The RERA rent increase calculator tells you the most your Dubai landlord can add at renewal. It compares your current rent with the official average for similar units. Under Decree 43 of 2013, rent up to 10% below that average cannot rise at all, and the ceiling is 20% only when your rent is more than 40% below it.
Rent rules are one stage of a tenancy. For the full picture, see our complete guide to renting in Dubai.
The law behind Dubai rent increases
Two pieces of law do almost all the work.
Decree No. 43 of 2013 sets the maximum increase “when renewing” a lease, based on how far your rent sits below the average rental value of similar units. That average comes from the Rent Index approved by RERA. The decree applies across Dubai, including free zones such as DIFC.
Law No. 26 of 2007, Article 14, says a party who wants to change any lease term at renewal, rent included, must notify the other side at least 90 days before expiry, unless they agreed otherwise.
Put together: the index decides how much, and the notice rule decides whether an increase can apply this year.
The five rent increase bands
Your current rent vs the index average | Maximum increase |
Up to 10% below | 0% |
11% to 20% below | 5% |
21% to 30% below | 10% |
31% to 40% below | 15% |
More than 40% below | 20% |
Two details matter. The percentage is applied to your current rent, not to the index figure. And if your rent is at or above the average, no increase is allowed.
How to use the RERA rent increase calculator
- Open the DLD rental index service or the rental index section of Dubai REST.
- Select the area, property type and number of bedrooms. Some versions also ask for the building.
- Enter your current annual rent as shown on your registered lease.
- Read the result. It shows the average rent for comparable units and the maximum permitted increase.
- Screenshot or save the result with the date. It is your evidence if the landlord disagrees.
DLD moved to a building-level Smart Rental Index in recent years, so results can differ between towers in the same community. Run the calculator for your actual building where the option exists.
Worked examples
Current rent | Index average | Gap below average | Max increase | New rent ceiling |
AED 95,000 | AED 100,000 | 5% | 0% | AED 95,000 |
AED 80,000 | AED 100,000 | 20% | 5% | AED 84,000 |
AED 72,000 | AED 100,000 | 28% | 10% | AED 79,200 |
AED 60,000 | AED 100,000 | 40% | 15% | AED 69,000 |
AED 55,000 | AED 100,000 | 45% | 20% | AED 66,000 |
Notice the fourth row. A rent exactly 40% below average falls in the 31–40% band, so the cap is 15%, not 20%. Landlords sometimes round in their own favour.
There is also a gap in the decree’s wording between “up to 10%” and “11%”. A rent 10.5% below average is not clearly placed. In practice the official calculator applies its own rounding, which is one more reason to rely on its result rather than your own maths.
The 90-day notice rule
Your landlord must tell you about an increase at least 90 days before the lease ends. The notice should be written. The law accepts a notary, registered post, hand delivery or approved electronic means.
What happens if notice is late? Most lawyers read Article 14 to mean the increase cannot apply for that renewal, and the old rent carries on. This is a common position in Rental Disputes Centre cases, but outcomes depend on the facts and on what your contract says about notice. Verify with a lawyer before refusing to pay.
Where the rules do not help you
Be clear about the limits:
- New leases are not capped. The decree applies when renewing. A landlord can ask any price from a new tenant.
- The index is an average. A recently renovated unit or a premium view may justify a higher figure in a dispute.
- Eviction is a separate route. A landlord who wants you out for sale or personal use must follow the 12-month notice rules in the amended Article 25, not the rent bands.
- Contract terms still count. If you agreed in writing to a fixed increase, expect that clause to be argued.
Why two flats in one community get different answers
DLD moved from a broad area index to a smarter, more granular version in recent years. The calculator now leans on registered lease data for comparable units, and in many communities you can select the specific building.
The practical effect is simple. Two one-bedroom flats in the same district can get different caps because their towers have different average rents. A newer building with better facilities may show a higher average, which allows a bigger increase.
So run the check for your building, not just the area. If the calculator offers only the community, note that on your saved result. And check again close to the renewal date, because index values are refreshed.
A renewal reply you can adapt
Dear [landlord], thank you for your notice dated [date]. I have checked the RERA rental index calculator for [building, unit type] today. My current rent of AED [x] is [y]% below the average of AED [z], which allows a maximum increase of [n]%. I am happy to renew at AED [new figure]. A screenshot of the result is attached.
Short, factual and dated. It works because it gives the landlord a figure they can verify in two minutes.
What to do if the increase is too high
- Run the calculator and save the result.
- Reply in writing within the notice window, quoting the permitted percentage.
- Offer to renew at the permitted rent. Keep paying on time.
- Negotiate. Many landlords accept the calculator figure once shown it.
- File at the Rental Disputes Centre if there is no agreement. The fee is 3.5% of annual rent, with a AED 500 minimum. Our guide to filing a rental dispute in Dubai explains the process.
Our view: step 4 settles most cases. Filing is worth it when the difference over the year is larger than the fee plus your time, which is usually true on mid-range rents.
If you pay rent by cheque, the number of cheques can change with the new rent. See rent cheques in Dubai before signing.
Frequently asked questions
How much can a landlord increase rent in Dubai in 2026?
Between 0% and 20%, depending on how far your current rent is below the RERA index average for similar units. Up to 10% below means no increase; 11–20% allows 5%; 21–30% allows 10%; 31–40% allows 15%; more than 40% allows 20%. The landlord must also give 90 days’ notice.
Is the RERA calculator legally binding?
The calculator applies Decree 43 of 2013 and the official Rent Index, which is the benchmark the Rental Disputes Centre relies on. It sets a maximum, not an automatic rise. Landlords can ask for less, and tenants can challenge any proposed increase above the calculator’s result at the RDC.
Does the rent increase cap apply to new tenants?
No. The decree applies when renewing an existing lease. A landlord can set any rent for a new tenant, subject only to what the market will pay. That is why a renewing tenant often pays less than a new one in the same building during a rising market.
What if my landlord did not give 90 days’ notice?
Article 14 of Law 26 of 2007 requires at least 90 days’ notice before expiry to change lease terms, unless agreed otherwise. Many disputes treat late notice as meaning the increase cannot apply for that renewal. Check your contract’s notice clause and take advice before refusing to pay.
Can my landlord increase rent in the middle of the lease?
Not normally. Article 7 of Law 26 of 2007 prevents either side from changing a valid lease unilaterally during its term. Increases are made at renewal, within the Decree 43 bands, and after proper notice. A mid-lease demand can be refused and, if pressed, taken to the RDC.
Use the RERA rent increase calculator before you reply
Check the figure the day the notice arrives, save the result and answer in writing. Index values update and procedures change, so rely on the live DLD calculator. General information, not legal advice. More Dubai property guides are on Live In Gulf.
