Dubai vs Moscow: where to invest in 2026
We compare price per square metre, rental yield, mortgage costs, taxes and currency risk — for private investors choosing between the two markets.
Cost of money and yield
In short
Price per square metre in Dubai is on average higher than in Moscow, but money there is 3–4 times cheaper, and rental income is tax-free. In Moscow, with mortgage rates around 18–19%, buying to let with a loan almost always loses money: a 4% rental yield does not cover the cost of money.
Dubai is not risk-free: the market is cyclical, transaction numbers fell in Q3 2026 and price growth has slowed. Choosing the area, developer and payment plan matters more than the mere fact of buying in Dubai.
For developers, the comparison is even clearer — see the “Russia vs Dubai” project calculation on the homepage.
Comparison table
| Parameter | Dubai | Moscow |
|---|---|---|
| Price per m² of housing | ≈ RUB 420kmedian AED 1,716/sq ft, all transactions | ≈ RUB 265–300knew builds / resale, April 2026 |
| Rental yield | 4–8% per yeardepending on the area | 4.1% per yearone-bedroom apartment, May 2026 |
| Rental payback | ≈ 13–25 yearsbased on gross yield | ≈ 25 yearsone-bedroom apartment |
| Key rate | 3.65% (CBUAE)EIBOR 3M — 4,44% | 14% (Bank of Russia)September 2026 |
| Market mortgage rate | ≈ 5–6%non-resident, down payment from 40–50% | ≈ 18,7%weighted average, October 2026 |
| Tax on rental income | 0%for individuals in the UAE | 13–22%resident NDFL, progressive scale |
| Purchase costs | ≈ 4% + 2% to the agentDLD fee, commission | state duty, servicessignificantly lower |
| Currency | AED, pegged to USDrate of 3.6725 since 1997 | RUBfloating rate |
| Price growth 2025 | +8,8%median price per sq ft, DLD | depends on the segmentreal primary-market prices near zero in Q2 2026 |
| Residency through property | YesGolden Visa from AED 2M | — |
Sources: DLD (via DXB Analytics), ERZ.RF as of 01.04.2026, Avito Real Estate / RBC (May 2026), Bank of Russia, CBUAE, ADCB (EIBOR, 15.10.2026), DOM.RF (mortgage rates as of 14.10.2026). Exchange rate 1 AED ≈ RUB 22.7. Green marks where conditions are better for the investor.
This material is for information only and does not constitute individual investment, tax or legal advice. Market data as of October 2026; check current terms before any transaction.
Further reading
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