This report outlines Comparison between North Coast, Dubai and Jeddah properties 2026 . The data is drawn from official real estate platforms such as Aqarmap, Property Finder, Bayut, and Saudi local listings, with all prices converted into US dollars. It also includes regulations governing foreign ownership and the additional fees imposed in each country.
Price per Square Meter in Dubai – UAE (2026)
Data is based on September 2026 listings from real estate platforms. Figures below reflect listing prices:
- Downtown Dubai: 3,107 AED/ft² → 33,443 AED/m² → 9,106 USD/m²
- Business Bay: 2,317 AED/ft² → 24,953 AED/m² → 6,791 USD/m²
- Jumeirah Village Circle (JVC): 1,366 AED/ft² → 14,703 AED/m² → 4,004 USD/m²
Average prices in Dubai range between 4,000 and 9,000 USD/m², with central and waterfront districts on the higher end.
Price per Square Meter in North Coast – Egypt (2026)
Data collected from Aqarmap and other platforms in 2026:
- Mid-range unit: 37,647 EGP/m² → 782 USD/m²
- Luxury project: 51,605 EGP/m² → 1,072 USD/m²
- Premium unit: 54,844 EGP/m² → 1,139 USD/m²
Average prices in the North Coast range from 700 to 1,200 USD/m², with first-row seafront or luxury developments reaching the upper bracket.
Price per Square Meter in Jeddah – Saudi Arabia (2026)
Based on 2026 Saudi listings:
- Apartment of 150 m² priced at 550,000 SAR → 3,666 SAR/m² → 978 USD/m²
Comparative listings show that average prices in Jeddah vary between 1,000 and 1,300 USD/m² in mid-level districts, while prime neighborhoods reach 1,500 – 2,500 USD/m².
Comparison Table
| City | Example Area/Unit | Local Price/m² | USD/m² |
|---|---|---|---|
| Dubai | Downtown | 33,443 AED | 9,106 |
| Dubai | Business Bay | 24,953 AED | 6,791 |
| Dubai | JVC | 14,703 AED | 4,004 |
| North Coast | Mid-range unit | 37,647 EGP | 782 |
| North Coast | Luxury project | 51,605 EGP | 1,072 |
| North Coast | Premium unit | 54,844 EGP | 1,139 |
| Jeddah | Apartment 150 m² | 3,666 SAR | 978 |
Foreign Ownership Regulations
Egypt
- Foreign nationals are permitted to purchase property.
- Payment must be made in foreign currency through a state bank.
- In certain regions such as Sinai, ownership is granted via usufruct rights, not freehold.
- No additional fees apply to foreigners compared with Egyptians.
Saudi Arabia
- Foreign ownership is permitted in specific areas approved by the Council of Ministers.
- A 5% property transfer fee applies, constituting an added cost compared with some citizens.
- Foreigners cannot own property in Makkah or Madinah.
UAE (Dubai)
- Foreigners can purchase in designated Freehold zones.
- Property transfer fee of 4% applies, equal for both citizens and foreigners.
- Additional registration fees and agency commissions apply.
Analysis
- Dubai prices are the highest by a significant margin compared to North Coast and Jeddah.
- Jeddah prices are mid-range, approaching North Coast levels for upscale projects.
- North Coast offers much lower entry prices, undercutting Dubai and slightly below Jeddah.
- Foreign ownership costs differ:
- Egypt imposes no foreign-specific fees.
- Saudi Arabia enforces a 5% transfer fee.
- Dubai charges 4%, applicable to all.
- Currency risk in Egypt may impact real returns for foreign investors.
- Jeddah’s market is largely driven by local demand, supporting price stability.
- Dubai benefits from liquidity and high resale potential, with strong international demand.
Conclusion
- Dubai: Very high property values (4,000 – 9,000 USD/m²). Suitable for long-term investment or buyers seeking a globally stable market.
- North Coast: Affordable range (700 – 1,200 USD/m²). Attractive for seasonal use or medium-cost investment.
- Jeddah: Moderate prices (1,000 – 2,500 USD/m²). Best suited for residential buyers seeking stable value.
