Why there are more motivated sellers in 2026
Source: Cavendish Maxwell data reported by The National, 7 October 2026.
- Regional uncertainty since late February 2026 has slowed Dubai sales. Residential sales in Q3 2026 were AED 72.6 billion, 47% lower than a year earlier, across about 34,000 deals, and off-plan was still 72% of deals (Cavendish Maxwell data, reported by The National on 7 October 2026). Earlier in the year, Q1 2026 real estate transactions of all types reached AED 252 billion across 60,303 transactions (DLD).
- Prices are correcting by segment: industry reports cited by S&P Global Ratings put the fall at 5 to 15% from end-2025 to September 2026, and S&P expects apartments to fall faster than villas. Emaar’s founder has spoken of a 5 to 10% adjustment (reported by The National).
- Some developers are offering 4% DLD fee waivers and extended post-handover plans on new launches again (Betterhomes, August 2026), and resale buyers compare against them.
What a distress sale really is
Most genuine distress in Dubai comes from off-plan owners: a large instalment or the handover payment is due, a mortgage was not approved, or plans changed. If they stop paying, the developer can terminate and keep up to 25% or 40% of the price depending on construction (Law No. 13 of 2008, Article 11), so a quick sale can protect their equity. The owner needs certainty more than the top price.
Why most “distress deals” are not
- There is no SPA or statement of account behind the price, so “below market” is just a claim.
- The same unit is listed by several agents at different prices.
- The discount is measured against an inflated “market price” nobody can source.
- The headline price leaves out the instalments still owed to the developer, so the real total is higher.
- The SPA and statement of account behind every off-plan listing
- The full commitment: cash to the seller, remaining instalments, total price
- The original price, when the owner chooses to show it
- Every step of a Price Drop the seller approved
How to check a deal yourself
- Get the SPA and statement
Ask for the original price in the SPA and the latest statement of account. These show what the owner paid and what is still owed.
- Compare registered sales
Compare the asking price with recent sales in the same building or community registered with the Dubai Land Department.
- Count the full cost
Count the full cost: cash to the seller, the instalments you take over, your share of the 4% DLD fee, the trustee fee (AED 4,000 + VAT at AED 500,000 or more) and any agreed costs.
- Compare new launches
Compare with new launches nearby, where developers may be waiving the 4% fee.
- Confirm the NOC
Check the developer will issue its NOC: the seller must be up to date and above the developer’s minimum paid.
What DealExit shows on every listing
Every off-plan listing on DealExit is built from the owner’s own SPA and statement of account. Buyers see the full commitment together: cash to the seller, the remaining developer instalments and the total resale price.
When the founding listings go live, owners can choose to show buyers the price they originally paid. Listings that opt in and are priced below that figure carry a “Below original price” mark, so the discount is a number from the owner’s documents, not an advert. Price Drop listings show each step the seller approved.
DealExit does not value property or give investment advice. A price below the original price is not a guarantee of value.
Need to sell before handover?
If a payment is coming and you need to exit, list your position with your SPA and statement of account. Verified buyers see the full picture at once, without chasing documents. Our resale guide explains the NOC, the transfer and every fee.