Outlook for the Luxury Property Market in 2026: Trends, Hotspots and Yield
Neginski analysts explain why prime property is still in demand in 2026, what buyers are looking for now and where it may be worth investing.
Buyers of prime property now focus on security, privacy, service and well-developed infrastructure
Real estate expert, CEO of Neginski
At a Glance
In 2026, prime property remains one of the most resilient options for buying overseas. Buyers are interested not only in trophy locations, but also in investment metrics: liquidity, yield and growth drivers.
Among the locations attracting demand for overseas prime property are the UAE and Thailand.
In the UAE, investors are drawn by high liquidity, the possibility of obtaining a residency visa through property purchase and steady demand for high-budget homes. In 2026, Dubai is expected to see moderate growth, while Abu Dhabi may show stronger momentum, though mainly in selected locations such as Yas Island and Saadiyat Island.
Thailand attracts property investors with its relatively stable geopolitical position, low currency volatility and the use of guaranteed return programmes and rental pool schemes. In 2026, the prime property markets of Phuket and Samui are likely to remain resilient even as supply increases, because demand for resort property continues.
The right destination depends on the investor’s objective. For capital protection, Abu Dhabi and Phuket may be more suitable. For passive income, Abu Dhabi, Dubai, Samui and Phuket stand out. For relocation and lifestyle, Abu Dhabi and Samui are among the stronger options.
What's Happening in the Prime Property Market in 2026
In 2026, demand for prime property is becoming more rational. For many years, it was shaped around trophy addresses. Now, for investors, the fame of a location matters less on its own.
Today, buyers focus on more meaningful metrics:
liquidity on resale
presence of a recognised brand
quality of management
the ability to generate income and provide additional benefits
Prime property is no longer just a status symbol. It has become a fully fledged investment instrument.
At Neginski, we focus on two overseas prime property markets:
1. The UAE. The Emirates remain a global investment hub that continues to attract international capital. Dubai appeals because of its prestige for both living and income generation, investor confidence, safe-haven status and tax advantages.
Demand for prestige property here therefore remains steady. According to CBRE, branded residences in Dubai were priced, on average, 64% higher than non-branded equivalents in 2025. This segment is expanding rapidly.
2. Thailand. Thailand serves a different purpose. First and foremost, it is a market for buying a second home by the sea. Buyers here value privacy and the ability to delegate property management while earning passive income.
The property markets of Samui and Phuket offer turnkey projects, including fully furnished apartments with guaranteed returns under agreements with developers for two to five years. In practice, this creates a ready-made business model that allows owners to focus on leisure rather than rental operations, which is one reason it appeals to buyers in the prime segment.
Below, we look at the current trends shaping overseas prime property.
5 Trends in Prime Property in 2026
In 2026, investors in prime property are no longer impressed by a high price alone. What matters is whether that price is justified. The asset needs clear drivers of capital growth and stable demand from both tenants and buyers. Below, we explain which formats best reflect this shift.
Branded residences
A brand gives a project a recognisable name along with a defined architectural, service and management standard. These projects often have their own tenant base and attract buyers from around the world. That can support occupancy and estimated yield.
In 2022, Nobu Hospitality and Aldar announced a collaboration to create a five-star hotel and branded residences in Abu Dhabi. The launch is scheduled for 2026.
In Dubai, branded residences form a distinct asset class and are one of the key pillars of the premium residential sector. In Abu Dhabi, this trend is supported by the shortage of supply on Saadiyat and Yas islands. Major branded projects in the Emirates include developments associated with Nobu, Autograph Collection, Franck Muller and BEYOND.
Thailand is also following the branded property trend. According to C9 Hotelworks’ June 2025 report, Phuket has the largest stock of branded residences among Asia’s resort destinations, with 3,201 apartments and villas across 24 projects. The island’s best-known names include Laguna, The Standard, InterContinental, Dusit and Banyan Group.
Urban penthouses with well-developed infrastructure
Prime buyers increasingly choose residential developments where daily life is already taken care of: parks, shops, healthcare, sports facilities and spaces for rest and recovery. That is why demand is shifting towards districts where residents can live comfortably without depending on a car every day or spending hours moving around the city.
In Dubai, a branded Four Seasons project offers extensive in-house infrastructure, from spas and pools to a golf simulator and cigar lounge
In both the UAE and Thailand, higher-specification projects usually include swimming pools, spas, gyms, workspaces and leisure areas as standard. In developments with a higher specification, this may be expanded with wine and cigar rooms, children’s play areas, billiards rooms, laundry services, pet grooming and other lifestyle services.
Homes by the sea
Waterfront homes remain in demand because supply is limited, which tends to support liquidity both on resale and in the rental market. There are simply fewer of these units than most other formats, which helps them retain value even when new supply enters the market.
In Laguna Phuket, homes located three to five minutes from the beach generated 27% more income than properties without direct sea access, according to AirDNA’s 2025 report
In the UAE, demand is concentrated in projects by the sea, canals and marinas, where buyers gain not only a home but also access to promenades, beaches, yacht berths, restaurants and walking areas. In Dubai, such projects are found on Palm Jumeirah, Jumeirah Bay Island, Emaar Beachfront, Dubai Creek Harbour and Dubai Islands. In Abu Dhabi, they are concentrated on Saadiyat Island, Yas Island and Al Raha Beach.
In Thailand, the same role is played by first-line beachfront residences and homes in bays with quality beaches, particularly in Phuket and Samui. For buyers, this is not only a matter of comfort but also a clear ownership scenario: use the property personally, let it on a short-term basis or resell it later as a scarce asset.
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Resort residences
This category includes turnkey apartments and villas with designer interiors, pools and bars within the development, plus an in-house property management company offering five-star service. This format allows the owner to spend a few weeks a year at the property and receive steady rental income for the rest of the time without being involved in operations.
Developers in Phuket and Samui offer guaranteed return programmes and rental pool schemes, under which investors may receive fully passive income starting from 5% per annum
In 2026, this format is widespread across destinations with strong tourist flow, including Dubai, Abu Dhabi, Phuket and Samui.
Private villas and apartments
Another resilient trend is villas, townhouses and boutique developments with a limited number of units. In this segment, the buyer is paying not just for more space, but also for privacy, lower density, quiet surroundings and greater control over their personal environment.
At Manor Villas in Phuket, buyers are offered fully private three- and four-bedroom villas with a pool, terrace and garage. Plot sizes range from 472 m² to 1,200 m². Prices start from $770,000
Dubai is a tourist city, so development density is relatively high. Even so, there are areas with low-rise projects containing fewer than 30 apartments. Abu Dhabi offers more private projects, often with density constrained by the proximity to the water.
Phuket and Samui are also popular with tourists, yet they remain more private destinations because large parts of both islands are limited by nature reserves, beaches and bays. Many projects here consist of just 10 to 12 villas, each with its own plot and private pool.
Outlook for the UAE Prime Property Market
The UAE is one of the most active property markets in the world. In Q1 2026, Dubai recorded 44,100 transactions, while Abu Dhabi saw 13,500. Investors are drawn by high liquidity, the possibility of obtaining a UAE residency visa through property ownership and steady demand for high-budget homes.
Below, we explain what is happening in the prime residential markets of Dubai and Abu Dhabi in 2026 and how they may perform over the coming year.
Dubai
In 2025, the average value of premium and luxury property in Dubai rose by 16% year on year. According to Knight Frank, the city recorded 500 transactions involving homes priced above $10 million in 2025, with a combined value of $9.05 billion. Of these, 68 transactions involved properties worth more than $25 million. This shows that demand in Dubai’s prime market is active not only in the broader premium segment but also at the very top end of the budget range.
In 2024, Dubai Islands ranked fourth among the best-selling waterfront locations, according to DXB. In 2026, demand in the area is continuing to grow
Demand in Dubai’s prime segment is concentrated in the following locations:
Palm Jumeirah and Jumeirah Bay Island — thanks for their waterfront setting and limited supply;
Dubai Hills — because of its green environment and family infrastructure, including golf, shopping centres, schools and nurseries;
Downtown — because of its central position next to Dubai’s key business hub;
Dubai Islands — because it is a coastal area where prices are rising quickly.
Emaar is widely regarded as Dubai’s leading premium developer. Rather than building isolated residential schemes, it develops entire master communities, where homes and infrastructure follow a single design language and concept.
According to Neginski’s internal analysis, prime property prices in Dubai are likely to continue growing at a stable pace in 2026. Given the current geopolitical backdrop, growth may not be as strong as it was over the previous five years. Still, for buyers with a long investment horizon and a focus on maximum capital growth, we would highlight Meydan Horizon, Dubai Islands, Dubai Creek Harbour, Dubai South, Al Satwa and Dubai Healthcare City. These are the areas entering a new stage of development: learn more in the article Property in Up-and-Coming Areas of Dubai | Neginski Real Estate
Abu Dhabi
Abu Dhabi is a smaller and more concentrated prime property market, where demand is focused on a limited number of locations, especially Saadiyat and Yas islands. In Q1 2025, Saadiyat became the emirate’s leading area by transaction volume, at over $2.48 billion, while Yas ranked second with $1.6 billion in transactions.
Demand is supported by a shortage of quality supply, which is why premium projects often sell out within hours. For example, in January 2025, Aldar sold out the Manarat Living 3 project on Saadiyat within a single day, generating AED 940 million, or $256 million, from 400 apartments. At the same time, 72% of transactions came from expatriates and overseas buyers.
Saadiyat has entered the top 50 beaches in the world in The World's 50 Best Beaches ranking – for its white sand, turquoise water, eco-friendliness, transport and pedestrian accessibility, and wildlife – such as dolphins and rare species of turtles
Because Abu Dhabi is a growing market that only began expanding rapidly in 2019, Neginski analysts believe property values here may rise faster than in Dubai. In H1 2025 alone, the price per square metre increased by 14.4%.
Prime property prices in Abu Dhabi may grow more strongly in 2026 where the project selection is right. The most liquid options are waterfront projects by Aldar. In Neginski case studies, some investors achieved capital growth of up to 77% when buying property from this developer. More details in the article: Emaar vs Aldar: Which Developer Should You Choose in the UAE for Investment? | Neginski Real Estate
Outlook for the Thailand Prime Property Market
Thailand attracts property investors with an economy that has remained resilient during global crises. As the country does not align itself with military tensions between the US and China and follows a policy of neutrality, the Thai baht has shown relatively low volatility. This helps preserve the real value of property and rental income.
Below, we explain what is happening in the prime property markets of Phuket and Samui in 2026 and what may lie ahead over the next year.
Phuket
Phuket remains the country’s leading resort market. According to Neginski’s internal analysis, rental yield on the island averages 7% to 12% per year, while capital growth is typically in the 5% to 10% range depending on the entry stage, management format and scarcity of the asset.
In Phuket’s prime segment, two locations stand out:
1. Laguna Phuket. A large resort cluster covering more than 400 hectares, with five-star hotels, a golf course, spas, restaurants and its own line of branded property.
2. Kamala. Home to Millionaire’s Mile, where high pricing is supported by sea views, privacy and a shortage of plots for development.
The famous ‘Millionaires' Mile’ in the Kamala area includes luxury villas, Michelin-starred restaurants and the legendary Cafe Del Mar
Demand for rentals in these locations is driven by international hotel brands. Bangtao and Laguna host hotels operated by Banyan Group, while Kamala is home to an InterContinental resort. New projects by Dusit and The Standard are also entering the market.
According to Neginski analysts, Phuket’s prime property market is likely to continue growing at a moderate pace in 2026. The main upside may come from properties with rare infrastructure, five-star service and a coastal location. Projects with many direct comparables across the island are less likely to deliver strong capital growth.
Samui
Samui is smaller in scale than Phuket, but it benefits from privacy and a more intimate leisure format. According to C9 Hotelworks, Samui’s property market was valued at THB 30.3 billion, or about $942 million, in 2025. Most of the supply is concentrated in Bophut, Maret and Maenam, which together account for 85% of the island’s total residential market value.
Maenam Beach stretches up to 6 km and is surrounded by coconut palms and large golden sand, making it comfortable for relaxation
Samui offers both buyers and tenants a high degree of privacy, quiet surroundings and low-density development. The key premium locations here are Bophut, Maenam, Lamai and Choeng Mon. In these areas, demand is focused on villas and boutique projects rather than large-scale resort quarters.
According to Neginski internal analysis, strong assets on Samui may deliver estimated rental yield of 8% to 14% per year, with annual capital growth of 4% to 8%.
In 2026, Samui’s prime property market is expected to remain resilient even as villa supply grows, because demand for private and tranquil holidays is growing in parallel.
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Preservation in Dubai or Phuket
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UAE or Thailand: Which Should Prime Property Investors Choose?
The right choice depends on the investor’s objective. The table below shows which type of demand is best matched by property in Thailand and the UAE.
How to Choose a Prime Property Investment Location Based on the Investor’s Goal
| Goal | What matters | Best fit |
|---|---|---|
|
Capital preservation |
Scarcity of quality supply and high liquidity with limited exposure time. |
In the UAE: Abu Dhabi; |
|
Passive income |
Tourist or city demand, premium service, a reliable property management company and a popular location. |
In the UAE: Abu Dhabi or Dubai; |
|
Relocation and lifestyle |
A comfortable daily environment, privacy and infrastructure. |
In the UAE: Abu Dhabi or Dubai; |
This is not a universal formula, but a practical reference point based on the current geopolitical backdrop, market demand, tourist flow and the quality of supply in each destination.
In the prime segment, the country itself matters less than the combination of four factors:
Developer: reputation, delivery track record, quality of completed projects, mechanisms for protecting the buyer’s funds and the real speed of sales
Location: development plan for the area, including transport, new cultural destinations, retail and hotel infrastructure
Project: the presence of a brand, a property management company, scarcity of supply, infrastructure mix and the absence of direct competitors nearby
Ownership strategy: personal use, letting through a property management company, seasonal rental, assignment before completion or resale after handover
Selecting a project for a specific investment goal means more than just choosing a property. It means checking the ownership scenario, entry price, exit liquidity and the negotiating position with the developer. At Neginski, we help buyers find the right option for their objective and budget, negotiate stronger terms with the developer and support them throughout the entire transaction cycle.
About the Author & the Company
Andrey Neginskiy
Real estate expert, CEO of Neginski
This article was prepared by the Neginski team — an international real estate agency with teams in the UAE, Phuket and Moscow. We support clients at every stage, from clarifying goals and selecting a project to completing the purchase and managing the property.
We work with 300+ developers, get early access to off-market launches, source rare listings and negotiate discounts. More than 30% of our clients come back for repeat purchases. Learn more about us.
Disclaimer
The information in this article is for general guidance only and does not constitute individual legal, investment or immigration advice. Property purchase terms, instalment plans, mortgage financing, rental and resale rules in UAE and Thailand depend on the specific project, developer, bank, property status and the buyer’s individual profile.
UAE laws and regulatory requirements may change. Before making any decisions, we recommend getting personalised advice and confirming the latest terms with the Dubai Land Department (DLD) and Thai Land Department, the developer, the bank or licenced advisors.
Sources
This article is based on publicly available data, Neginski’s analysis and the team’s hands-on experience.
Links:
About Neginski | International Real Estate Investment Agency
Property in Up-and-Coming Areas of Dubai | Neginski Real Estate
Emaar vs Aldar: Which Developer Should You Choose in the UAE for Investment? | Neginski Real Estate
Asia-Branded-Residences-Market-Review-June-2025.pdf
Abu Dhabi Real Estate Centre reports 160.7% growth in transactions in Q1 2026 | Emirates News Agency
Dubai’s residential property market posts 44,100 transactions in Q1
Record-breaking 500 US$ 10 million+ homes sell in Dubai during 2025
Abu Dhabi Real Estate Centre records AED51.7bn+ in real estate transactions in H1 2025
FAQ
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A strong prime asset usually combines all three: limited supply in a good location, quality views and a recognised brand or operator. If one factor has to come first, location remains the priority. However, without service and management, even a well-located asset may turn out to be illiquid.
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Dubai’s market continues to show resilient demand, with supply and demand growing broadly in parallel. At the same time, scarce lots tend to rise in price faster than assets exposed to stronger competition.
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Both scenarios are possible. Rental demand in Phuket is supported by a steady tourist flow, while the island’s privacy supports demand for longer-term living among expatriates and local residents.
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The yield shown in developer marketing materials often differs from real performance because it does not include one-off and ongoing costs such as taxes, fees, utilities and service charges.
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Yes. Rental rates in branded projects are often 10% to 20% higher than in comparable projects without a recognised brand or established operator.
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The main mistake is buying a property for status without calculating the ownership strategy. As a result, the asset’s investment potential remains unrealised.
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If a project is not in a sought-after location, has many direct competitors, lacks service, management and quality architecture, then it does not belong to the prime segment. A buyer or tenant is unlikely to see real value in it.
