RERA Rental Increase Calculator: How to Check If Your Landlord’s Raise Is Legal

Subheadline: For Dubai tenants and landlords who need to know whether a proposed rent increase is legal: how the RERA Rental Increase Calculator works, the exact tiered caps under Decree No. 43 of 2013 (from zero up to 20 percent), how the 2025 Smart Rental Index changed the numbers, and what to do when a landlord raises rent beyond the limit.

In Dubai, your landlord cannot raise your rent by any amount they choose. The permitted increase is fixed by a tiered formula in Decree No. 43 of 2013, and it depends on one thing: how far your current rent sits below the average market rent for a comparable property, as measured by the RERA Rental Index. If your rent is less than 10 percent below the market average, no increase is allowed at all. From there the caps step up in bands: 5 percent, 10 percent, 15 percent, and a maximum of 20 percent only when your rent is more than 40 percent below market. The RERA Rental Increase Calculator on the Dubai Land Department website and the Dubai REST app runs this exact calculation for you in under a minute.

This guide shows you how to use that calculator step by step, sets out the full tier table so you can check any proposed increase yourself, and explains the 90-day written notice rule that a landlord must follow before renewal. It also covers what changed when Dubai launched the Smart Rental Index in 2025, when an increase is prohibited outright, and the exact route to challenge an illegal raise through the Rental Disputes Center. This is the dedicated calculator and legal-caps deep dive; for the wider framework of what you are entitled to, see our guide to RERA tenant rights in Dubai.

The Legal Caps: How Much Can Your Landlord Increase Rent in Dubai

The whole system rests on a single comparison. RERA maintains an average market rent for every property type in every area of Dubai. Your permitted increase is not a flat percentage; it is a function of the gap between what you currently pay and that market average. The bigger the gap, the more your landlord may raise the rent, but never beyond the band you fall into. If you are already paying at or near market rate, the answer is simple: your landlord cannot increase the rent at renewal at all.

Answer Block: How Much Can a Landlord Raise Rent in Dubai?

Under Decree No. 43 of 2013, the maximum rent increase depends on how far your current rent is below the RERA market average. If it is less than 10 percent below, no increase is allowed. If 11 to 20 percent below, up to 5 percent. If 21 to 30 percent below, up to 10 percent. If 31 to 40 percent below, up to 15 percent. If more than 40 percent below, up to 20 percent.

The following table is the core of the entire system. Print it, screenshot it, or keep it open when your renewal notice arrives. The percentage in the right-hand column is the absolute maximum, and it is applied to your current rent, not to the market benchmark. A landlord may always offer less than the cap, or nothing, but may never exceed it.

How far your current rent sits below the RERA market average	Maximum permitted increase at renewal	What it means in practice
Up to 10% below (or at/above market)	0%, no increase allowed	You are paying close to fair market rate. The landlord cannot legally raise the rent.
11% to 20% below	Up to 5%	A modest correction toward market rate is permitted.
21% to 30% below	Up to 10%	Your rent lags the market noticeably; a larger step is allowed.
31% to 40% below	Up to 15%	A significant gap between your rent and current market levels.
More than 40% below	Up to 20% (the ceiling)	The single largest legal increase possible in one renewal.

A worked example makes the mechanics clear. Suppose you pay AED 80,000 a year and the RERA calculator returns a market average of AED 100,000 for your unit. Your rent is 20 percent below market, which places you in the 11 to 20 percent band, so the maximum increase is 5 percent, or AED 4,000, taking your new rent to AED 84,000. If the market average were instead AED 120,000, your rent would be roughly 33 percent below market, moving you into the 31 to 40 percent band and a 15 percent cap. The gap decides everything, which is why running the actual numbers matters more than assuming.

How the RERA Rental Index and the 2025 Smart Rental Index Work

The RERA Rental Index is the dataset that defines “market average” for every area and property type in Dubai. For years it worked on broad geographical zones: all comparable units in a district shared a similar benchmark, regardless of the specific building’s age, quality, or amenities. That meant a tired 20-year-old tower and a brand-new development on the same street could be treated almost identically. In January 2025 the Dubai Land Department replaced this with the Smart Rental Index, which introduced a building-level star rating.

Under the Smart Rental Index, each residential building is rated from one to five stars based on more than 60 criteria, including structural quality, age, maintenance, location value, and amenities such as parking, security, and community facilities. The rating applies to the whole building, not the individual unit. The effect on your calculation is direct: two identical two-bedroom apartments in the same community can now carry different market benchmarks if one sits in a five-star building and the other in a two-star one. The index sets the market average; the Decree 43 tiers then convert your gap to that average into a permitted increase.

Answer Block: What Is the Dubai Smart Rental Index?

The Smart Rental Index, launched by the Dubai Land Department in January 2025, is an upgraded version of the RERA Rental Index that rates each residential building from one to five stars across more than 60 criteria. It produces more precise market averages by reflecting a building’s quality and amenities, not just its district, which then feeds the Decree 43 rent-increase calculation.

For tenants, the practical takeaway is that the benchmark against which your rent is judged is now more specific to your actual building. A well-maintained, highly rated building will show a higher market average, which can slightly widen the gap your current rent sits below and, in some cases, permit a larger increase. A lower-rated building shows a lower benchmark. Always run the calculator against your own unit rather than relying on what a neighbor in a different building pays.

How to Use the RERA Rental Increase Calculator: Step by Step

The official calculator is free and takes about a minute. You can reach it two ways: through the Rental Index service on the Dubai Land Department website, or through the Dubai REST app, which is free on iOS and Android. Both run the same underlying index and return the same result. You do not need to log in to check a benchmark on the website, though the app experience is smoother if you already use it to manage your Ejari.

What actually happens: you select your property type and enter a handful of details about your unit, then the calculator returns two things at once: the average annual market rent for a comparable property, and a clear statement of whether an increase is permitted and, if so, up to what percentage. It does the Decree 43 tier lookup for you, so you do not have to work out which band you fall into by hand.

Step	What you do	What to have ready
1. Open the calculator	Go to the Rental Index page on dubailand.gov.ae or open the Dubai REST app and select “Rental Index” (also labeled “Inquiry about the Rental Index”).	A phone or computer with internet access.
2. Select property type	Choose the category (residential, commercial, or industrial) and type (apartment or villa).	Know whether your unit is an apartment or villa.
3. Enter the unit details	Select your area or community, the number of bedrooms, and the contract expiry (end) date.	Your tenancy contract or Ejari certificate for the exact area name and dates.
4. Enter your current annual rent	Type your current annual rent in AED, then submit or click “Calculate.”	Your current rent figure from the contract.
5. Read the result	The tool shows the market average rent and whether a legal increase applies, with the maximum percentage.	Screenshot the result to keep as evidence for any negotiation or dispute.

If you have your Ejari contract number handy, the app can shortcut the process: entering the contract number pulls your unit details automatically instead of you selecting them one by one. If you have not registered your lease yet, or want to confirm your details are correct, see how to download your Ejari and track its online status first, since the area and unit data on the certificate is exactly what the calculator relies on.

The 90-Day Notice Rule: When a Landlord Can Legally Propose an Increase

A legal rent increase is not only about the percentage. The landlord must also follow the notice rule. Under the framework of Law No. 26 of 2007 as amended and Decree 43 of 2013, a landlord who wants to change any term of the tenancy at renewal, including raising the rent, must give the tenant written notice at least 90 days before the contract expiry date, unless both parties agree otherwise. This is the same rule that applies to any material change to the lease.

Answer Block: How Much Notice Must a Landlord Give to Raise Rent in Dubai?

A landlord must give at least 90 days’ written notice before the tenancy contract expires to propose a rent increase, under Decree 43 of 2013 and Dubai tenancy law. If proper notice is not served within that window, the tenant has the right to renew at the existing rent for another term. Notice can be given by registered mail, email, or through the Ejari system.

The consequence of a missed deadline is significant and often overlooked. If your landlord serves notice with fewer than 90 days remaining, or serves no notice at all and simply presents a new higher figure at renewal, you are entitled to renew on the existing terms, at the same rent, for the next term. The 90-day clock is a hard requirement, not a formality. Keep the dated notice, whether it arrived by email, registered mail, or through Ejari, because the date of receipt is what determines whether the notice was valid. For the mechanics of your underlying lease, our guide to the Dubai tenancy contract essentials explains what a compliant renewal should contain.

When a Rent Increase Is Prohibited Outright

Several situations remove the landlord’s right to raise the rent entirely, regardless of what the market average shows. Knowing these protects you from paying an increase you never owed. The most common is simply that your rent already sits within 10 percent of the market average, which places you in the zero-percent band. Beyond that, procedural failures and timing rules also block an increase.

• Your rent is at, above, or within 10 percent of market average. The calculator returns a zero-percent cap and no increase is legal.
• The landlord missed the 90-day notice window. Without valid, timely written notice, you renew at the existing rent.
• Less than a full term has passed. Rent may only be reviewed at renewal, not mid-contract. A landlord cannot raise rent during a running fixed term.
• The increase exceeds the Decree 43 cap for your band. Any amount above the permitted percentage is unenforceable, even with proper notice.

A frequent point of confusion is the “first year” question. In practice, RERA generally does not permit a rent increase within the first year of a new tenancy, because the index-based review applies at renewal after a full term. This is why a tenant in the first year of a lease can usually disregard a mid-year demand for more rent. If your situation involves the landlord trying to end the tenancy rather than simply raise the rent, the rules are different again; see our explainer on the landlord eviction notice and the 12-month rule. If you would rather leave than pay a lawful increase and your current term has not yet ended, the notice you owe and any penalty are set out in our guide to breaking a lease early in Dubai.

What to Do If Your Landlord Raises Rent Illegally

If the calculator shows that a proposed increase exceeds your legal cap, or the landlord ignored the 90-day notice rule, you do not have to accept it. Start with the calculator result in writing. Send the landlord a polite message stating the official market average, the band you fall into, and the maximum permitted increase, attaching the screenshot. Many disputes end here, because the landlord realizes the demand is unenforceable and the figure is not one they invented but one the Dubai Land Department itself published.

If the landlord refuses to back down, the formal route is the Rental Disputes Center (RDC), the judicial body under the Dubai Land Department that hears landlord-tenant cases. You file a case online, pay a registration fee of 3.5 percent of the annual rent (with a minimum of AED 500), and upload your Ejari contract, Emirates ID, the tenancy agreement, the renewal notice, and the calculator screenshot. The RDC applies the same Decree 43 tiers and can order the tenancy to continue at the legal rent. Our detailed walkthrough of the RERA complaint and Rental Disputes Center process covers filing, fees, and timelines in full.

Dubai vs Abu Dhabi vs Sharjah: Rent Increase Rules Compared

The RERA calculator and the Decree 43 tier system are specific to Dubai. Each emirate sets its own rent-increase rules, and they differ substantially, so a tenant moving between emirates should not assume the Dubai formula applies. Abu Dhabi and Sharjah use flat rules rather than a gap-to-market index, and both are worth knowing if you are comparing where to rent.

Emirate	Rent increase rule	Notice / timing
Dubai	Tiered 0% to 20% based on how far current rent sits below the RERA market average (Decree 43 of 2013).	90 days’ written notice before renewal; increase only at renewal.
Abu Dhabi	Annual increase capped at 5% on renewal under the Department of Municipalities and Transport rules.	Typically 60 days’ (two months’) written notice before expiry.
Sharjah	No increase permitted in the first 3 years of a tenancy (Law No. 5 of 2024); after that, increases are restricted and reviewed periodically.	Increase blocked for the first three years; further increases spaced out thereafter.

These figures for Abu Dhabi and Sharjah are current at the time of writing but sit outside the Dubai authorities’ remit, so confirm them with the relevant emirate’s municipality or land department before relying on them. For any Dubai tenancy, the RERA calculator remains the authoritative tool, and the Decree 43 tiers above are the binding caps.

FAQ

How Much Can My Landlord Legally Increase My Rent in Dubai?

It depends entirely on how far your current rent is below the RERA market average. If it is less than 10 percent below, no increase is allowed. If 11 to 20 percent below, up to 5 percent. If 21 to 30 percent below, up to 10 percent. If 31 to 40 percent below, up to 15 percent. If more than 40 percent below, up to 20 percent, which is the absolute maximum. Run the RERA Rental Increase Calculator with your unit’s details to find your exact cap.

Where Is the Official RERA Rental Increase Calculator?

The official calculator is on the Dubai Land Department website under the Rental Index service (dubailand.gov.ae) and inside the free Dubai REST app for iOS and Android. Both use the same index and return the same result. You enter your property type, area, number of bedrooms, contract expiry date, and current annual rent, and the tool returns the market average and the maximum legal increase. Avoid third-party calculators for the final answer; use the official DLD tool.

How Does the RERA Rental Increase Calculator Work?

The calculator compares your current rent to the average market rent for a comparable property in your area, drawn from the RERA Rental Index. It expresses the gap as a percentage, then applies the Decree 43 of 2013 tiers to that gap to return the maximum permitted increase. The percentage is applied to your current rent, not to the market benchmark. It does the tier lookup automatically, so you see the allowed increase directly.

How Much Notice Must My Landlord Give to Increase Rent?

At least 90 days before the tenancy contract expires, in writing. If the landlord fails to give valid 90-day notice, you are entitled to renew at the existing rent for the next term. Notice can be delivered by registered mail, email, or through the Ejari system, and the date of receipt determines validity. Keep the dated notice as evidence in case of a later dispute.

Can My Landlord Increase Rent in the First Year?

Generally no. RERA’s index-based rent review applies at renewal, after a full term has passed, so a landlord usually cannot raise the rent within the first year of a new tenancy or mid-contract. Rent can only be reviewed at the renewal point, and only with valid 90-day notice. A mid-year demand for more rent during a running fixed term is not enforceable.

What Is the Smart Rental Index and How Does It Affect My Rent?

The Smart Rental Index, launched by the Dubai Land Department in January 2025, upgraded the RERA Rental Index by rating each residential building from one to five stars across more than 60 criteria such as age, quality, maintenance, and amenities. It produces market averages specific to your building rather than just your district, which can shift the benchmark used in your rent calculation. Always run the calculator against your own unit rather than a neighbor’s.

What Can I Do If My Landlord Raises Rent Beyond the Legal Limit?

First, run the official calculator and send the landlord the result in writing, showing the market average and your permitted cap. Many landlords withdraw an over-the-limit demand once they see the official figure. If they refuse, file a case with the Rental Disputes Center, paying 3.5 percent of the annual rent (minimum AED 500) and uploading your Ejari contract, Emirates ID, tenancy agreement, and the calculator screenshot. The RDC applies the same Decree 43 tiers.

Is the RERA Rental Increase Calculator Free to Use?

Yes. The calculator is a free public service from the Dubai Land Department, available on the DLD website and the Dubai REST app. You do not need to pay to check the market average or your permitted increase, and you do not need to log in to run a basic benchmark check on the website. Entering your Ejari contract number in the app speeds up the process by pulling your unit details automatically.

Does the Rent Increase Percentage Apply to My Current Rent or the Market Average?

The permitted percentage is always applied to your current rent, not to the market benchmark. For example, if your cap is 5 percent and you currently pay AED 80,000, the maximum increase is AED 4,000, taking your new rent to AED 84,000. The market average is only used to work out which tier band your gap falls into; it is not the base the percentage is multiplied against.

Do the Same Rent Increase Rules Apply Across the UAE?

No. The RERA calculator and the tiered 0 to 20 percent formula apply only in Dubai. Abu Dhabi caps annual increases at 5 percent on renewal, while Sharjah blocks any increase for the first three years of a tenancy under Law No. 5 of 2024. If you rent outside Dubai, check the relevant emirate’s municipality rules rather than applying the Dubai formula, as the caps and notice periods differ.

Official Sources

This article references information from the following official and authoritative sources:

• Dubai Land Department – Rental Index service (rent increase calculator)
• Dubai Land Department – Dubai REST app
• Dubai Land Department – Decree No. 43 of 2013 and RERA rental regulation
• Rental Disputes Center Dubai – Filing, fees, and dispute resolution
• UAE Government Portal – Housing and renting in the UAE

Information is current as of July 2026. UAE regulations, index values, and fees are subject to change, and the RERA Rental Index is updated periodically, so the market average for your unit may differ from earlier renewals. The official Arabic text of the relevant laws and decrees prevails in any conflict of interpretation. Always run the official Dubai Land Department calculator for your specific unit and verify current requirements with the Dubai Land Department and the Rental Disputes Center before accepting or contesting any rent increase.