RERA Rent Calculator & Rental Index Dubai 2026: How Rent Increases Work
A Dubai landlord can raise the rent at renewal only within the caps in Decree No. 43 of 2013. The cap depends on how far your current rent is below the average for similar units in the Dubai Land Department (DLD) Rental Index: no increase if you are up to 10% below it, then a maximum of 5%, 10%, 15% or 20% as the gap widens. A landlord or tenant who wants to change the rent or not renew must give written notice at least 90 days before the contract ends, unless the contract says otherwise. Run your own figures through the DLD Rental Index, which is the official calculator.
This guide explains the rule, the tool and the steps for tenants and landlords. Figures and rules come from the Decree No. 43 of 2013 and Law No. 26 of 2007 texts on the Dubai Legislation Portal, the DLD Rental Index service page, the DLD announcement of 2 January 2025 and the Rental Disputes Center (RDC) service pages, all as of October 2026.
How Is a Rent Increase Limited in Dubai?
Three layers apply. Law No. 26 of 2007 regulates the landlord and tenant relationship and gives RERA, the Real Estate Regulatory Agency, the authority to set criteria for rent increase percentages. Decree No. 43 of 2013 sets those percentages for renewals. The DLD Rental Index supplies the benchmark: Article 3 of the Decree says the average rental value of similar units is determined under the "Rent Index of the Emirate of Dubai" approved by RERA.
That is why people call the tool the RERA rent calculator, although DLD runs the service today. The Decree sets the maximum increase for each band. It does not oblige a landlord to raise the rent, and the parties can agree a smaller increase.
The increase bands in Decree No. 43 of 2013
| Current rent compared with the average for similar units | Maximum increase at renewal |
|---|---|
| Up to 10% less than the average | No increase |
| 11% to 20% less | Up to 5% of the rent |
| 21% to 30% less | Up to 10% of the rent |
| 31% to 40% less | Up to 15% of the rent |
| More than 40% less | Up to 20% of the rent |
Source: Article 1 of Decree No. 43 of 2013, Dubai Legislation Portal, as of October 2026. The English text carries a note that the Arabic text prevails if the two differ.
The Decree lists whole-number bands. For a gap that falls between two of them, such as 10.5%, rely on the figure the Rental Index returns. The Decree also lists no separate band for rent that is at or above the average, so read the calculator result for that case too.
What Is the Rental Index and the Smart Rental Index?
The DLD Rental Index service page describes a service that lets a customer calculate the rental increase and the average rental in the market by entering data for the area. DLD launched the Smart Rental Index 2025 on 2 January 2025. The DLD announcement of 2 January 2025 says it rests on a building classification system that looks at technical and structural characteristics, quality of finishes and maintenance, location, and the services and facilities in a building. DLD reports that more than 900,000 rental contracts were registered in Dubai in 2024.
The same announcement says the increase percentages run from 0% for rents less than 10% below the average market rent up to 20% for rents more than 40% below it. That matches the Decree. DLD calls the Decree "No. (34) of 2013" in the announcement, while the Dubai Legislation Portal lists it as Decree No. 43 of 2013, and this guide follows the Portal.
The index result is an official average used for rent increases. It is not a valuation of your flat and not a market quote for a new tenant. For what rents look like across areas, see our average rent in Dubai by area guide.
How to Use the DLD Rental Index Step by Step
DLD lists the Rental Index as an instant service for all residency statuses, available on the DLD website (Ejari system), the Dubai REST app and the DubaiNow app (as of October 2026). The online form has tabs for Residential, Commercial, Industrial, Industrial Lands and Staff Accommodation. For a home:
- Open the Rental Index calculator on the DLD website, or the service in the Dubai REST or DubaiNow app.
- Choose the Residential tab and enter the contract end date.
- Select the property type: hotel apartment, apartment or villa.
- Choose how to search the index: DEWA premise number, Ejari contract number or area. Your Ejari contract and DEWA bill carry these numbers.
- Enter the current annual rent in AED and press Calculate.
- Read the result: the average rental value for similar units and the rent increase the index allows. Save a screenshot or PDF with the date.
Keep the figure that comes from the building or unit search, not a guess for the area. A different building in the same community can return a different average.
Worked Examples With Illustrative Numbers
These round numbers are for illustration only. They are not real units and not market rents. The gap is measured as the rent being a percentage less than the average, which is how the Decree reads. The official Rental Index decides your actual result.
| Current annual rent | Index average (illustrative) | Gap below average | Band | Maximum new rent |
|---|---|---|---|---|
| AED 95,000 | AED 100,000 | 5% | Up to 10% less: no increase | AED 95,000 |
| AED 100,000 | AED 125,000 | 20% | 11% to 20% less: up to 5% | AED 105,000 |
| AED 60,000 | AED 100,000 | 40% | 31% to 40% less: up to 15% | AED 69,000 |
| AED 70,000 | AED 130,000 | about 46% | More than 40% less: up to 20% | AED 84,000 |
The arithmetic for the second row: (125,000 minus 100,000) divided by 125,000 is 20%. The band allows up to 5%, so 100,000 multiplied by 1.05 gives 105,000. The maximum is a ceiling. A landlord can ask for less, and a tenant can negotiate.
Tenant Checklist
- Check the date. Law No. 26 of 2007 requires notice of any change to the terms, including the rent, at least 90 days before the contract expires, unless the parties agreed otherwise.
- Check the form. The law defines notice as written, sent through a notary, by registered post, by hand or by another technological means approved by law. A casual message may not meet that test.
- Run the Rental Index with your Ejari or DEWA number and keep the dated result.
- Compare the figure asked with the cap. If the landlord asks for more than the band allows, reply in writing with your result attached.
- Update Ejari. On renewal the owner renews the contract in the DubaiNow app, and the tenant reviews, signs with UAE PASS and pays the service fees (DLD tenancy contract service page, as of October 2026). Our Ejari guide covers the details.
- Check the cheques. A renewal is the time to agree the cheque schedule. Read our security cheque guide first.
- Check the extras. Rent is not the only cost. See what chiller free means, and how furnished and unfurnished listings compare.
Landlord Checklist
- Run the Rental Index for the unit and note the maximum increase for the band it falls in.
- Send the notice in writing, in a form the law accepts, at least 90 days before expiry, with the proposed rent and the date.
- Keep proof of delivery: the notary record, the registered post receipt or the delivery log.
- Keep the dated Rental Index result with the Ejari contract. It is the evidence if the tenant disputes the figure.
- Renew the Ejari contract with the agreed rent once both sides accept it.
Renewal, a New Contract and Cases the Cap Does Not Settle
The Decree speaks of increases "when renewing" lease contracts. It is a ceiling on what a landlord can add to the existing rent. It does not say what rent a new tenant on a new contract will pay, and it does not replace the contract terms on notice, payment or termination. If your contract and the law say different things, take advice before signing.
Article 2 applies the Decree to landlords in special development zones and free zones such as the DIFC. A free zone can have its own tribunal for rental disputes, so check which forum applies to your building. Our Rental Disputes Center guide covers jurisdiction in detail.
Law No. 26 of 2007 also says that where the parties cannot agree on renewal and the tribunal finds an extension necessary, the rent can be set by the average rent of similar property. In practice that again points back to the Rental Index.
What If the Landlord Asks for More Than the Cap?
- Reply in writing before the contract expires, attach your Rental Index result and state the maximum you will accept.
- Keep every message and notice, with dates.
- Try amicable settlement. The RDC amicable settlement service page says a settlement is signed by the parties and the conciliator and approved by a judge, and that if conciliation ends in settlement, half of the court fee paid for basic claims is refunded.
- If that fails, file a First Instance rental case. The RDC First Instance (Rental) service page says filing is online or through Real Estate Services Trustees centres. Hearings run through tele-litigation.
RDC filing fees and documents
| Item | Amount or requirement (as of October 2026) |
|---|---|
| Fee for eviction, lease renewal, rent claim, termination | 3.5% of annual rent or lease value, minimum AED 500, maximum AED 20,000 |
| Example | Annual rent of AED 100,000 gives 3.5% = AED 3,500 |
| Other charges | Process service AED 100, knowledge fee AED 10, innovation fee AED 10, power of attorney registration AED 25 if applicable |
| Through a Real Estate Services Trustees centre | AED 130 partner service fee plus VAT on that fee |
| Documents | Latest Ejari lease, Emirates ID (or trade licence and manager or owner photo ID), bank letter or statement showing the IBAN, supporting papers |
| Language | Documents must be in Arabic or legally translated into Arabic |
Source: RDC service pages linked above. Fees can change, so confirm the amount on the RDC page before you file. This guide is general information on published legislation. Take legal advice for a specific dispute.
Where to Go Next
- Rental Disputes Center Dubai: fees, process and eviction rules
- Ejari registration in Dubai
- Security cheques in UAE real estate
- Average rent in Dubai by area
- Furnished vs unfurnished rentals in Dubai
- Chiller free meaning in Dubai
The Takeaway
A renewal increase in Dubai is capped by how far your rent sits below the Rental Index average, from no increase up to 20%, and a change needs 90 days of written notice unless the contract says otherwise. Run the DLD Rental Index, keep the dated result, put every exchange in writing and use the RDC if you cannot agree. Take legal advice for a specific dispute.
How much can a landlord increase rent in Dubai?
At renewal, no more than the cap in Decree No. 43 of 2013. It depends on how far your rent is below the average for similar units in the DLD Rental Index: no increase up to 10% below, then up to 5%, 10%, 15% or 20% as the gap widens. Your contract and the Rental Index result for your unit decide the actual figure.
Is there a rent cap in Dubai?
Yes, for renewals. Decree No. 43 of 2013 sets maximum increases of 0%, 5%, 10%, 15% and 20%, depending on how far the current rent sits below the average rental value of similar units. It applies to all landlords in Dubai, including those in free zones and the DIFC. It limits increases; it does not stop a landlord and tenant agreeing a lower one.
What is the RERA rent calculator or Rental Index?
It is the Dubai Land Department Rental Index service. You enter the contract end date, property type, a search by DEWA premise number, Ejari contract number or area, and the current annual rent. It returns the rent increase and the average rental value for similar units. It is an official benchmark for renewals, not a valuation of your home or a market quote.
How much notice does a landlord need to give?
Law No. 26 of 2007 says a party who does not want to renew, or wants to amend any term, must notify the other at least 90 days before the contract expires, unless they agreed otherwise. The notice must be in writing, sent through a notary, by registered post, by hand or by another approved technological means. What follows from late notice depends on the contract and, if disputed, the court.
Can a tenant refuse a rent increase?
A tenant can decline an increase above the cap and can negotiate a smaller one. If the parties cannot agree, either side can take the dispute to the Rental Disputes Center. The Law says the tribunal may determine the rent by the average rent of similar property. Whether a particular increase is valid depends on the contract, the notice and the Rental Index result.
Where do I complain about an unfair rent increase?
Start with a written reply to the landlord that attaches your Rental Index result. If that fails, use the Rental Disputes Center, part of the Dubai Land Department, which offers an amicable settlement service and First Instance filing. Filing fees for renewal and rent claims are 3.5% of the annual rent, minimum AED 500, maximum AED 20,000, as of October 2026.
Does the cap apply in free zones and the DIFC?
Article 2 of Decree No. 43 of 2013 says it applies to landlords in Dubai, whether private or public entities, including those in special development zones and free zones such as the Dubai International Financial Centre. A free zone can have its own rental dispute forum, so check which body hears a dispute for your building before you file.
