In Dubai, your landlord can only raise the rent when your contract renews, and only by the amount the official rental index allows. The maximum is set by how far your current rent sits below the average for similar homes, from 0% up to 20%.
They must also tell you about the increase at least 90 days before your contract ends. Here is how the rules work, how to use the Dubai Land Department calculator and what to do if your landlord asks for too much.
Quick facts
- When rent can rise: Only at renewal, not during the contract
- Maximum increase: 0%, 5%, 10%, 15% or 20%, depending on the gap to the average rent
- Notice for an increase: At least 90 days before the contract ends
- Notice to evict at expiry: At least 12 months, by notary public or registered mail
- Calculator: Rental Index on the Dubai Land Department website and Dubai REST app
- Disputes: Rental Dispute Centre
- Applies to: All landlords in Dubai, including free zones and DIFC
How much can a landlord increase rent in Dubai?
The cap comes from Decree No. 43 of 2013. It compares your current rent with the average rent for similar units in the official index. The cheaper your rent is compared with the market, the more it can go up.
Your rent is up to 10% below average
No increase allowed.
Your rent is 11% to 20% below average
Up to 5% increase.
Your rent is 21% to 30% below average
Up to 10% increase.
Your rent is 31% to 40% below average
Up to 15% increase.
Your rent is more than 40% below average
Up to 20% increase, the maximum.
These are ceilings, not targets. A landlord can always ask for less, or keep the rent the same.
A quick example
Say you pay AED 80,000 a year and the index puts the average for similar flats at AED 100,000. Your rent is 20% below average, so the maximum increase is 5%. That means your new rent could be up to AED 84,000.
If the average were AED 85,000 instead, your rent would be less than 10% below it. In that case, no increase would be allowed at all.
How does the RERA rental index calculator work?
The “average rent” in the decree is whatever the official index says. Since January 2025, that is the Smart Rental Index from the Dubai Land Department (DLD). RERA, the Real Estate Regulatory Agency, sits within DLD.
The Smart Rental Index rates residential buildings using a classification system, so two buildings in the same area can have different averages. Factors include the building’s quality, amenities, maintenance and management.
To check your own case, open the Rental Index service on the DLD website or the Dubai REST app. For a home, you will need:
- Your contract end date
- The property type
- Your Ejari contract number, DEWA premise number, or the area and building name
- The number of bedrooms
- Your current annual rent
The calculator then shows the average rent for comparable units and the maximum increase allowed at your renewal. Screenshot the result, as you may need it later.
What notice must a landlord give for a rent increase?
At least 90 days before the contract ends, unless you both agreed otherwise in the contract. This comes from Article 14 of Dubai’s tenancy law, Law No. 26 of 2007 as amended by Law No. 33 of 2008.
The same 90-day rule applies to you. If you want to change any terms at renewal, you need to give the same notice.
If the landlord misses the deadline, legal guidance reported in 2026 says the increase should not apply for that renewal, even if the index would have allowed it. Keep any messages or emails that show when you were told.
Can a landlord evict you instead of renewing?
Only for specific reasons once the contract has ended, and with at least 12 months’ written notice served through a notary public or by registered mail. The permitted reasons under Article 25(2) are:
- The owner wants to demolish and rebuild, with the right permits.
- The property needs major repairs that cannot be done with you living there, confirmed by a Dubai Municipality report.
- The owner or a first-degree relative wants to live there, and the owner has no other suitable property.
- The owner wants to sell.
A WhatsApp message saying “I need the flat back next month” does not meet these rules.
What to do if your landlord asks for too much
1. Check the index
Run the calculator yourself using your current rent and contract details.
2. Check the date of the notice
Count back 90 days from your contract end date. Was the increase notice sent before that?
3. Talk to your landlord or agent
Share the calculator result politely. Many disputes end here once both sides see the official figure.
4. Go to the Rental Dispute Centre
If you still cannot agree, you can file a case with the Rental Dispute Centre. Where the two sides cannot agree on rent at renewal, the centre’s tribunal can set a fair rent, taking the index into account.
Does the rule apply to free zones and DIFC?
Yes. The decree says it covers all landlords in Dubai, private or public, including special development zones and free zones such as the Dubai International Financial Centre.
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FAQs
Can my landlord raise the rent every year in Dubai?
Only at renewal, only if the index allows it, and only with at least 90 days’ notice before the contract ends.
What is the maximum rent increase in Dubai?
20%, and only when your current rent is more than 40% below the index average for similar homes.
Where do I find the RERA rent calculator?
It is the Rental Index service on the Dubai Land Department website, also available in the Dubai REST app.
Can my landlord increase rent in the middle of my contract?
No. The rent in your contract is fixed for its full term. Increase caps only apply when the contract is renewed.
How much notice does a landlord need to evict me?
For eviction at the end of the contract, at least 12 months, served by notary public or registered mail, and only for the reasons set out in the law.
