RERA Rental Index Calculator How It Works 2026: Step-by-Step Walkthrough
REC Community Manager
- The RERA Rental Index Calculator is a free official tool that shows the average market rent for any building or area in Dubai. It is the legal basis for determining whether a landlord's proposed rent increase is allowed.
- Access it through the Dubai REST app (recommended) or via the Dubai Land Department website. Inputs: emirate, area, building type (apartment / villa), and number of bedrooms.
- The calculator outputs a market rent range. Your current rent is then compared to that range to determine the maximum allowed increase under RERA Decree 43 of 2013.
- If your current rent is within 10% of market rent: 0% increase allowed. 11–20% below: up to 5% increase. 21–30% below: up to 10%. 31–40% below: up to 15%. More than 40% below: up to 20%.
- Landlords must give 90 days' written notice (typically by registered post or via Ejari) before the renewal date to apply any increase — otherwise the same rent rolls over for another year.
- Disputes go to the Rental Dispute Settlement Centre (RDSC). The RERA Index is the primary evidence used to determine the legal rent — both tenants and landlords should pull and save the calculator output around renewal time.
What the RERA Rental Index Calculator Actually Does
Dubai's residential rental market is regulated by the Real Estate Regulatory Agency (RERA), part of the Dubai Land Department. To prevent arbitrary or excessive rent increases, RERA maintains a Rental Index that records the average rent for every building, area, and unit type in Dubai based on actual registered Ejari contracts. The Rental Index Calculator is the public-facing tool that lets anyone — tenant, landlord, agent — check the average market rent for a specific property and calculate the maximum legal rent increase.
The calculator is more than informational. Under Dubai Decree No. 43 of 2013, the calculator's output legally determines what rent increase is permitted at renewal. If your landlord proposes an increase that the calculator says is not allowed, you can refuse it — and if you go to the Rental Dispute Settlement Centre, the calculator's output is the primary evidence considered.
It is also the foundation of RERA's broader Smart Rental Index, which from 2026 onward includes building-level quality scoring (A/B/C/D ratings) that further influence allowed rent increases. For the underlying decree mechanics, our guide to how RERA calculates your rent increase covers the full framework.
How to Access the Calculator
The calculator is freely available through two channels — both are official, both produce the same result.
Option 1: Dubai REST App (Recommended)
The Dubai REST app is the Dubai Land Department's all-in-one mobile application. It hosts the Rental Index Calculator alongside Ejari, title deed access, mortgage payments, and other property services. To use it:
- Download "Dubai REST" from the App Store or Google Play (search "Dubai REST" — published by Dubai Land Department).
- Register using your UAE Pass or by creating a new account with your Emirates ID.
- From the home screen, tap "Services" and select "RERA Rental Index" or "Smart Rental Index" (depending on app version).
- Enter the property details (see next section for what to fill in).
- Tap "Calculate" to see the market rent range.
The app version is preferred because it is updated more frequently than the website and includes the Smart Rental Index features rolled out in 2025–2026. For a deeper walkthrough of the Dubai REST app's features beyond the calculator, see our complete Dubai REST app guide.
Option 2: Dubai Land Department Website
For desktop users, visit dubailand.gov.ae and navigate to "Services" → "Real Estate" → "Rental Index" or "Smart Rental Index". The web interface accepts the same inputs as the app and produces the same output. Some advanced features (PDF export, history) work better on the web version.
Both channels are free, with no login required for a basic Rental Index lookup (though saving and exporting results requires login).
Inputs the Calculator Needs
The calculator asks for a small set of inputs to identify your specific property type:
| Input Field | Options / Values | Notes |
|---|---|---|
| Emirate | Dubai (only) | The RERA Index is Dubai-specific; other emirates have separate frameworks |
| Property Type | Apartment / Villa / Commercial | Most rental disputes are residential apartments |
| Area / Community | Dropdown of all Dubai communities | e.g., Dubai Marina, Business Bay, JLT, JVC, Downtown Dubai |
| Building (optional but recommended) | Specific tower / development name | Increases accuracy — Marina Heights ≠ Marina Pinnacle ≠ Marina Promenade |
| Bedrooms | Studio / 1BR / 2BR / 3BR / 4BR / 5BR+ | Match to your contract description |
| Current rent (optional) | AED amount | If entered, calculator shows allowed increase directly |
The output is a market rent range — for example, "AED 110,000 to 135,000" for a 1BR in Dubai Marina. This range represents the average rent across recent registered Ejari contracts for that property type in that area or building. Below the range, the calculator displays the maximum allowed rent increase based on Decree 43/2013.
How the Allowed Rent Increase Is Calculated
The legal heart of the calculator is Decree 43 of 2013. The decree establishes that rent increases are not arbitrary — they are tied to how far below market your current rent sits. Here is the full schedule:
| Current Rent vs Market Rent | Maximum Allowed Increase | Logic |
|---|---|---|
| Within 10% of market | 0% — no increase | Already at fair market level |
| 11–20% below market | Up to 5% | Slight catch-up |
| 21–30% below market | Up to 10% | Larger catch-up but capped |
| 31–40% below market | Up to 15% | Significant gap, larger catch-up |
| More than 40% below market | Up to 20% | Maximum permitted under any circumstance |
| Above market | No increase (and tenant may have grounds for reduction) | Rare but possible after sharp market declines |
The 20% maximum is absolute. Even if your rent is 70% below market, the landlord cannot increase by more than 20% in a single renewal year. This is a tenant protection — a landlord who undersold for years cannot reset to market in one jump. They can, however, apply 20% increases year after year until the gap closes.
For a calculator-only view of allowed increases without the full RERA process, our RERA rent increase calculator article walks through the percentages with quick examples.
Worked Example 1: Tenant Within Market Range
You rent a 1BR in JLT for AED 90,000 per year. Renewal is approaching and your landlord proposes AED 105,000.
- Open the Dubai REST app and select "RERA Rental Index Calculator".
- Enter: Emirate: Dubai. Type: Apartment. Area: Jumeirah Lake Towers. Bedrooms: 1.
- The calculator returns: Market rent range AED 85,000–100,000.
- Compare: Your current rent (AED 90,000) is within the market range — specifically about 5% below the midpoint.
- Result: Within 10% of market. Maximum allowed increase: 0%. Your landlord's proposed AED 105,000 is illegal under Decree 43/2013.
- Action: Reply in writing (with the screenshot of the calculator output) declining the increase. Your rent stays at AED 90,000 for another year.
This is the most common scenario for tenants on contracts that have already been adjusted in recent years. The 10% buffer is the protection against constant nuisance increases.
Worked Example 2: Tenant Significantly Below Market
You moved into a 2BR Business Bay apartment in 2021 at AED 110,000/year. The market has surged. Your landlord proposes AED 165,000 for the upcoming renewal — a 50% jump.
- Run the calculator: Emirate: Dubai. Type: Apartment. Area: Business Bay. Building: (your specific tower). Bedrooms: 2.
- Calculator returns: Market rent range AED 165,000–195,000. Midpoint approximately AED 180,000.
- Compare: Your current AED 110,000 vs market AED 180,000. The gap is (180,000 - 110,000) / 180,000 = 38.9% below market.
- Apply Decree 43: 31–40% below market = maximum 15% allowed increase.
- Maximum allowed rent: AED 110,000 × 1.15 = AED 126,500.
- Result: The landlord's proposed AED 165,000 is illegal. The maximum legal increase is to AED 126,500.
- Action: Decline the AED 165,000 in writing, citing the calculator output. The landlord can either accept AED 126,500 or take the dispute to the RDSC — where the calculator's output will determine the legal rent.
This is a common scenario for long-term tenants who locked in rent during the 2020 dip. The decree protects them from a sudden full-market jump even when the gap is large.
Worked Example 3: Landlord Justifying a Reasonable Increase
You are a landlord. Your tenant has been in a 1BR Marina apartment for two years at AED 95,000. The market has risen and you would like to bring rent in line.
- Run the calculator: Marina, 1BR apartment, your specific tower.
- Calculator returns: Market rent range AED 115,000–140,000. Midpoint ~AED 127,500.
- Calculate the gap: (127,500 - 95,000) / 127,500 = 25.5% below market.
- Apply Decree 43: 21–30% below market = up to 10% increase.
- Maximum permitted rent: AED 95,000 × 1.10 = AED 104,500.
- Action: Send your tenant a 90-day written notice proposing AED 104,500 (or any amount up to that figure). If your tenant disputes, the calculator output supports your case.
If the gap is still substantial after this renewal, you can apply another increase the following year — but only after another 90-day notice and another fresh calculator run. RERA does not allow stacking multiple years of foregone increases into one bumper renewal.
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The 90-Day Notice Rule
This is where many landlords lose their right to increase rent. Decree 43/2013 requires a written notice of any rent increase to be given to the tenant at least 90 days before the renewal date. The notice should be sent by registered post or formally documented (Ejari, email with delivery confirmation, courier with receipt).
If the landlord fails to give 90 days' notice, the same rent rolls over for another year. The right to increase is forfeited until the next renewal cycle. This is one of the strongest tenant protections in the law — and one of the most commonly missed by smaller landlords or those who self-manage.
Tenants seeking to negotiate or refuse an increase should also reply in writing within the 60–90 day pre-renewal window. A documented paper trail is essential if the matter ends up at the RDSC.
What If the Building Has No Recent Data?
The calculator works best for buildings with a healthy history of registered Ejari contracts. For very new buildings, very small developments, or units with unusual layouts, the calculator may either:
- Default to area-level averages. If your building doesn't have enough data, the calculator falls back to the broader community average for that bedroom count.
- Show a wide range. Limited data produces a wider range — say AED 100K–145K instead of AED 115K–135K. This gives less precision for the gap calculation.
- Trigger manual review. For unusual cases, RERA allows tenants and landlords to request an official valuation that supersedes the calculator output. This is rare and usually only used for unique villas, penthouses, or new buildings.
For most mainstream buildings (Marina towers, Downtown towers, Business Bay towers, JLT clusters, JVC complexes, Mirdif communities), the calculator has rich data and produces tight, defensible ranges.
Smart Rental Index: 2026 Updates
From 2025 onward, RERA introduced the Smart Rental Index, which extends the basic Rental Index Calculator with building-level quality ratings (A, B, C, D) based on amenities, condition, age, services, and management quality. Higher-rated buildings can command premium rents within their area; lower-rated buildings have lower allowed market rents. The same Decree 43 mechanics apply, but the market rent range used is now adjusted for the building's quality tier.
For a complete walkthrough of the Smart Rental Index — what changes, who is affected, and how to check your building's rating — see our Smart Rental Index step-by-step guide.
Disputes: When the Calculator and Landlord Disagree
If you and your landlord cannot agree even after consulting the calculator, the dispute goes to the Rental Dispute Settlement Centre (RDSC), part of the Dubai Land Department. The process:
- File a case at the RDSC. Filing fee is 3.5% of the annual rent (capped, with minimums and maximums published by the centre).
- Submit evidence. Your tenancy contract, Ejari, written communications with the landlord, and a printed/saved RERA Rental Index Calculator output.
- Mediation phase. RDSC encourages a settlement before formal hearing — most disputes resolve here within 4–8 weeks.
- Formal judgement. If mediation fails, a judge rules. The Rental Index Calculator is the primary evidence considered. The judgement is binding and enforceable.
- Appeal. Either party can appeal a judgement within a specified window — but the appeal court will also rely on the same calculator output.
For a complete picture of tenant rights, including renewal disputes, eviction notices, and security deposits, our tenant rights guide covers the full framework.
Tips for Tenants
- Run the calculator in the 60–90 day pre-renewal window. If your landlord has not given proper notice, you have grounds to insist on rolling over at the same rent.
- Save and screenshot the result. The calculator output should be saved with a date and the property details — this becomes evidence if the matter escalates.
- Compare with live listings. Cross-reference the calculator with current Property Finder and Bayut listings for similar units. If the calculator looks low, request a manual review through RERA.
- Negotiate, don't just refuse. If the calculator shows a 5% increase is allowed but the landlord wants 10%, offering 7% (with proof you can leave) often settles without a dispute.
- Plan ahead if you might leave. Decree 43 also covers your right to remain in the property — if the landlord wants to evict at the end of a contract, they need to show valid grounds and give 12 months' notice.
Tips for Landlords
- Always send the 90-day notice in writing. Skipping this forfeits your right to increase. Use registered post or a documented digital channel.
- Use the calculator before setting your asking price. Charging significantly above market triggers tenant pushback and may lead to a vacancy that costs more than a moderate increase.
- Keep your Ejari current. Unregistered tenancies are uncommon but if any contract isn't logged, it doesn't feed into the index — depriving you and other landlords of accurate data.
- Stack multiple year increases legally. If you are catching up to market over several years, document each year's calculator output as justification.
- Get a property management partner. For multi-unit landlords, professional managers handle notices, calculator runs, and disputes — see our guide to Dubai property management companies.
Frequently Asked Questions
Is the RERA Rental Index Calculator free to use?
Yes. The calculator is free for both tenants and landlords. You don't need to log in for a basic calculation, though saving and exporting results requires a UAE Pass or Dubai REST account.
How accurate is the calculator?
For mainstream Dubai buildings with hundreds or thousands of registered Ejari contracts, the calculator is extremely accurate — ranges typically span ±10% around the midpoint. For new buildings, very small developments, or unusual layouts, accuracy is lower and the calculator may default to area-level averages.
Can my landlord ignore the calculator and demand a higher increase?
They can demand it, but you don't have to accept it. If you decline in writing and they take the dispute to the RDSC, the calculator's output is the primary legal basis for the ruling. Landlords lose these cases routinely when their proposed increase exceeds the calculator-permitted maximum.
Does the calculator account for property condition?
The base calculator does not — it treats all units of the same type in the same building as equivalent. The 2026 Smart Rental Index extends this with building-level quality ratings (A/B/C/D). For unit-level adjustments, RERA allows manual review in exceptional cases.
How often is the index updated?
The underlying data updates continuously as new Ejari contracts are registered. Published index values are typically refreshed quarterly. Small short-term market swings may not show in the calculator immediately.
What if my landlord didn't give me 90 days' notice — can they still increase next year?
Yes. The 90-day rule applies per renewal cycle. If they miss it this year, your rent rolls over at the same amount; if they give proper notice 90+ days before next year's renewal, they can apply an increase then (subject to the calculator at that time).
Can the calculator be used outside Dubai?
No. The RERA Rental Index Calculator is specific to Dubai. Other emirates have their own frameworks — Abu Dhabi has rental cap regulations, Sharjah has its own rental index, and so on. Always check the relevant emirate's framework.
What if the calculator shows my rent is above market — can I demand a reduction?
Yes, you can request a reduction at renewal. The same Decree 43 framework applies in reverse — if your rent is above the calculator's market range, you can negotiate down or refuse to renew at the existing rate. In practice, market-above rents are rare in Dubai's currently rising market but more common in declining markets.
Run the RERA Rental Index Calculator on the Dubai REST app at least 90 days before your renewal date, save the result, and start the conversation early. For step-by-step protection of your tenant rights — including security deposits, evictions, and maintenance — see our complete tenant rights guide.
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