What new tenants really pay in Dubai Silicon Oasis in 2026

These are the rents new tenants signed for, on leases starting between 1 August and 31 October 2026.

• Studio: AED 42,000 a year. The middle half of leases ran from AED 38,000 to AED 46,000. Based on 466 new leases.
• One bedroom: AED 57,000 a year. The middle half of leases ran from AED 53,000 to AED 63,000. Based on 770 new leases.
• Two bedrooms: AED 85,000 a year. The middle half of leases ran from AED 78,000 to AED 92,000. Based on 224 new leases.

The middle rent is the one in the middle of the list: half of the leases were signed for less and half for more. The middle half leaves out the cheapest quarter and the most expensive quarter of leases.

The flats behind these figures had a middle size of 455 sq ft for studios, 819 sq ft for one-bedroom flats and 1,224 sq ft for two-bedroom flats.

From tenancy contracts registered with Dubai Land Department, which publishes them as open data. We used the Rent Contracts file dated 9 November 2026. It shows no names and no flat numbers.

What we counted:

• new leases only for the figures above (renewals are shown further down);
• residential flats let as one unit, on contracts of about a year or more;
• leases starting between 1 August and 31 October 2026;
• Dubai Silicon Oasis as DLD files it, under the area name “Nadd Hessa”.

The sums are ours, not DLD’s. To look up the leases in one building yourself, see How to check what tenants really pay in your building in Dubai.

A little lower than a year ago for studios and one-bedroom flats, and unchanged for two-bedroom flats. The first comparison is the middle rent on new leases starting from August to October 2025 against the same three months of 2026.

• Studio: AED 43,000 a year earlier, AED 42,000 now. That is AED 1,000 or 2.3% lower.
• One bedroom: AED 59,000 a year earlier, AED 57,000 now. That is AED 2,000 or 3.4% lower.
• Two bedrooms: AED 85,000 a year earlier, AED 85,000 now. No change.

The fall is not only because cheaper buildings joined the list. 30 buildings had at least five new one-bedroom leases in both periods. The middle rent was lower in 22 of them, higher in 5 and unchanged in 3.

Month by month in 2026, the middle rent on a new one-bedroom lease was highest in January and lowest from August to October.

• January: AED 64,000
• February: AED 63,000
• March: AED 63,000
• April: AED 60,000
• May: AED 58,000
• June: AED 57,415
• July: AED 58,129
• August: AED 57,000
• September: AED 57,000
• October: AED 57,000

Our figures describe leases already signed. They are not a forecast.

Less than new tenants. A year ago the gap was much wider. These are the middle rents on leases starting between 1 August and 31 October 2026.

• Studio: AED 40,000 on renewals (457 leases), AED 42,000 on new leases. A new lease cost AED 2,000 more, which is 5% above the renewal figure.
• One bedroom: AED 52,500 on renewals (1,308 leases), AED 57,000 on new leases. A new lease cost AED 4,500 more, which is 8.6% above the renewal figure.
• Two bedrooms: AED 75,000 on renewals (491 leases), AED 85,000 on new leases. A new lease cost AED 10,000 more, which is 13.3% above the renewal figure.

A year earlier, a new one-bedroom lease cost 20.4% more than a renewal: AED 59,000 against AED 49,000.

Renewals move slowly because any increase is limited by Decree No. (43) of 2013. For the rules, see When can my landlord increase the rent in Dubai?

A great deal. 16 Dubai Silicon Oasis buildings had at least ten new one-bedroom leases in the three months. Their middle rents ran from AED 48,000 in the lowest building to AED 73,000 in the highest.

These are the thirteen buildings with the most new one-bedroom leases, with the middle rent in each. The names are as DLD records them.

• Axis Residences 2: AED 50,000 (26 leases)
• Axis Residences 1: AED 54,000 (25 leases)
• Silicon Gate 1: AED 58,000 (20 leases)
• Topaz Residences 2: AED 73,000 (18 leases)
• Binghatti Point: AED 51,428 (16 leases)
• Topaz Residences 1: AED 57,000 (15 leases)
• Axis Residences 3: AED 48,500 (12 leases)
• Platinum Residence 1: AED 62,000 (12 leases)
• Arabian Gate: AED 61,000 (11 leases)
• Axis Residences 4: AED 52,000 (11 leases)
• Binghatti Stars: AED 66,000 (11 leases)
• La Visita 01: AED 55,000 (11 leases)
• Topaz Residences 3: AED 65,000 (11 leases)

The records do not say why one building costs more than another. Size, age, facilities and position inside Dubai Silicon Oasis all differ. So compare a flat with its own building, not with the Dubai Silicon Oasis figure. Our free Rent Check does that in one step. For the same figures in six other areas, see What new tenants really pay in JVC in 2026, What new tenants really pay in JLT in 2026, What new tenants really pay in Dubai Marina in 2026, What new tenants really pay in Business Bay in 2026, What new tenants really pay in Downtown Dubai in 2026 and What new tenants really pay in Dubai Sports City in 2026.

Everything the lease register does not record, and a few leases we could not use.

• Whether the flat was furnished, its floor, its view and its condition.
• How the rent was paid, such as the number of cheques.
• Advert prices. An advert shows what a landlord hopes to get.
• Flats with three or more bedrooms, and villas. This guide covers studios, one-bedroom and two-bedroom flats.
• Leases registered after 9 November 2026. Some leases that started in October may still be added.
• The building name on about 45% of the new leases, which DLD leaves blank. Those leases count in the Dubai Silicon Oasis figures but not in the building list.

Use the Dubai Silicon Oasis figure as a first test, then check the building. If the rent you are asked for is above the middle half for that kind of flat, for example above AED 63,000 for a one-bedroom flat, ask the agent what explains it.

Then look up the flat’s own building in the Rent Check. If you are renewing, the renewal rules decide what your landlord may ask, not these figures.

Price the flat from what new tenants signed in its own building, and use the Dubai Silicon Oasis figure as a second check.

• If the flat has stood empty, read Apartment not renting in Dubai? What to change first.
• If you are an agent, see How to price a rental listing in Dubai: a guide for agents.

Flats for rent on distress.ae are listed by agents only, at or below the Rent Check figure, and listing is free for agents. Tenants see approved flats on the For rent page.