Can a Landlord Increase Your Rent in Dubai?

Rent increases are one of the biggest concerns for tenants when a Dubai rental contract comes up for renewal.

The good news is that a landlord cannot simply increase the rent by any amount they want.

Dubai has rules governing rental increases, including the RERA Rental Index, which is used to determine the maximum permitted increase based on the property's current rent and comparable market rents.

There are also rules about when the landlord must notify you about a proposed increase.

This guide explains when a landlord can increase your rent, how much they can increase it, how to check the permitted increase, what notice is required and what you can do if you disagree.

This Guide Is For

1. Tenants renewing a Dubai rental contract
2. Renters who have received a proposed rent increase
3. Expats renting apartments or villas in Dubai
4. Anyone wanting to check whether a rent increase is allowed
5. Tenants negotiating their renewal
6. Renters who want to understand the RERA Rental Index

Quick Answer

Yes, a landlord can increase your rent in Dubai, but the increase is subject to specific rules.

The permitted increase is determined using the Dubai Land Department's Rental Index, which compares your current rent with the average rental value for comparable properties.

The current framework allows increases ranging from 0% to 20%, depending on how far the existing rent is below the applicable market average.

The landlord must also generally give you at least 90 days' notice if they want to change the rent when renewing the tenancy, unless you and the landlord agree otherwise.

If you receive a proposed increase, you can check the permitted amount using the official Dubai Land Department Rental Index before agreeing to the renewal.

Can a Landlord Increase Your Rent Every Year?

A landlord can propose a rent increase when the tenancy is being renewed, but the amount is not unlimited.

The applicable increase depends on the relationship between your current rent and the average rental value for comparable properties.

The Dubai Land Department's current Smart Rental Index uses factors including the property's location, building classification, current rental value and comparable market rents.

This means that simply being on a new rental year does not automatically give the landlord the right to increase your rent by a particular percentage.

The permitted increase needs to be determined according to the applicable rental rules and index.

How Much Can Your Rent Increase?

The current rental increase framework allows increases of between:

0% and 20%

The percentage depends on how your current rent compares with the applicable average market rent.

The current framework is:

Up to 10% below the market average: 0% maximum increase

More than 10% to 20% below the market average: 5% maximum increase

More than 20% to 30% below the market average: 10% maximum increase

More than 30% to 40% below the market average: 15% maximum increase

More than 40% below the market average: 20% maximum increase

The Dubai Land Department states that the Smart Rental Index determines increases based on the difference between the current rental value and the average market rent.

For example, if your apartment is already close to the applicable market average, the permitted increase may be 0%.

If your current rent is substantially below the applicable market average, a larger increase may be permitted.

What Is the RERA Rental Index?

The RERA Rental Index is the system used to determine rental values and permitted rental increases in Dubai.

Dubai Land Department now provides its Smart Residential Rent Index, which uses building classifications and multiple property characteristics to determine rental values.

The index considers factors such as:

1. Location
2. Building classification
3. Technical characteristics
4. Services provided
5. Current rental value
6. Comparable market rents

The purpose is to provide a more consistent way of determining rental values rather than allowing rental increases to be based entirely on what a landlord wants to charge.

How Do You Check the Permitted Rent Increase?

You can check the official Rental Index through the Dubai Land Department.

The calculator requires information including:

1. Contract expiry date
2. Property type
3. Area
4. Current annual rent
5. Ejari contract information

The result shows the applicable rental information and permitted increase.

The service is available through Dubai Land Department's website and other official digital channels, including Dubai REST.

This is the best place to check your specific situation rather than relying on a general percentage you have heard from an agent or landlord.

Example: Your Rent Is AED 80,000

Imagine you currently pay:

AED 80,000 per year

You receive a renewal proposal from your landlord asking for:

AED 90,000 per year

That is a:

AED 10,000 increase

or:

12.5%

You should not simply assume that the 12.5% increase is allowed.

Instead, check your property through the official Rental Index.

If the applicable maximum increase is 5%, for example, the permitted increase would be:

AED 80,000 × 5% = AED 4,000

The resulting rent would be:

AED 84,000

The actual permitted amount depends on the property's information and the applicable index result.

Does the Rental Index Automatically Set Your New Rent?

Not exactly.

The Rental Index determines the applicable rental value and permitted increase when the parties disagree about the increase.

Dubai Land Department states that the Rental Index is indicative for a new lease, while it becomes relevant as a mandatory basis when the parties are in conflict over the rental increase at renewal.

This distinction is important.

You and your landlord can agree to renewal terms between yourselves.

The index becomes particularly important when there is a disagreement about what increase is legally permitted.

When Must the Landlord Tell You About a Rent Increase?

The general rule is at least 90 days before the tenancy contract expires.

If the landlord wants to change the rent for the renewal, they should notify you within this timeframe.

Dubai Land Department states that either party wanting to amend the rental value or other contract terms must notify the other party no less than 90 days before the contract expires, unless both parties agree otherwise.

For example, if your tenancy expires on:

December 31

the 90-day notice period means the proposed change should generally be communicated by approximately:

October 2

unless you and the landlord agree to different terms.

What If the Landlord Gives You Less Than 90 Days' Notice?

If the landlord wants to increase the rent but does not provide the required notice, the increase may not be enforceable for the upcoming renewal.

Dubai Land Department specifically states that if the landlord does not notify the tenant at least 90 days before expiry, the increase will not be applied under the applicable framework.

If you receive a late rent increase, don't immediately assume that you have to accept it.

Ask the landlord or agent to clarify when the notice was issued and on what basis the proposed increase was calculated.

Keep written records of the communication.

Can the Tenant Reject the Rent Increase?

You can disagree with the proposed increase.

The landlord and tenant can negotiate the renewal terms.

If you cannot reach an agreement, the matter can ultimately be taken to the Rental Disputes Center, where the applicable rules and circumstances can be considered.

The Dubai Land Department states that where the parties fail to agree, the relevant committee can determine the rent while considering factors including the RERA criteria, general economic conditions, the condition of the property and rents for similar properties in the same area.

Can You Negotiate a Lower Increase?

Yes.

The Rental Index provides an important reference point, but you can always try to negotiate with your landlord.

For example, suppose the index permits a maximum increase of:

10%

Your landlord asks for the full 10%.

You could offer:

5%

in exchange for a longer commitment or simply because you believe the proposed rent is too high for the property's condition.

The landlord does not have to accept your offer, but negotiation can result in an agreed rent below the maximum permitted amount.

What If the Landlord Wants More Than the Rental Index Allows?

If the landlord demands an increase above the amount permitted under the applicable rental rules, you should first check the official Rental Index for your property.

Make sure the information entered is correct.

If the result does not support the landlord's proposed increase, explain this to the landlord or agent and provide the official result.

If you still cannot reach an agreement, you may need to seek assistance through the Rental Disputes Center.

Don't rely solely on an agent telling you that a particular increase is "normal."

Check the official calculation yourself.

Can the Landlord Increase Rent During the Current Contract?

Generally, the landlord cannot simply increase the rent in the middle of an existing tenancy because market rents have gone up.

The rent is agreed in the tenancy contract.

Rent increases are generally dealt with when the contract is being renewed.

Dubai's tenancy legislation states that the rent and contract terms are agreed in the tenancy contract and regulates when they can be reconsidered.

If your landlord tells you that your rent will increase immediately during your current contract, check your tenancy agreement and the applicable rules before agreeing to anything.

What Happens If You Agree to a Higher Rent?

If you and your landlord agree on the new rental amount, the renewal contract should reflect the agreed rent.

The renewed tenancy should then be registered through Ejari.

Keep copies of:

1. The renewal contract
2. Your Ejari registration
3. The landlord's notice
4. Any written agreement about the new rent
5. Your Rental Index calculation

These documents can be useful if a disagreement develops later.

Can a Landlord Refuse to Renew?

A landlord cannot simply use a rent increase as an excuse to evict a tenant without following the applicable rules.

There are specific circumstances under which a landlord can seek eviction, including situations such as wanting to sell the property, use it personally or carry out certain types of redevelopment.

The required notice and conditions depend on the reason for eviction.

A landlord who simply wants to charge a higher rent does not automatically have the right to remove a tenant before the end of the tenancy.

What If the Landlord Wants You to Leave?

If your landlord does not want to renew the tenancy because they intend to use the property themselves, sell it, or for another legally recognised reason, different notice requirements can apply.

Dubai Land Department states that where a landlord does not wish to renew because of a recognised eviction reason, the tenant must receive one year's notice through the required documented process.

This is different from a normal rent increase.

A landlord cannot simply say:

"I want to increase the rent, so you have to leave."

The applicable legal requirements depend on the circumstances.

What Should You Do When You Receive a Rent Increase?

Don't immediately accept or reject it.

Instead:

1. Check the Notice Date

Make sure the landlord provided the proposed change at least 90 days before the contract expires.

2. Check Your Current Rent

Make sure the amount in the Rental Index calculation matches what you actually pay.

3. Check the Rental Index

Use the official Dubai Land Department Rental Index for your property.

4. Calculate the Difference

Compare the landlord's proposed new rent with the maximum permitted increase.

5. Negotiate

Even if the landlord is legally allowed to increase the rent, you can still negotiate a lower amount.

6. Keep Everything in Writing

Save emails, WhatsApp messages, notices and copies of your Rental Index calculation.

7. Escalate if Necessary

If you cannot reach an agreement and believe the landlord is demanding an unlawful increase, consider contacting the Rental Disputes Center.

Can the Tenant Ask for a Rent Reduction?

Yes.

The same 90-day notice principle applies if either party wants to reconsider the rental amount.

If your current rent is above the applicable market value, you can use the Rental Index as a basis for negotiating a reduction.

You don't have to wait for the landlord to propose a change.

You can approach them before renewal and say:

"According to the current Rental Index, the property's rental value is lower than my current rent. I'd like to discuss reducing the rent at renewal."

Whether the landlord agrees depends on the circumstances and the applicable rules.

What If Your Apartment Is Already Overpriced?

This is one situation where checking the Rental Index can be particularly useful.

Imagine you pay:

AED 100,000

but the applicable market rent is significantly lower.

The Rental Index may show that no increase is permitted.

That does not automatically mean the landlord must reduce your rent to the index value.

However, it gives you useful information for negotiating your renewal.

You can use the official calculation to support your request for a lower rent.

Does the Rental Index Apply to Villas?

Yes.

The Rental Index covers residential properties, including different property types.

When using the official calculator, you select the relevant property type and enter the required property information.

The applicable result depends on the property's specific details.

Does the Rental Index Apply to Furnished Apartments?

Yes.

Dubai Land Department states that the rental index applies to residential units and does not differentiate between furnished and unfurnished units when determining rental values.

The calculation is based on the relevant property and market information rather than simply whether the apartment contains furniture.

What If You Just Signed a New Rental Contract?

A landlord cannot simply increase the rent immediately because they discover that market rents have risen.

The rental amount is part of the agreed tenancy contract.

If you have just signed a new contract, the rent generally remains the agreed amount for that contractual period unless the contract itself provides otherwise.

Rent increases are primarily relevant when the tenancy is being renewed.

Frequently Asked Questions

Can a landlord increase rent every year in Dubai?

A landlord can propose an increase when renewing a tenancy, but the increase is subject to the applicable rental rules and Rental Index. It is not automatically a particular percentage every year.

How much can a landlord increase rent in Dubai?

The current framework allows increases from 0% to 20%, depending on how the current rent compares with the applicable market average.

What is the RERA Rental Index?

It is the Dubai rental valuation system used to determine market rental values and applicable rental increases based on the property's characteristics and comparable rents.

How do I check my maximum rent increase?

Use the official Dubai Land Department Rental Index. You enter information including the contract expiry date, property type, area and current annual rent.

How much notice does a landlord need to give for a rent increase?

The general requirement is at least 90 days before the tenancy contract expires, unless the parties agree otherwise.

Can a landlord increase rent without 90 days' notice?

The applicable rules generally require 90 days' notice for changes to the rental amount. Dubai Land Department states that an increase will not be applied where the required notice was not given, subject to the applicable circumstances and agreements between the parties.

Can I negotiate a rent increase?

Yes. Even when an increase is permitted, you can negotiate with the landlord for a lower amount.

Can I ask my landlord to reduce my rent?

Yes. You can use the Rental Index as evidence when negotiating a reduction, particularly if your current rent is above the applicable market value.

Can a landlord increase rent during the tenancy?

Generally, the agreed rent applies during the contractual period. Rent changes are normally addressed when the tenancy is renewed.

Can a landlord evict me because I won't accept a rent increase?

A landlord cannot simply evict a tenant because they want a higher rent. Eviction is subject to specific legal grounds and notice requirements.

Does the Rental Index apply to furnished apartments?

Yes. Dubai Land Department states that the residential Rental Index applies to furnished and unfurnished residential units.

What should I do if I think my rent increase is illegal?

Check the official Rental Index, verify the notice period and keep all written communication. If you cannot resolve the issue with the landlord, you can seek assistance through the Rental Disputes Center.

Final Thoughts

A rent increase in Dubai is not simply whatever amount the landlord decides to charge.

When your tenancy comes up for renewal, the landlord needs to follow the applicable rules regarding both the amount of the increase and the required notice.

The most important things to remember are:

1. Check the official Rental Index
2. Don't assume every renewal allows an increase
3. Check whether you received at least 90 days' notice
4. Compare the proposed rent with the permitted increase
5. Negotiate if you think the proposed rent is too high
6. Keep all communication in writing
7. Know your rights before signing the renewal

The Dubai rental market can change quickly, but the official Rental Index gives tenants a much better starting point than simply accepting whatever figure appears on a renewal notice.

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Sources

1. Dubai Land Department: Rental Index
2. Dubai Land Department: Frequently Asked Questions
3. Dubai Land Department: Smart Rental Index 2025
4. Dubai Land Department: Campaign for Ejari Services
5. Dubai Land Department: Tenancy Guide