thinking it would be an ideal place to retire. But soon, cracks began spreading across the ceilings. Their sliding glass doors wouldn’t open. Their foundation sank several inches, leaving a gap underneath the house.
A Risky, Unconventional Mortgage Is on the Rise Again
Mortgage lenders are increasingly turning to alternative loans to drum up business in a housing market that has been stalled for years.
6%
The share of all home loan originations that used alternative lending practices in 2025, according to the real-estate data firm Inside Mortgage Finance. That is a small portion of the market, but it has doubled in size over the past three years as a sluggish housing market prompts mortgage lenders to turn to these more risky loans.
Data Points
- $23,400: The median down payment for a U.S. primary residence in the first quarter, a 19% year-over-year drop and the lowest level since 2021, according to Realtor.com. The decline shows that the housing market is slowly tilting toward buyers as rising inventory and easing prices reduces the amount of cash buyers need to put down.
- 3.6 million: The net amount, in square feet, of retail space 20,000 square feet or larger vacated by retailers in the first quarter compared with space newly occupied, according to Newmark. This negative net absorption was driven by cooling demand for older, less desirable properties while leasing for high-end retail space remains strong.
- $5,099: The median rent for a Manhattan apartment in April, a record high and 2% increase from the prior month, according to Corcoran. Scarcity is driving the price increase, with Manhattan vacancy falling to its lowest level in more than six years at 1.55%.
Parts for iPhones to cost more owing to surging demand from AI companies.
A renovated 18th-century estate on Switzerland’s Lake Zug now features a custom-built chef’s kitchen designed to combine Michelin-level functionality with timeless historic charm. Created by British design firm Artichoke, the space blends professional-grade performance with the warmth and elegance of a Victorian-inspired family home.
2 min
While renovating an 18th-century estate on the shores of Switzerland’s Lake Zug, the Danish-born owner wanted a top-quality kitchen for his on-staff professional chef.
“He wanted Michelin-starred chefs to come to the house and say it’s the best kitchen they ever cooked in,” says Anthony Earle of Artichoke, the British firm hired to redo the space. But the client also wanted a beautiful kitchen that reflected the home’s long history, not a utilitarian-looking room.
The result was a three-year, roughly $1 million project to create a chef’s kitchen inspired by Victorian-era English country houses. “We like our spaces to look and feel like they have evolved over time, as these historic homes would have done,” Earle says.
Now when the chef—or a team brought in for events—starts prepping a multicourse dinner, they have easy access to every bell and whistle, such as a flushing bath that circulates hot water to clean the chefs’ tasting spoons. But the roughly 500-square-foot space also works when the owner, who has two preschool age children, is entertaining in the nearby garden, and a parent wants to pop in and make a sandwich for a toddler.
Cabinetry, $470,000
Hidden behind the custom cabinetry doors are the kitchen’s large appliances—refrigerator, wine storage, freezer and ice maker—as well as masses of storage. Restoration glass, which is molded to recreate the look of antique glass, was used for the upper cabinets.
Cook’s table, $80,000
Cook’s tables were the Victorian equivalent of today’s built-in islands. Artichoke used European oak, Taj Mahal honed quartzite, hand-turned legs and inlaid stone to create this piece.
Cooking island and hood, $326,000
Artichoke commissioned the Italian company DeManincor to build a cooking island with induction burners, a fryer, a tappanyaki plate, a bain marie and a double-sided, pass-through oven. The matching stainless and brass venting hood has LED lights.
Wall tile, $13,500
The white ceramic tile was made with a pressed method typical of the Victorian era, Earle says. Artichoke designed the floral-imprinted brass stud that rests at each corner.
Calling bells, $95,000
The ultimate British country-house detail is the servants’ calling-bell system devised by Artichoke. The firm sourced antique bells and pendulums for a ‘Downton Abbey’ look, but in a modern twist, detailed requests are received digitally.
The sports-car maker delivered 279,449 cars last year, down from 310,718 in 2024.
Kuwait’s real estate market recorded a 15% rise in transactions during the second week of May, driven by strong activity in the residential sector despite a decline in overall transaction values. Residential demand continued to support market activity, while commercial real estate saw a sharp slowdown amid higher financing costs and cautious investor sentiment.
2 min
Real estate transactions in the second week of May showed mixed performance, during which the number of transactions increased by 15 percent compared to the first week, driven by the increased activity in the residential sector, according to the weekly statistics released by the Real Estate Registration and Documentation Departments at the Ministry of Justice.
However, the total value of transactions declined by 11.86 percent due to the sharp drop in commercial real estate deals. The real estate market recorded 138 transactions from May 10-14, with a total value of KD62.63 million, compared to 120 transactions valued at KD71.06 million in the first week of the month.
The residential sector continued its positive performance, leading market activity in the second week and benefiting from sustained demand for private housing and residential properties.
The number of residential transactions increased to 103, valued at KD36.6 million, compared to 83 transactions valued at KD27.6 million in the first week — 24 percent increase in the number of transactions and 32 percent increase in value.
The aforementioned figures revealed improvement in the appetite for purchasing private housing in spite of the continued caution related to high financing costs and anticipation of new regulatory or legislative changes.
This performance indicates that the residential sector remains attractive, as it is the most closely linked to actual demand and direct use, compared to other real estate sectors that are more affected by investment and liquidity fluctuations. The investment sector witnessed a slight decline in both the number and value of transactions.
Total trading volume reached 32 deals worth KD24.78 million, compared to 34 deals worth KD28.46 million in the previous week — 5.8 percent decrease in the number of deals and 12.9 percent decrease in trading value. It reflects continuous investor caution, considering the regulatory pressure and geopolitical changes related to financing and borrowing costs.
Despite this decline, the investment sector remains resilient compared to other sectors due to its reliance on operational and rental returns, which provide more flexibility in facing market fluctuations. The commercial sector experienced the most significant decline, with its trading value plummeting by 98 percent and the number of transactions by 33.3 percent.
Only two transactions were recorded with a total value of KD266,000, compared to three transactions worth KD15 million in the first week. It indicates continuation of less activity in this sector, which is highly sensitive to economic and legislative conditions.
The decline is also attributed to the increased financing cost and decreased risk appetite among investors, particularly the large transactions, following the execution of high-value deals in the previous week.
Regarding properties located along the coastal strip, one transaction valued at KD990,000 was recorded, compared to no transaction in the first week – a manifestation of selective demand for coastal properties, considering that the number of deals is limited.
The sports-car maker delivered 279,449 cars last year, down from 310,718 in 2024.
As UAE summers intensify, thoughtful design choices such as strategic shading, natural materials, greenery, and improved airflow can help create cooler, more comfortable, and energy-efficient homes, according to NKEY Architects.
3 min
Summer in the UAE is not just a seasonal shift, it is a test of how homes are designed to perform. With rising temperatures and longer periods of intense sunlight, residential spaces are increasingly expected to do more than look good; they must actively support comfort.
Rather than relying solely on mechanical cooling, small but intentional design decisions can significantly reduce heat gain and improve how a home feels throughout the day. Here are five approaches that can make a measurable difference by NKEY Architects.
Let Minimalism Do the Cooling
Summer is an opportunity to reassess what a home is carrying; visually and physically. Heavy furniture, cluttered surfaces, excessive textiles, and bold color palettes can make interiors feel more intense.
A useful starting point is to edit the home with intention. Reviewing furniture, kitchen items, and appliances—and removing what is no longer needed—creates immediate spatial relief. This sense of openness allows light to travel further and air to circulate more freely, improving both comfort and perception of space.
Color plays a functional role. Lighter tones and softened natural materials help create a cooler visual environment, while darker shades tend to absorb and intensify the effect of direct sunlight. Even a simple wall adjustment can shift the atmosphere of a room.
Beyond interiors, comfort also begins at the building edge. Controlling how much sunlight enters the home is one of the most effective passive cooling strategies. Shading systems that filter harsh light and introduce a buffer zone between exterior and interior surfaces help reduce heat transfer into the building envelope, improving overall thermal performance without relying on mechanical systems.
Turn the Backyard Into a Night-Time Retreat
While daytime outdoor living in peak UAE summer can be challenging, evenings offer a completely different opportunity to reclaim outdoor spaces. A balcony, terrace, porch, or backyard can be reimagined as a night-time retreat designed around comfort.
Comfortable seating, soft layered lighting, gentle cooling fans, and weather-resistant furniture can transform an underused outdoor area into a calm and inviting extension of the home after sunset.
Material selection plays an important role in durability and comfort. Naturally resilient materials such as teak wood perform well in high temperatures and humidity, while also aging gracefully outdoors. This can be complemented with softer layers by including cushions, lanterns and warm string lighting to create a relaxed, lived-in atmosphere.
Greenery further enhances the spatial quality of outdoor areas. Layered planting across different heights introduces depth and softness, helping to reduce the harshness of built surfaces. Potted palms, hanging planters, and climbing plants can quickly shift even compact balconies into more shaded, and refreshing environments.
Bring the Outdoors Inside
For those who prefer to stay indoors during summer, biophilic design offers a simple yet effective way to reconnect interior spaces with nature. Beyond aesthetics, greenery plays a functional role in improving indoor environmental quality. Plants including areca palm, snake plant, peace lily, and aloe vera, are particularly well-suited to UAE homes, due to their resilience in controlled indoor conditions. When thoughtfully positioned, planting can introduce a subtle sense of freshness while softening architectural surfaces and interiors.
Water elements can further enhance this effect. Small indoor fountains or cascading features help create a more stable and calming microclimate. The movement and sound of water add a sensory layer that offsets the intensity of outdoor heat, making interior spaces feel more grounded.
Choose Materials That Work With the Climate
Natural materials such as stone, clay, and adobe contribute to a more stable indoor environment due to their high thermal mass, allowing them to absorb heat during the day and release it gradually as temperatures drop.
Additionally well-insulated walls, roofs, and flooring systems help regulate internal temperatures more effectively, reducing heat gain and limiting reliance on mechanical cooling.
Complementary natural materials such as bamboo, cork, and plant-based fibers can further support a healthier indoor environment. When used appropriately, they contribute to a more balanced material palette suited to the regional climate.
Make Small Changes With Big Impact
Windows are among the primary points of heat gain in residential design. Managing direct sunlight through layered solutions such as blackout curtains, thermal blinds, UV-filtering sheers, and heat-reducing films can significantly reduce solar penetration while still allowing natural daylight to filter through.
In homes with larger glazing areas or open-plan layouts, motorized shading systems offer a more responsive solution, automatically adjusting based on time of day or indoor temperature to maintain visual comfort and thermal balance.
Interior layout also plays an important role in airflow efficiency. Keeping furniture clear of windows and avoiding obstruction of cross-ventilation paths helps air circulate more effectively—particularly in villas and low-rise homes where natural ventilation can still be leveraged.
Ultimately, summer-ready design is about responsiveness rather than transformation. Through considered editing, strategic shading, the integration of greenery, and the use of climate-appropriate materials, homes in the UAE can become more adaptive environments and more comfortable throughout the season.
New research suggests that bonuses make employees feel more like a mere cog in a wheel.
Dubai’s property market is showing signs of stabilization reporting rising demand across both sales and leasing in April. Sales enquiries increased 11% month-on-month, while tenant enquiries jumped 40%, as villas and townhouses continued to outperform apartments amid improving market confidence.
2 min
Dubai’s property market is showing early signs of stabilization, with April data from betterhomes pointing to improving demand across both sales and leasing, without the supply pressure typically associated with a market slowdown.
Sales market shows signs of recovery
Dubai Land Department figures show total transactions up just under 2% month-on-month, marking the first positive move since the conflict began in late February. Internally, betterhomes recorded an 11% increase in inbound sales enquiries between March and April, with activity improving consistently week on week.
Supply remains disciplined despite softer demand
What’s equally telling is what’s not happening. Despite enquiries running around 30% below year-ago levels, sales listing volumes have remained flat. Sellers are not flooding the market. Louis Harding, CEO of betterhomes, attributes this to a structural shift years in the making: a healthier ratio of end-user ownership versus speculative investment.
“We’re simply not seeing the supply response you’d expect if this were a market in genuine distress,” he said. “Every week the metrics improve. This is a disciplined pause, not a retreat.”
Mortgage brokers are meanwhile reporting a bottleneck of buyers seeking agreements in principle, with latent demand quietly positioning itself to move.
Leasing activity rebounds sharply
The leasing market is moving faster. Tenant enquiries rebounded 40% between March and April, the sharpest monthly recovery since the conflict began. Available rental inventory grew from just over 1,000 units at the start of March to nearly 2,200 by the end of April, while around 70% of listings recorded price adjustments averaging just under 10%.
The inquiry-to-listing ratio now sits at 6.6, down from 10 pre-conflict, but still reflective of active demand. Rupert Simmonds, Director of Leasing at betterhomes, said the market is moving towards a healthier balance.
“Rents have adjusted, choice has increased, and tenants are re-engaging,” he said. “Landlords who price realistically now will be well-positioned when demand fully recovers.”
Villas continue to outperform apartments
Performance across the rental market remains uneven. Villas and townhouses are holding firmer on price than apartments, while well-maintained properties are consistently outperforming on both leasing speed and achieved rents.
Long-term fundamentals remain intact
The broader direction across Dubai’s property market is one of gradual normalization rather than disruption. Demand is rebuilding week on week, supply remains stable, and recent policy and infrastructure announcements are expected to support long-term confidence.
These include the removal of the minimum property value threshold for UAE investor visas, alongside the planned USD 9 billion Gold Line metro expansion connecting 15 districts across the city.
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