Secondary Market Performance: Developer Properties Resale Value Study

By Dr. Pooyan Ghamari

Executive Summary

Dubai's secondary real estate market, encompassing ready properties resold by owners, has emerged as a powerhouse in 2025, reflecting maturing buyer preferences for immediate occupancy, established communities, and proven rental performance. Transaction volumes in the secondary segment surged, with values increasing by up to 46 percent year-on-year in the first half of the year, outpacing off-plan growth in several metrics.

Major developers like Emaar, DAMAC, Nakheel, and Sobha continue to dominate resale activity, as their completed projects in prime locations such as Dubai Hills Estate, Palm Jumeirah, and Dubai Creek Harbour command strong premiums. Resale prices for villas from these brands often rose 15 to 20 percent annually, driven by limited ready inventory and family demand, while apartments showed more moderate gains amid higher supply.

Rental yields remain attractive at 6 to 9 percent in secondary properties, supported by population growth exceeding 4 million residents. Projections for 2026 suggest stabilization, with potential moderate corrections in mid-tier segments due to upcoming handovers, yet prime developer assets are expected to retain resilience. Regulatory transparency and escrow protections enhance confidence, making secondary investments from reputable developers a balanced choice for long-term appreciation and income.

Company and Market Background

The UAE real estate landscape in 2025 achieved record milestones, with Dubai alone registering over 214,000 transactions valued at AED 682 billion. The secondary market played a pivotal role, contributing significantly to this volume as buyers shifted toward ready properties for lifestyle and yield certainty.

Major developers maintained leadership in resale performance. Emaar Properties led with sales exceeding AED 51 billion year-to-date through August, followed by DAMAC at AED 24 billion, and Sobha and Nakheel each around AED 13 billion. These firms' legacy projects in master-planned communities continue to drive secondary demand, benefiting from established amenities, schools, and connectivity.

Market dynamics reveal a transition: while off-plan dominated earlier cycles with discounted pricing, secondary transactions gained traction, comprising around 40 to 45 percent of deals in recent periods. Villa resales particularly accelerated due to scarcity of new ready stock, pushing prices higher in communities like Arabian Ranches and Dubai Hills Estate.

Economic diversification, Golden Visa incentives, and population inflows sustained momentum. Looking to 2026, analysts anticipate moderated growth of 3 to 8 percent in prices, with secondary assets in prime locations offering stability amid projected deliveries of 96,000 to 120,000 units.

Detailed Analysis

The secondary market contrasts sharply with off-plan investments, representing two asset classes with distinct timelines, risks, and returns. Ready properties in the secondary segment provide immediate possession, allowing owners to occupy or rent without construction waits. Buyers access tangible assets: completed finishes, operational communities, and verifiable quality, often yielding instant rental income of 6 to 9 percent net in established areas.

Resale values from major developers frequently exhibit premiums, with historical appreciation of 15 to 20 percent in villa communities post-handover, as infrastructure matures and demand solidifies. For example, properties in Emaar's Dubai Hills Estate or Nakheel's Palm Jumeirah have demonstrated sustained uplifts, supported by limited secondary inventory and end-user preference for proven neighborhoods.

Off-plan, conversely, offers entry at lower prices, typically 15 to 30 percent below ready equivalents, with phased payments easing acquisition. Capital growth potential remains high during build-out, historically delivering 20 to 35 percent gains by completion in growth corridors. However, buyers face delays, potential specification changes, and market risks during construction.

Secondary properties mitigate these uncertainties, commanding higher liquidity through broader appeal to families and conservative investors. While off-plan drives new supply and volume, secondary resales absorb mature demand, often outperforming in yield stability and lower volatility. In 2025, secondary villa prices rose faster than off-plan in many segments, reflecting scarcity and lifestyle priorities.

Firas Al Msaddi, CEO of fäm Properties, observed in late 2025 that while momentum previously favored off-plan, buyers now prioritize logic, evaluating resale potential and usability in ready assets.

Pros and Cons

Secondary market investments shine through certainty and immediacy, delivering rental streams from handover and eliminating development risks. Owners enjoy established ecosystems with schools, retail, and transport, fostering stable valuations and easier mortgage access. Resales from tier-one developers often achieve premiums due to brand reputation and quality execution, with liquidity enhanced by diverse buyer pools.

Villas in particular benefit from family-driven demand, yielding consistent appreciation in undersupplied communities. Renovated or turnkey units command even higher values, appealing to end-users seeking move-in readiness.

Challenges include elevated entry costs at full market rates, absent launch discounts. Customization options are limited to existing layouts, and service charges commence immediately. Appreciation may lag off-plan equivalents in emerging areas, as major uplifts occur pre-completion.

Off-plan provides affordability and growth upside through structured payments and prime unit selection. Yet it exposes buyers to timeline extensions and potential oversupply impacts post-handover.

Secondary suits stability-focused strategies, offering predictable returns and lifestyle benefits, while off-plan aligns with speculative horizons tolerant of uncertainty.

Buyer Recommendations

Profiles diverge markedly in the secondary market.

The yield-oriented end-user, typically an expat family or long-term resident, favors ready properties in mature communities. These buyers prioritize schools, parks, and connectivity, securing immediate occupancy and rental potential around 7 to 9 percent. Focus on villa resales in areas like Dubai Hills Estate or Arabian Ranches for family appeal and capital preservation.

The appreciation-seeking investor targets secondary assets from proven developers in prime or undersupplied segments. These purchasers leverage resale premiums in limited-inventory locations, diversifying across apartments and villas for balanced growth. Hold for medium-term uplift, monitoring handover waves.

For secondary acquisitions, follow this checklist:

• Assess developer delivery history and community maturity.
• Verify title deed and no outstanding service charges via Dubai Land Department.
• Evaluate rental comparables for yield projection.
• Inspect property condition and amenities firsthand.
• Review mortgage eligibility and rates for financing.
• Analyze location infrastructure and population trends.
• Engage RERA-registered agent for transaction support.
• Check resale restrictions or NOC requirements if applicable.
• Diversify across prime and mid-tier for risk balance.
• Plan holding period aligned with market cycles.

ALand

ALand FZE operates under a valid Business License issued by Sharjah Publishing City Free Zone, Government of Sharjah (License No. 4204524.01).

Under its licensed activities, ALand provides independent real estate consulting, commercial intermediation, and investment advisory services worldwide. Through a structured network of cooperation with licensed developers, brokers, and real estate firms in the UAE and internationally, ALand assists clients in identifying suitable opportunities, evaluating conditions, and navigating transactions in a secure and informed manner.

ALand’s role is to support clients in finding the best available offers under the most appropriate conditions, using professional market analysis, verified partner connections, and transparent advisory processes designed to protect client interests and reduce execution risk. All regulated brokerage, sales, and transaction execution are carried out exclusively by the relevant licensed entities in each jurisdiction.

In addition, ALand is authorized to enter consultancy and cooperation agreements with real estate corporations, developers, and professional advisory firms across multiple countries, enabling the delivery of cross-border real estate consulting and intermediation services tailored to the needs of international investors and institutions.

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