Dubai and Abu Dhabi are climbing the global real estate transparency rankings, as transaction activity in the world's most transparent markets surged 64% over the past two years.
The finding comes from the 2026 Global Real Estate Transparency Index (GRETI) by JLL and LaSalle, which tracks transparency across 88 countries and 146 city markets.
The UAE is among the Gulf markets showing the strongest progress, alongside Saudi Arabia and Qatar. The improvement reflects growing access to real estate data, expanding digital government services and continued development of regulatory frameworks.
For Dubai and Abu Dhabi, the shift comes as both markets attract increasing interest from international buyers, developers and institutional investors. Greater access to transaction data, pricing information and regulatory details is giving investors more visibility into how these markets operate.
The bigger question for property investors is what this increased transparency actually means when it comes to buying real estate in the UAE — and whether it is changing the way international capital approaches Dubai and Abu Dhabi.
Why Real Estate Transparency Matters to Investors?
Real estate is one of the world's largest asset classes, but it is also one where information can vary considerably between markets.
Investors need reliable answers to basic questions before committing capital:
What are comparable properties selling for? How have prices changed? What are current rents?
What regulations apply?
How easily can ownership and transaction information be verified?
What are the costs involved in buying, financing or selling an asset?
This is where transparency becomes important.
The 2026 GRETI evaluates markets across areas including market fundamentals, performance measurement, regulatory and legal frameworks, transaction processes, sustainability and governance.
The latest index covers 88 countries and 146 city markets, using 260 individual transparency measures.
The relationship between transparency and investment activity is particularly notable. JLL reports that transaction volumes in the world's 13 "Highly Transparent" markets increased by 64% over the past two years, outpacing the rest of the world by 20 percentage points. These markets now account for 56% of global income-producing real estate and more than 80% of direct investment.
This does not mean transparency alone determines whether a property will perform well. Location, pricing, supply, demand, financing conditions and the individual asset remain critical. However, greater transparency can give investors a stronger foundation for evaluating those factors.
How Dubai and Abu Dhabi Have Improved?
The UAE's progress reflects years of investment in digital infrastructure, government services and real estate regulation.
Dubai has been particularly active in making property information more accessible. JLL identifies the Dubai Land Department (DLD) as a leader in providing real-time, publicly accessible real estate data. This gives investors greater visibility into market activity and supports more informed analysis of transactions and pricing.
For a property buyer, access to reliable market information can make a practical difference.
Instead of looking at a property's asking price in isolation, investors can compare it with broader market activity, examine comparable transactions and assess how a particular area has been performing. This is especially relevant in a market such as Dubai, where different communities and property types can experience very different levels of demand.
Abu Dhabi has also been strengthening its digital real estate infrastructure and regulatory framework. The emirate's continued development of digital property services is part of a wider effort to make transactions and property information more accessible.
The result is not that every investment decision becomes simple. Rather, the amount of information available to support that decision continues to improve.
A Significant Shift for International Investors
The UAE's progress is particularly relevant because Dubai and Abu Dhabi have become increasingly international property markets.
Investors may be purchasing from outside the UAE, managing assets remotely or comparing Dubai with established markets in Europe, Asia or North America.
In these situations, access to reliable information becomes even more important.
Transparency can reduce information gaps between local and international participants. It can also make it easier for overseas investors to conduct preliminary research before travelling, engaging an advisor or committing capital.
This matters for private investors as well as larger institutions.
Family offices, private wealth investors, developers and international funds increasingly expect markets to provide clear information, digital processes and defined regulatory frameworks. The 2026 GRETI shows that improvements in these areas are happening across several emerging markets, including the Gulf.
The UAE is Part of a Wider Gulf Trend
Dubai and Abu Dhabi are not improving in isolation.
JLL identifies Saudi Arabia, Dubai, Abu Dhabi and Qatar among the markets that have made significant transparency gains over the past decade.
The report points to government digitisation, new regulations and improvements in market data as important drivers of this progress.
Saudi Arabia, for example, is expanding government digitisation under Vision 2030, including centralised databases covering rents, sales prices and transaction volumes.
The broader pattern is important for international investors. Across the Gulf, governments are investing heavily in digital infrastructure and regulatory systems as their economies become increasingly integrated with global capital markets.
For the UAE, this reinforces Dubai and Abu Dhabi's position as markets competing not only regionally, but also for international investment.
Transparency Does Not Mean Every Investment Is Low Risk
It is important to put the GRETI findings into context.
A more transparent property market does not eliminate investment risk.
Investors still need to consider the location of a property, developer track record, service charges, rental demand, supply pipelines, financing costs, ownership structure, exit liquidity and the specific terms of a transaction.
Transparency simply improves the information available for making those assessments.
For example, having better transaction data can help an investor understand whether an asking price is broadly aligned with comparable sales. It does not automatically mean that the property represents good value.
Similarly, clearer regulations can reduce uncertainty around the transaction process, but investors still need to understand the rules that apply to their particular purchase.
This distinction is important. The GRETI is a measure of market transparency, not a guarantee of investment performance.
AI Is Changing How Property Investors Use Data
One of the most important themes in the 2026 GRETI is the growing role of artificial intelligence.
JLL reports that more than 90% of occupiers and investors now use AI tools, representing a significant increase since the previous index in 2024.
AI is changing how real estate professionals analyse large amounts of information. Instead of relying exclusively on manual research, investors can increasingly use technology to identify patterns across transactions, properties, locations and market conditions.
JLL itself says its proprietary platform analyses more than two million properties and transactions spanning 20 years to identify capital markets opportunities. Governments are also using advanced technology. Singapore, for example, uses a 3D digital twin to model development impacts and energy use.
For investors, the implication is straightforward: access to information is becoming increasingly important, but so is the ability to interpret it correctly.
More data does not automatically produce better decisions. Investors still need to understand what the numbers mean and whether the underlying data is relevant to the property and investment strategy being considered.
The Rise of Alternative Real Estate Assets
Another major trend highlighted by the report is the growing importance of alternative real estate sectors.
JLL notes that alternative sectors, debt markets, AI and energy are among the fastest-moving areas of transparency improvement. Data coverage is expanding beyond traditional office, residential, retail and industrial property into newer areas of real estate.
These sectors can include assets connected to infrastructure, demographic change, energy transition and technology.
However, newer property sectors often have less historical data than established asset classes. That can make valuation and comparison more difficult.
For investors exploring these opportunities, professional analysis becomes particularly important because the available information may not yet provide the same depth of historical comparison found in traditional property markets.
What this Means for Dubai Property Investors?
For someone considering property in Dubai or Abu Dhabi, the latest GRETI findings provide several practical takeaways.
Clearer market information
Greater availability of transaction and market data can help investors conduct more informed price comparisons and understand local market conditions.
More digital processes
As government and property services become increasingly digitised, investors can access more information and complete more parts of the property journey through digital platforms.
A stronger regulatory environment
Continued development of rules and processes provides greater clarity around how property transactions are conducted and regulated.
Greater international accessibility
For overseas buyers, transparent data and digital services make it easier to research a market remotely before committing to a purchase.
A market adapting to technology
The UAE's investment in digital infrastructure positions its real estate sector to take advantage of increasingly sophisticated analytical tools, including AI.
At the same time, investors should continue to assess individual properties rather than relying solely on broad market indicators.
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What Investors Should Still Check Before Buying
Even in a more transparent market, due diligence remains essential.
Before purchasing property in Dubai or Abu Dhabi, investors should examine the property's location, developer, ownership structure, transaction costs, financing terms and expected rental or resale demand.
Comparable transactions can help establish a realistic price range, while rental data can provide context for potential income. Investors should also understand service charges and other ongoing costs, particularly when comparing properties across different communities.
For overseas investors, understanding the legal and administrative process is equally important. Ownership eligibility, registration, financing, documentation and tax considerations can vary depending on the buyer and the type of property.
The growing availability of information makes this process easier, but it does not replace professional due diligence.
Invest With Greater Clarity
Greater transparency gives investors better access to market data. But turning that information into the right property decision still requires local expertise, careful analysis and support throughout the investment process.
At Azora Property, investors can access end-to-end real estate support, including property search and acquisition, investment advisory, mortgage assistance, Golden Visa guidance, property management, distressed property opportunities, and UAE banking support.
Whether you are purchasing your first property in Dubai, expanding an existing portfolio or investing from overseas, our team helps you evaluate locations, compare opportunities, understand financing options and navigate the purchase process with greater clarity.
Explore Dubai and Abu Dhabi property opportunities with a team that can support you from research to acquisition and beyond.