The short answer
In Dubai a landlord can raise the rent only when the tenancy contract is renewed, by no more than 0% to 20% of the current rent depending on how far that rent sits below the average in the RERA rent index, and only after giving at least 90 days' notice before the contract expires. The bands come from Decree No. 43 of 2013, the average comes from the Dubai Land Department's Rental Index service, and a disagreement can be taken to the Rental Disputes Center. This page sets out the position as of October 2026.
Who the rules apply to
Article 2 of the decree applies the caps to all landlords in Dubai, public and private, including in special development areas and free zones such as the Dubai International Financial Centre. Article 1 is worded for renewals: it sets the maximum increase "upon renewing" a lease. It does not set the rent for a new lease with a new tenant, which is agreed between the parties.
The five bands in Decree No. 43 of 2013
The test is the gap between the current rent and the average market rent for similar units, expressed as a percentage of that average. The increase itself is a percentage of the current rent, not of the average.
| Current rent compared with the index average | Maximum increase at renewal |
|---|---|
| Less than 10% below | None |
| 11% to 20% below | 5% of the current rent |
| 21% to 30% below | 10% of the current rent |
| 31% to 40% below | 15% of the current rent |
| More than 40% below | 20% of the current rent |
Article 3 says the average market rent is taken from the "Rent Index of the Emirate of Dubai" approved by the Real Estate Regulatory Agency (RERA). A rent that is already at or above the average cannot be raised under the decree.
Worked examples
Gap = (index average − current rent) ÷ index average. The figures below are illustrations, not index values for any real unit.
| Rent AED 80,000, index average AED 85,000 | 5.9% below the average: no increase. The rent stays at AED 80,000. |
|---|---|
| Rent AED 90,000, index average AED 105,000 | 14.3% below: 5% band. Maximum increase AED 4,500, new rent up to AED 94,500. |
| Rent AED 100,000, index average AED 135,000 | 25.9% below: 10% band. Maximum increase AED 10,000, new rent up to AED 110,000. |
| Rent AED 120,000, index average AED 185,000 | 35.1% below: 15% band. Maximum increase AED 18,000, new rent up to AED 138,000. |
| Rent AED 60,000, index average AED 110,000 | 45.5% below: 20% band. Maximum increase AED 12,000, new rent up to AED 72,000. |
Two things follow from the arithmetic. First, one renewal rarely closes the gap: in the third example the rent is still about 18.5% below the average after the increase, so a further increase may be available at the next renewal if the index has not moved. Second, the thresholds are easy to work out backwards. If the index average for a unit is AED 100,000, a rent above AED 90,000 cannot be raised at all.
The decree's wording leaves the bands meeting at whole numbers (it says "less than 10%" and then "11% to 20%"), so for a rent that sits right on a boundary, rely on the figure the official calculator returns rather than on your own rounding.
How to use the DLD rental index calculator
The Dubai Land Department describes its Rental Index service as one that lets a customer "calculate the rental increase and the average rental in the real estate market". It is available on the DLD website, in the Dubai REST app and in the DubaiNow app, and the result is immediate.
- Open the Rental Index service and log in if asked.
- Enter the expiry date of the tenancy contract.
- Choose the property type and the area.
- Enter the number of rooms.
- Enter the current annual rent, as registered in Ejari.
- Read the result: the average rent for similar units and the increase that applies.
Save a copy of the result with the date. Since January 2025 the figures have come from the Smart Rental Index, which DLD says covers all residential areas in Dubai, including special development zones and free zones, and relies on a building classification system: each building is assessed on its technical and structural characteristics, finishes and maintenance, location, and services such as cleanliness and parking management. Two buildings in the same community can therefore return different averages, so always run the calculation for the actual unit.
The 90-day notice
Article 14 of Dubai's tenancy law, Law No. 26 of 2007 as amended by Law No. 33 of 2008, says that unless the parties have agreed otherwise, a party who wants to amend any term of the contract at renewal must notify the other at least 90 days before the contract expires. That covers a rent increase, and equally a tenant's request for a reduction, because Article 13 allows either side to reconsider "increasing or reducing the Rent" at renewal.
- Count back from the expiry date. For a contract expiring on 31 March 2027, the notice must reach the other party by 31 December 2026.
- Put it in writing. The law defines a notice as a written notification sent through a notary public, or delivered by registered mail, by hand, or by other technological means approved by law. Keep proof of delivery.
- State the proposed rent and attach the calculator result that supports it.
- Check the contract. The 90 days apply "unless otherwise agreed", so a contract may set a different period.
If the contract expires and the tenant stays on without objection from the landlord, Article 6 of Law No. 26 of 2007 renews it on the same terms, for the same term or one year, whichever is shorter.
If landlord and tenant cannot agree
What a tenant can do
Run the calculator for the unit, compare the result with the landlord's figure, and reply in writing. If the proposed increase is above the cap, or the notice came less than 90 days before expiry, say so and offer to renew on the terms the rules allow.
What a landlord can do
Serve the notice on time, base the new rent on the index result for the unit, and keep the Ejari registration up to date. A landlord who believes the index understates the value of the unit can ask for the rent to be determined rather than impose a figure.
Taking it to the Rental Disputes Center
Under Article 13, where the parties fail to agree, the tribunal may determine the fair rent, taking into account the criteria in Article 9: the rent increase criteria set by RERA, the condition of the property, rents for similar property in the area and the wider economic situation. Rental cases in Dubai are heard by the Rental Disputes Center (RDC). Its first instance lawsuit service lists:
- Fee: 3.5% of the annual rent for claims including lease renewal and rent claims, with a minimum of AED 500 and a maximum of AED 20,000, plus small fixed charges. On an annual rent of AED 90,000 that is AED 3,150.
- Documents: a copy of the latest lease (Ejari), Emirates ID or, for a company, its commercial licence, and any supporting notices, correspondence and cheques.
- Language: documents must be in Arabic or legally translated into Arabic.
- Filing: online through the RDC website or at a Real Estate Services Trustee centre, with hearings held remotely.
How LMG helps
LMG Properties is a Dubai-based real estate firm offering residential and investment property across Dubai, the UAE and selected international markets. Its leasing and management service covers tenant sourcing, lease administration and full property management for landlords. For the wider picture, including Ejari and the 12-month notice for recovering a property, read our landlord's guide to renting out property in Dubai. Buying to let? See how much it costs to buy property in Dubai and our Dubai and UAE property page, or contact the Dubai team.
Questions
How is a rent increase calculated in Dubai?
The current rent is compared with the average market rent for similar units in the rent index approved by RERA. Under Decree No. 43 of 2013, if the rent is less than 10% below that average there is no increase; if it is 11% to 20% below, the maximum increase is 5% of the current rent; 21% to 30% below, 10%; 31% to 40% below, 15%; and more than 40% below, 20%.
What is the maximum rent increase allowed in Dubai?
20% of the current rent, and only where the current rent is more than 40% below the average market rent in the RERA rent index. The caps in Decree No. 43 of 2013 apply when a tenancy contract is renewed, and to all landlords in Dubai, including in special development areas and free zones such as the DIFC.
How do I use the Dubai rent increase calculator?
Use the Dubai Land Department's Rental Index service on the DLD website, the Dubai REST app or the DubaiNow app. Enter the expiry date of the tenancy contract, the property type, the area, the number of rooms and the current annual rent. The service shows the average rent and the rental increase that applies. It is the official calculator; results are immediate.
Can a landlord raise the rent without 90 days' notice in Dubai?
Not unless the tenancy contract sets a different notice period. Article 14 of Dubai's tenancy law requires a party who wants to amend any term at renewal, including the rent, to notify the other at least 90 days before the contract expires, unless the parties have agreed otherwise.
Can a landlord increase the rent during the tenancy contract in Dubai?
Not on their own. The caps in Decree No. 43 of 2013 apply when a lease is renewed, and Dubai's tenancy law deals with changes to the rent as part of renewal. During the term the rent is the figure in the contract, so a change needs both parties' agreement, and amendments to a tenancy contract must be registered with RERA.
What can a tenant do if a landlord asks for more than the rental index allows?
First check the figure in the DLD Rental Index service and share the result with the landlord. If the two sides still cannot agree, either can file a case with the Rental Disputes Center in Dubai, which can determine the fair rent. The filing fee for lease renewal and rent claims is 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, plus small fixed charges.
Based on Decree No. 43 of 2013, Dubai Law No. 26 of 2007 as amended by Law No. 33 of 2008, and the Dubai Land Department and Rental Disputes Center service pages linked above, checked on 2026-10-09 and stated as of October 2026. The official English translations note that the Arabic text prevails. The worked examples are our own arithmetic. Rules and fees change from time to time and each case turns on its own facts; confirm the current position before you act. This page is general information, not legal advice.
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