Dubai Rent Increase Rules 2026: The RERA Rental Index

No. Dubai's tenancy law ties rent changes to the renewal of the contract. During the fixed term, the agreed rent stands. At renewal, the landlord can propose a new rent, but only within the limits set by Decree No. 43 of 2013 and only if they have given the required notice.

If you stay on after the contract expires and the landlord does not object, Law No. 26 of 2007 treats the contract as renewed for the same term or one year, whichever is shorter, on the same terms. That is why the notice rule, explained below, matters so much.

Increases also have to be measured against the official index, not against what a landlord thinks the market will pay. The UAE government portal notes that rental increases in Dubai are applied by comparison with the average rent in the area using the RERA increase calculator.

Decree No. 43 of 2013 sets the maximum increase at renewal by comparing your current rent with the average rent for similar units on the RERA rental index. The further below the average you are, the more the landlord may raise it.

A hypothetical example using the bands below: you pay AED 100,000 a year and the index average for similar units is AED 125,000. Your rent is 20% below the average, so the maximum increase is 5%, taking the rent to no more than AED 105,000. If the average were AED 108,000, your rent would be less than 10% below it and no increase would be allowed.

The official bands in the decree are:

The Dubai Land Department launched the Smart Rental Index on 2 January 2025. The caps in Decree 43 did not change. What changed is how the average rent, the benchmark in the bands above, is calculated.

According to the DLD, the new index uses artificial intelligence and a building classification system. Buildings are assessed on technical and structural features, quality of finishes and maintenance, location, and the level of services and facilities such as cleanliness and parking. In a February 2025 update, the DLD explained that eligibility for an increase is now based on rental contract values in the building, average rents in the area, and the building's classification.

The DLD also clarified the transition: contracts renewed before 2025 used the previous index, while contracts renewed from 2025 use the new one. In practice this means two similar flats in different buildings in the same area can now receive different results, which is fairer than the old area averages but makes it more important to run your own check.

Article 14 of Dubai's tenancy law, as amended by Law No. 33 of 2008, says that unless the parties agree otherwise, a party wishing to change any term of the lease must notify the other at least 90 days before the contract expires. Rent is a term, so this applies to increases.

The DLD has confirmed that if a landlord misses the 90-day window, the increase cannot be applied at that renewal, even if the index would allow it. Notice should be in writing and kept on file.

The same rule works for tenants. If you want to renegotiate terms at renewal, give your landlord written notice at least 90 days before expiry too. For the separate rules on ending a tenancy, see our guide to eviction and renewal notice rules.

The Dubai Land Department's rental index calculator is free and available on the DLD website and in the Dubai REST app. It shows the average rent for comparable homes and the maximum increase allowed on your contract.

The result tells you the maximum permitted increase, if any. It is a ceiling, not a target: a landlord can always ask for less, and many renew at the same rent to keep a reliable tenant. Save a screenshot or PDF of the result with the date, as you may need it later.

To run it, you will need:

Start with a calm conversation. Share a screenshot of the calculator result and ask the landlord or agent to match it. A request above the cap is often based on what new tenants are being asked to pay, but renewals are measured against the official index, not asking prices.

If that fails, you can file a case with the Rental Dispute Centre (RDC). The RDC's published fee for rental cases is 3.5% of the annual rent, with a minimum of AED 500 and, for renewal and eviction cases, a maximum of AED 20,000. Have your Ejari certificate, contract, the landlord's notice and the calculator result ready.

Do not stop paying rent while a dispute is ongoing. Non-payment gives the landlord separate grounds for action. This article is general information, not legal advice; for a live dispute, speak to a UAE lawyer.

Sometimes the numbers point to moving rather than negotiating, particularly if your building has been reclassified or your needs have changed. If you are weighing it up, tell EQT your budget, preferred areas and ideal move-in date and we will send a shortlist of rental homes to compare against your renewal offer.

You can start on our rental page, and our tenant's guide covers the rest of the rental process.