The RERA rent increase calculator, now run on DLD's Smart Rental Index, shows the most a landlord can add when a Dubai lease is renewed: nothing if your rent is less than 10% below the average for similar homes, then 5%, 10%, 15% or 20% as the gap widens past 40%. The landlord also has to give at least 90 days' notice before the contract ends. Here is how to use the RERA rent increase calculator, check its result yourself and respond to a renewal notice.
| Your current rent compared with the average for similar homes | Maximum increase at renewal |
|---|---|
| Less than 10% below the average | 0% (no increase) |
| 11% to 20% below | 5% of your current rent |
| 21% to 30% below | 10% |
| 31% to 40% below | 15% |
| More than 40% below | 20% |
These bands come from Decree No. 43 of 2013, which applies to landlords across Dubai, including special development areas and free zones. The average is taken from the rent index approved by the Real Estate Regulatory Agency (RERA), which today is Dubai Land Department's Smart Rental Index.
How does the RERA rent increase calculator work in 2026?
Dubai Land Department (DLD) launched the Smart Rental Index on 2 January 2025. It goes beyond area averages: each building is rated on its technical and structural characteristics, the quality of its finishes and maintenance, its location, and the services on offer, such as maintenance, cleanliness and parking management. The average rent for your home, and so your permitted increase, reflects that building rating, and DLD keeps updating the criteria as the market changes.
The index covers all residential areas in Dubai, including special development zones and free zones. To use it, open the Rental Index service on the DLD website or in the Dubai REST app (it is also offered through the Ejari system and the DubaiNow app) and enter:
- the date your tenancy contract expires
- the property type and the area
- the number of rooms
- your current annual rent
The result appears straight away and shows the average rent for comparable homes and the maximum increase allowed at your renewal.
How to calculate your rent increase yourself
You can check the calculator's answer in two steps. First, work out how far below the average your rent is: (average rent − your rent) ÷ average rent × 100. Then find that percentage in the table above. The increase is a percentage of your current rent, not of the average.
For example, here is a home rented for AED 90,000 a year, against five different averages:
| Average rent for similar homes | How far below the average | Maximum increase | New rent at most |
|---|---|---|---|
| AED 95,000 | 5.3% | 0% | AED 90,000 |
| AED 105,000 | 14.3% | 5% | AED 94,500 |
| AED 120,000 | 25% | 10% | AED 99,000 |
| AED 140,000 | 35.7% | 15% | AED 103,500 |
| AED 160,000 | 43.8% | 20% | AED 108,000 |
The decree words its first two bands as less than 10% and 11% to 20% below the average, so a rent between 10% and 11% below falls in the gap; if yours does, rely on the result the DLD calculator gives you. And remember that the calculator gives a ceiling, not a target: landlord and tenant can agree a smaller increase, or none at all.
How much notice must a landlord give for a rent increase?
At least 90 days before the contract expires. 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 agreed otherwise, either side who wants to change any term of the lease at renewal, including the rent, must notify the other no less than 90 days before the expiry date.
Two other articles matter at renewal. Article 13 lets landlord and tenant review the rent up or down before the lease expires; if they can't agree, the Rental Dispute Centre can set a fair rent, taking into account the RERA criteria for rent increases. And under Article 6, if the lease ends and the tenant stays on without objection from the landlord, the contract renews for the same term (or one year, if that is shorter) on the same terms.
Keep proof of dates and results Save the notice you receive or send, with its date, and take a dated screenshot or PDF of the Rental Index result at the same time. The index is updated as the market changes, so the result you see in July may not match the one in October.
What to do when you get a rent increase notice
- Check the dates. Was the notice given at least 90 days before your contract expires?
- Run the calculator with your contract details and current rent, and save the result.
- Compare the landlord's figure with the maximum the index allows.
- Reply in writing. If the increase is within the limit and you want to stay, agree and renew. If it is above the limit, or the notice came late, say so and attach the calculator result.
- Register the renewal in Ejari once you agree, so the new rent and dates are on record.
- Go to the Rental Dispute Centre if you can't agree. It can set a fair rent under Article 13.
For landlords: raising the rent the legal way
Run the index before you send anything: it tells you whether any increase is allowed for the renewal date. If it is, send notice of the new rent at least 90 days before expiry, in writing, and keep proof of delivery. If the index allows no increase, renew at the same rent. Over the longer term, remember that the building rating behind the index reflects maintenance, finishes, cleanliness and parking, so a well-run building supports a higher average.
Ending a lease is a separate process. At expiry, a landlord can only seek eviction for specific reasons: selling the property, the owner or a first-degree relative moving in, or demolition or major restoration. The landlord must give 12 months' notice through a notary public or registered post, and a higher rent from a new tenant is not one of the reasons. Our guide to Dubai tenancy laws covers notices and evictions in detail.
Setting the right rent from the start avoids most renewal disputes. See how to set rent prices for your properties and why Ejari matters for landlords and tenants, or ask our property management team about handling renewals for you.
Renewing a lease or setting a new rent? Contact West Gate for a second opinion on your index result and your options.
Frequently asked questions
How do I use the RERA rent increase calculator?
Open the Rental Index service on the DLD website or in the Dubai REST app, enter your contract expiry date, property type, area, number of rooms and current annual rent, and it shows the average rent and the maximum increase allowed.
Can my landlord increase the rent every year in Dubai?
Only at renewal, only if the Smart Rental Index shows your rent sits 11% or more below the average for similar homes, and only with at least 90 days' notice before the contract ends.
How much notice does a landlord need to give for a rent increase in Dubai?
At least 90 days before the tenancy contract expires, unless the parties agreed otherwise, under Article 14 of Law No. 26 of 2007 as amended.
Is the increase a percentage of my rent or of the average?
Of your current rent. The gap to the average only decides which band applies: 0%, 5%, 10%, 15% or 20%.
What if the calculator shows 0%?
Then no increase is allowed at that renewal under Decree No. 43 of 2013. The rent can stay the same, or both sides can agree a lower rent.
Does the Smart Rental Index cover free zones and special development areas?
Yes. DLD says the index covers all residential areas in Dubai, including special development zones and free zones.
Can the rent go down at renewal?
Yes. Article 13 lets landlord and tenant review the rent up or down before the lease expires. If they can't agree, the Rental Dispute Centre can set a fair rent.
What happens if nobody sends a notice and I stay on?
Under Article 6, the lease renews for the same term, or one year if that is shorter, on the same terms, including the rent.
Sources
- Decree No. 43 of 2013 determining rent increases in Dubai (Dubai Land Department, PDF)
- Law No. 26 of 2007 and Law No. 33 of 2008 on landlords and tenants (Rental Dispute Centre compilation, PDF), Articles 4, 6, 9, 13, 14 and 25
- Dubai Land Department: Rental Index service
- Dubai Land Department: Smart Rental Index 2025 launch, 2 January 2025
- Rental Dispute Centre
Checked on 26 October 2026.
