Arjan rents by apartment size: what 1,561 contracts show
A studio in Arjan was signed at a median of AED 3,750 a month and a one bedroom at AED 5,796, across 1,561 registered tenancy contracts. Arjan is filed in the register under the area name Al Barshaa South Third, the plot that holds SKYZ by Danube, Miraclz Tower and NAS3. That name matters, because a search for Arjan will not find the register entry. Behind this page sit 1,561 registered new tenancy contracts, so the figures below are not asking prices with an agent's margin on top - they are what tenants signed. Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026. Renewals are left out because the rent cap holds them below the open market, and bulk contracts covering several flats at once are excluded too.
What tenants actually signed in Arjan
The studio is the volume product here. 719 of the 1,561 contracts are studios, and their median is AED 3,750 a month, or AED 45,000 a year. The middle half of those tenants pays between AED 3,333 and AED 4,166 - a spread of only AED 833, which tells you the studio market in Arjan is tight and fairly uniform. One-bedroom flats are the second block: 606 contracts at a median of AED 5,796. Two bedrooms: 210 contracts at AED 7,916. Three-bedroom flats barely exist in Arjan, and the 26 contracts behind that row are the reason we mark it as thin.
| Layout | Registered contracts (n) | 25th percentile | Median per month | 75th percentile | Median per year |
|---|---|---|---|---|---|
| Studio | 719 | AED 3,333 | AED 3,750 | AED 4,166 | AED 45,000 |
| 1 bedroom | 606 | AED 4,583 | AED 5,796 | AED 6,666 | AED 69,552 |
| 2 bedrooms | 210 | AED 6,833 | AED 7,916 | AED 9,583 | AED 94,992 |
| 3 bedrooms | 26 | AED 7,500 | AED 10,416 | AED 12,916 | AED 124,992 |
Read the quartiles, not just the median. A one-bedroom flat signed at AED 4,583 and one signed at AED 6,666 are both perfectly normal Arjan deals in the same month; the difference of AED 2,083 a month is what building age, floor, view and how long the unit has been empty are worth. If a landlord quotes you above AED 6,666 for a one bedroom, a quarter of the market signed below AED 4,583 in the same period, and that is a fact you can put on the table.
Asking prices, in a table of their own
Asking prices and contract rents are two different measurements and we never mix them in one column. Our own reading of listings on propertyfinder.ae covers 77 studio, 75 one-bedroom, 76 two-bedroom and 76 three-bedroom adverts in Arjan. The gap to the register widens with every extra room.
| Layout | Listings (n) | Lowest asking | Median asking | Highest asking | Above the contract median |
|---|---|---|---|---|---|
| Studio | 77 | AED 3,000 | AED 4,083 | AED 7,500 | 8.9 % |
| 1 bedroom | 75 | AED 4,167 | AED 6,250 | AED 9,167 | 7.8 % |
| 2 bedrooms | 76 | AED 6,500 | AED 9,375 | AED 13,333 | 18.4 % |
| 3 bedrooms | 76 | AED 7,667 | AED 14,375 | AED 17,917 | 38.0 % |
For a studio the asking median is 8.9 percent above the contract median, for a one bedroom 7.8 percent - close enough that the advertised price is roughly the price. For three bedrooms it is 38.0 percent, and that number is really a statement about scarcity: 76 large flats are advertised against 26 that were let. What sits in the listings for months is not what the market pays.
Arjan against the cheaper end of the register
| Area | Register name | Studio median | Studio contracts (n) | 1 bedroom median | 1 bedroom contracts (n) |
|---|---|---|---|---|---|
| Arjan | Al Barshaa South Third | AED 3,750 | 719 | AED 5,796 | 606 |
| Jumeirah Village Circle | Al Barsha South Fourth | AED 3,750 | 752 | AED 5,833 | 963 |
| Al Furjan und Discovery Gardens | Jabal Ali First | AED 3,666 | 395 | AED 5,666 | 392 |
| Dubai Sports City | Al Hebiah Fourth | AED 3,333 | 576 | AED 4,972 | 525 |
| Al Warsan First | Al Warsan First | AED 2,583 | 596 | AED 3,666 | 533 |
Arjan and Jumeirah Village Circle land on exactly the same studio median of AED 3,750, from 719 and 752 contracts respectively - two of the deepest samples in the whole extract, agreeing to the dirham. Al Furjan and Discovery Gardens, which the register keeps together under Jabal Ali First, sit AED 84 lower. If your budget is the only thing that matters, Al Warsan First is AED 1,167 a month below Arjan on the studio and AED 2,130 below on the one bedroom, in the east of the city and a long way from Arjan.
What a lease costs on top of the rent
Take the studio median of AED 45,000 a year. The agency fee is 5 percent of the annual rent, so AED 2,250. An unfurnished flat normally carries a security deposit of the same 5 percent, another AED 2,250, refundable when you hand the keys back. Ejari registration is AED 220 and the DEWA deposit for a flat is AED 2,000 - it would be AED 4,000 for a villa. None of that is negotiable the way the rent is, so put it in the budget before you start viewing. On a one bedroom at AED 69,552 a year the two 5 percent items become AED 3,478 each.
How the bedroom count was derived
The tenancy register records floor area far more reliably than bedrooms, so the class comes from the area: studio up to 57 square metres, one bedroom 58 to 95, two bedrooms 96 to 146, three bedrooms 147 to 260 and four bedrooms from 261. Those cut-offs were calibrated on 2,177 of our own portal listings that state bedrooms and area together, then checked against the sale register, where the bedroom count is recorded: studio 37 against 42 square metres at the median, one bedroom 75 against 74, two bedrooms 120 against 117, three bedrooms 172 against 177. The honest part is that the classes overlap: the middle 80 percent of two-bedroom flats measure 92 to 149 square metres, so a generous one bedroom can land in the two-bedroom row. Studios are their own object type in the register and are not derived at all.
Questions and answers
Is Arjan the cheapest area in Dubai with a large sample?
It shares the place rather than owning it. The Arjan studio median is AED 3,750 from 719 contracts and Jumeirah Village Circle matches it exactly at AED 3,750 from 752. Al Warsan First is lower at AED 2,583 from 596 contracts, but that is the old east of the city, not new Dubailand stock.
Why is your three-bedroom figure so far below the listings?
26 contracts against 76 listings. Large flats in Arjan let rarely, so the contract median of AED 10,416 rests on a thin sample, while the asking median of AED 14,375 is dominated by units that have not let at all.
Do these medians apply when I renew my contract?
No. Every figure here is a new letting. A renewal in Arjan is capped by the Dubai rent index and usually comes in below these numbers, which is exactly why we exclude renewals.
Why does the register call Arjan Al Barshaa South Third?
Because the register works with cadastral community names, not marketing names. Al Barshaa South Third is the community that contains SKYZ by Danube, Miraclz Tower and NAS3. It is not the same place as Al Barsha 1, 2 or 3 near Mall of the Emirates.
How much do I need in cash on the day I sign?
On the studio median: AED 2,250 agency fee, AED 2,250 deposit, AED 2,000 for DEWA and AED 220 for Ejari, on top of whatever the first rent cheque is.
Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026, reproduced with attribution and not a DXB Radar survey. Asking prices: our own reading of propertyfinder.ae listings, September 2026.
Every new reading of the register goes out on the channel first: t.me/dxbradar.